If you expected to read the summary of the February 23, 2016, ECA Board meeting, click the link in this sentence to access that blogpost.
What follows is the Management Report made at the 2-23-16 ECA Board meeting, which is the most complete report I have seen made for an ECA Board meeting.
THE ELIZABETH CONDOMINIUM ASSOCIATION, INC.
MANAGEMENT REPORT
DATE: FEBRUARY 19, 2016
MANAGEMENT, ENGINEERING & MAINTENANCE STAFF
General Manager: Dave Ostrander
Resident Services Coordinator Bouchra
Slaoui
GHACM Vice President of Operations: Larry Hirschman
Assistant Building Engineer: Kevin
Stewart
Maintenance Mechanic Hollis
Alleyene
Maintenance
Mechanic Marcel
Straker
1.00 ADMINISTRATION
1.01 CONCIERGE PERSONNEL
Employment Applications, Resumes and
Background Checks for three candidates to fill vacant weekend concierge
positions were received by the Elizabeth Management Office from Kimberly
Webster of NFC Amenity Management on 02.17.2016 and copies were forwarded to
Board Members for review on 02.18.2016. Management
is currently determining the availability of Board Members to interview those
candidates prior to the end of February.
The current schedule of Concierge
Personnel is as follows:
Weekdays
11:00 pm-07:00 am Monday-Friday: Frank Harris
07:00 am-03:00 pm Monday-Friday: Beserat Belai
03:00 pm-11:00 pm Monday-Friday: Sami Malek
05:00 pm-11:00 pm Sunday-Thursday: Kadija Cole
Weekends
12:00 am-08:00 am Saturday-Sunday: Vacant
08:00 am-04:00 pm Saturday-Sunday: Michelene Coulbary
04:00 pm-12:00 am Saturday-Sunday: Vacant
05:00 pm-11:00 pm Friday-Saturday: Vacant
2.00 FINANCE
& INSURANCE
2.01 MONTHLY FINANCIAL REPORT
It is anticipated that financial
records will be turned over by Legum Norman to Gates Hudson Community
Management LLC (GHCM) by the end of February.
Upon receipt, GHCM will prepare the January 2016 Financial Report and
will forward it to the Treasurer and Board members for review.
2.02 MASTER
INSURANCE POLICY RENEWAL
Under the New Business portion of the Monthly
Meeting, Robin Manougian of John Manougian Insurance Agency will discuss Master
Insurance Policy renewal options that will be available to the Association once
the current policy expires in May.
3.00 OPERATIONS,
MAINTENANCE & REPAIRS
3.01 FIRE
PUMP REPLACEMENT
On 02.04.2016, Patriot Fire
Protection installed a new fire pump in the Pump Room located on the Garage
Level G1. Follow up work to install a
heavy duty flange is expected to be completed by 02.24.2016 and final
inspection by the Montgomery County Fire Marshall is expected to be scheduled
during the first half of March.
3.02 HEAT
EXCHANGER INSTALLATION
On 02.10.2016, a new heat exchanger
was lifted 19 stories to the rooftop of the Condominium Building West Wing by
mobile crane operated by Digging & Rigging Inc. Densel Company personnel then manually moved
the approximate three ton heat exchanger into the rooftop boiler room, and on
02.11.2016, the heat exchanger was lifted and set on a concrete pad that had
previously been installed for the purpose.
It is anticipated that a tie-in to the cooling tower will occur prior to
the end of February, necessitating shut down of the air conditioning system for
approximately eight hours. Subsequent to
the tie-in, controls and piping insulation will be installed, followed by
clean-up and completion of the work during the first week of March.
3.03 PHASE
TWO FIRE ALARM UPGRADE
Adcock Systems completed necessary
field work on 02.05.2016 for Phase Two of the Fire Alarm System Upgrade and
submitted construction drawings to the Montgomery Fire Marshall for review on
02.18.2016. It is anticipated that
review and approval of the drawings will take two weeks, and an onsite
Mobilization Meeting is tentatively scheduled for 03.07.2016. Onsite work is expected to take approximately
three months, with anticipated completion in mid to late June. Completion of the Phase 2 work will bring the
Association into compliance with the terms of the “The Elizabeth Condominium
Fire Protection Agreement” with Montgomery County.
3.04 VIDEO
CAMERA REPAIR & REPLACEMENT
On 02.17.2016, a Jaguar Technologies
technician reviewed issues with four malfunctioning video cameras on the Lobby
and Garage Levels of the Building, and was able to restore service to two of
them. Jaguar Technologies is expected to
provide Management with the cost for replacement of the remaining two malfunctioning
cameras prior to the Board Meeting next Tuesday evening.
3.05 GARAGE
DOOR REPAIR
On 02.18.2016, Academy Door replaced
a damaged garage door panel, as well as a guide rail and guide, on the Resident
Vehicle Garage Door, located on the West Wing of the Condominium Building.
3.06 ELEVATOR
REPAIRS
During the five year inspection
& testing of the four traction elevators in the East and West Wings of the
building, several deficiencies were noted by the Maryland Department of Labor
Licensing and Regulation (DLLR) Inspector that will require both elevators in
each wing to be taken out of service at the same time in order to perform the
necessary repairs. Pursuant to
discussions with Michael Graff, Otis Elevator Sales Representative, the
following options are available to the Association:
Option 1: Repair one elevator per day during the
mid-day hours of 10:00 am to 2:00 pm. In
an emergency, the elevator on which work is not being performed could be
released to transport a resident. Work
would be scheduled on four separate days and the Association would not incur
any charges for the necessary work.
Option 2: Repair two elevators during the hours of
11:00 pm to 7:00 am. In an emergency,
Work would be scheduled on two separate days and the Association would incur an
overtime cost of $8,944.00.
Option 3: Install hoistway screening on all three
elevator banks that would allow a mechanic to safely work in an elevator pit
with only one elevator out of service.
Installation of the screening would take approximately eight hours for
each of the two traction elevator banks, and four hours for the hydraulic
elevator bank, during which both elevators in each bank would be out of
service. In an emergency, the elevator on which work is not being performed
could be released to transport a resident.
Work would be scheduled on three separate days, and the Association
would incur a regular time charge of $13,559.00 and overtime charge of
$17,084.00.
In addition, on 02.18.2015,
Management was advised by Otis Elevator that the Association will be required
by the Maryland DLLR to install 70 escutcheon holes that are used for fireman
access to stranded elevator occupants.
Installation of the escutcheon holes will require approximately one hour
per hole, and the elevator on which work is being performed will be out of
service for approximately eight hours on two separate days. The Association will incur a cost of
$28,134.00 for this mandatory work.
For the Board’s review copies of the
various proposals are enclosed.
3.07 WORK
ORDERS
During the past three weeks
Elizabeth Condominium Engineering and Maintenance personnel, along with the
assistance of Gates Hudson Services personnel, have completed approximately 21 outstanding
common area and residential unit work orders.
Common Area Work Orders included 1) Adjustment
of door closers on Garage Levels and replacement of three malfunctioning door
closers with heavy duty closers on G1, G2 and G3 Levels of Garage; 2)
Replacement of burned out florescent lighting with energy efficient LED
lighting; and 3) Replacement of damaged ceiling tiles on G1 Garage Level, West
Lobby and First Floor of East and West Wings of Building. Residential Unit Work Orders included 1) snaking
of clogged kitchen and bathroom sinks 2) caulking of bathroom tubs, 3)
replacement of mailbox locks, 4) replacement of smoke detectors, 5) replacement
of light switches, (6) resetting of electrical breakers, and (7) turning on
heat for residents.
3.08 CORRIDOR
HVAC UNIT REPLACEMENT
The consulting firm of Mendoza,
Ribas, Farinas & Associates has submitted a proposal for design and
construction administration services associated with replacement of two
ventilation, dehumidification heating and air conditioning units serving building
corridors for the proposed fee of $15,000.00.
Walter Mendoza will discuss their proposal with the Board at the meeting
Tuesday evening, and a copy of their proposal is enclosed for the Board’s
review.
