View the official pdf version of the minutes
and are also available on the WT website.
new payment and notification software from BMC went into effect,
Sidewalk handrail installed,
Parking garage plan to clean the entire surface and seal it approved,
West side sidewalk made safer,
Mia Bella Plumbing Issue fixed.
General Meeting and Board elections held,
Jeff Ackerman elected to Board.
changed the existing Reserve Study items schedule to allow for repair of Garage upper
surface in 2019
Created a Window Policy
Graffiti tagging and bike theft reported
Continued plumbing work to isolate each riser approved and funded
Plumbing repair for 301-2 approved and funded.
Parking strip planted and trip hazard reduced
New commercial renter moved in
Window washing scheduled
BMC no longer sends paper copies of invoices and bills - now available from Tom in the office
Tagging battle continues
Installation of ADA closures for North and East ground floor doors approved
Money to install plumbing quick-drain "blow-down valves" approved to save time for plumbing work
Fan ducting on ground floor hallway replaced to allow completion of current plumbing project
Asphalt repair and seal is approved.
Emergency preparedness committee created handouts for distribution to all units
Building fire drill scheduled for September
Window inspections found a unit had a hazardous situation and owner notified - owner produced a second inspection that found that the method of securing the windows was adequate
Jeff Ackerman elected Board President to replace Jeff Ryder who is moving - notice to the building owners that a replacement member at large is needed.
Water leak caused disruption and damage to lower units and common areas - repairs made
Riser-isolating plumbing project found other issues with feeder lines and valves that needed to be
fixed so they were
Security committee formed
Christi Moore selected for Board.
Rooftop catwalk may be required for safe access for window washers and others working on the roof - original bidder for window washing refuses to do the work without more safety measures
Interior painting project put on hold to save money toward garage project
Security additions also on hold for same reason
Appeal of window hazard heard in executive session and 2nd inspection results accepted - re-inspection by licensed glass contractor required by August, 2018
Tag-resistant paint applied and seems to work - tag cleanup is now faster but still an on-going issue
Heat pump and ducting approved by Board and installed on 201 deck
Bike stolen
Temporary patch applied to garage upper level to protect what's left of the wear surface until removal and replacement in 2019
Prospective new owner has a bull mastiff [>100 lb] dog and owner/seller challenges the written pet policy's legality - there is no mention of a size or breed of dog restriction in the by-laws so there cannot be one in the Policies,
Pet policy size/breed limit is retired to avoid legal costs.
Garage repair engineering contract signed
Pet policy and window policy sent to lawyers for review and suggestions on verbiage/actions needed to bring in line with bylaws.
3% HOA dues increase approved by Board
Pet policy verbiage returned from lawyer and voted to send out to all owners a.document with the current bylaw verbiage [lined out] and new verbiage [in brackets] to show changes along with mail-in ballot to authorize the bylaw change
Incidental plumbing costs have increased due to multiple partial blockages in hot water flow, first guess for building-wide mitigation is $65k per Tom
ADA door closure installs completed
Some plumbing work required a building-wide water shutoff
Bid for insurance coverage has been received from American Family Insurance Co. Insurance. Committee is reviewing their bid now as we wait for another two possible bids.
Winter cleanup of exterior garden spaces
Holiday chat-up
Carpet repair completed and charged to owner who spilled the paint
Presentation from the plumbers about proposed longterm remediation of water pressure issues. Cost is ~$80k - the project is approved pending funding for it found by Reserve Committee.
Insurance Committee recommends AmFam policy as it is several thousand dollars less than the single other bid submitted
Pet policy verbiage being reviewed for ADA service animal coverage & will be sent out by BMC in packet as previously specified
Plumbing expense for remediation of hot water problem in 404 unit approved
Plumbing project as approved by Board can be funded so will proceed beginning in late March and be completed on 6 consecutive Mondays as per Mia Bella's request. Some compensation to them for loss of revenue will be considered by the Board. The Board was amenable to a $1400 rent reduction but that was not finalized by a vote.
Please see the spreadsheets
Major Maintenance & Remodeling Committee
A 1-year term [to complete the slot Jeff Ryder left] and 3 regular 2-year terms -
Lauren Dame, Jean Kern, Rick Lowen [lyr], & Clyde Hom elected]
Thank Yous to Giny and Christi for their service on the Board!
Total income for 2017 was $346,916.33.
This is approx. $3,600 below the budgeted income of $350,555.
Total operating expense was $228,869.07.
This is approx. $11,300 below budgeted expenses of $240,179.
Significant savings occurred in Administrative expense, approx. $10,000, and Maintenance, approx. $3,000.
Utilities expense was slightly above budget by approx. $700.
The net operating balance was $118,047.26 versus the budgeted amount, $110,376.00.
$76,000 was transferred to our Reserve Funds. In addition,$54,647.16 was used to cover a portion of the $68,887.64 Reserve Plan Maintenance expenses.
The balance of the Reserve Plan expenses was covered by transfer of $24,000 from Reserve Funds.
The Net Balance from operations was -$2,840.38
The opening cash balance for 2017 was $2,932.71. The closing cash balance was $2,783.33
The opening balance was $124,203.09.
Contributions from the operating budget were $76,000.
Withdrawals included $24,000 transferred to the operating budget to cover Reserve Plan maintenance expenses and $120.00 to cover Morgan Stanley account fees.
In addition $6,000 was withdrawn to cover our Property/Liability Insurance premium.
This same amount was repaid to the reserves fund.
Income was $241.50.
The closing balance was $176,32459.
The total Reserve Plan Maintenance expense was $68,887.64.
The 2018 Budget includes a 3% increase in the HOA assessments.