Present at the meeting: Woody Cunningham, Jeffrey Axelrad, Judi Barth, Charles Bressler, Monique Fridell, Alexandra Kielty, Al Muller, Scott Murdoch, Mike Horan, recording secretary.
PRESIDENT’S REPORT
--ECA has reduced use of gas, electric, water. The figures show about same usage as last year. Improvements to electrical systems have helped. We haven’t seen the peak use yet. That happens in February and March. We are below budget at this time. Scott Murdoch will provide a two-year analysis of energy use. [Note: Auditor’s Report made in the December Board meeting said that for 2009 we were notably over budget by 19 percent.]
--We want to bring on board a consulting firm to evaluate our current systems. Need approval. It will include a field (onsite) inspection of windows and balcony door evaluation.
TREASURER’S REPORT
--February 2 Treasurer Monique Fridell will discuss the new audit report.
--She asked for volunteers for help in identifying whether fixed assets listed in our inventory have been fully depreciated. This will respond to Auditor’s Report made in December and answer the question about what has been fully depreciated.
--Treasurer discussed a process for undertaking such projects as window replacement. She called it a possible roadmap for how to achieve a major project.
Key Items:
• What do the bylaws say about assessments?
• Evaluating whether benefits outweigh the cost. [This isn’t explicitly a dollars and cents evaluation. This would include intangibles.]
• 75% of owners have to agree on an assessment.
• Annual budget – can we afford to pay interest, does management have the capability to handle this project, the timing, size, urgency, the staging of such a project, availability of applicable tax credits,
• Interest rates, availability of credit --- we can get money since some groundwork has been done, the structure of the deal [percent interest and payback] and the collateral needed, we need to look into Federal and State/County assistance, and we need to keep open mind.
• Need a public presentation to get owner buy in.
• Design a financing structure.
• 5-year plan needs to be updated.
• Work with legal counsel for financing.
• Responsibilities of owners.
Jeffrey Axelrad suggested if we can make owners responsible for paying for window/door replacement then would not the number of steps in the process be reduced?
Bressler suggested that owners be given the option to replace their windows at their own cost. He said the Greenbriar on Mass Ave in DC did that. He said this would avoid the assessment and need to get 75% buy in. Greenbriar owners would be given a waiver to replace windows at a later time. He suggested that we let anyone who wants to replace their windows and pay now, pay at a reduced price (it costs less to do in bulk), but for the other residents who wish to defer replacing windows and balcony doors, we get something signed that says that upon their death or the sale of the apartment, the windows and balcony doors will be replaced. [Note: later discussion about doing piecemeal window/door replacement would result in prohibitive costs to individuals doing replacement, major disruptions to residents over a much longer period of time, and windows and doors that would not be the same as technology changed over the years.]
MOTION: Approved the Treasurer’s process for major project.
OLD BUSINESS
Piping project: to be finished Feb 12.
Renovation: Hartmann Group completed documents. Need to pass inspection by Montgomery County. Bidders conference in February. Presentation to the owners in last week of February or early March.
Lock Replacement: Work will start the week of February 8. [For people who want to disable old locks because they already have a deadbolt that will cost $145.]
NEW BUSINESS
Energy RFP: hands-on field inspection of our equipment to see what needs to be replaced, when. This would be major systems (i.e. heating and cooling, windows/doors, energy usage, etc.) This will go into the 5-year plan. There was also a request to look at sub-metering/remote sensoring. Energy committee has gotten the names of three consultant firms to whom they will send the RFP. [RFP was referred to in the President’s Report.]
Judi Barth suggested that the ECA is bumping up against a deadline involving tax credits and technology that is failing, including our McQuay units. Ms. Barth asked for a two-week turnaround on answering the RFP. She wants the Board to be able to vote on a consulting firm at the next Board meeting. She said she doesn’t want to waste any more time—there would be only 10 months left to get tax credits.
MOTION: Approved RFP to get Engineering consultant.
Water detectors: The Association would buy 600; give one free of cost to each unit. Additional water detectors would cost owners at $7 each. There will be a signup [The detectors emit a loud noise and so someone has to be home to hear it.]
MOTION: Approved purchase of water detectors.
Pet Registration: Moving ahead with pet registration. Cover letter must go to everyone in condo. Mike Horan has a camera to take photos of the pet owner with his or her pet if the owners cannot provide photos. Monique Fridell instructed Mike Horan that owners provide documentation about pet inoculations.
MOTION: Approved moving ahead with pet registration.
Landscaping: still up in the air. Bressler turned design over to onsite manager Mike Horan who just went to the maintenance landscaper for a free proposal.
MOTION: Approved moving ahead to get a third proposal from a landscape designer.
Auditors: There was a general discussion about hiring new auditors, which is a good general business practice to employ new auditors after an extended period of time.
Exercise Room: The Exercise Committee continues to explore obtaining new equipment.
Sunday, January 24, 2010
Saturday, January 23, 2010
December 2009 Minutes of ECA Board Meeting
THE ELIZABETH CONDOMINIUM ASSOCIATION
4601 North Park Avenue
Chevy Chase, MD 20815
Minutes of Board of Directors Meeting December 21, 2009
Board Present:
Woody Cunningham ....................President
Alexandria Kielty .........................Vice President
Monique Fridell ...........................Treasurer
Judith Barth ................................Assistant Treasurer
Jeffrey Axelrad ............................Secretary
Charles Bressler ...........................Director
Dr. Alfred Muller .........................Director
Others present:
Scott Murdoch ............Community Manager, Legum & Norman
Tracy Geiger ................Deleon & Stang
Call to Order: Mr. Cunningham called the meeting to order at 7:35 pm.
Approval of Minutes:
MOTION
Dr. Muller moved, Charles Bressler seconded, to approve the November 16, 2009, meeting minutes. The motion passed unanimously.
President’s Report
Woody Cunningham thanked Judi Barth for her efforts in rearranging the holiday party in light of the snow storm. Woody Cunningham thanked the staff for rising to the occasion and taking the initiative in doing what needed to be done, commenting that we are fortunate to have such dedicated personnel.
Woody Cunningham mentioned that, at the last meeting, he raised the topic of appointing a committee to deal with nominations and elections and how we can encourage more of our qualified residents to run for the Board. The committee will consist of Jerry Feldman, Peg Downey, Sharon Bobb, and Karren Alenier.
Auditor’s Report
Tracy Geiger, audit manager of Deleon and Stang was present to report on, and answer questions, about the FY 2009 audited financial statements, which were to be presented to the Board for approval. We received an unqualified, “clean” opinion. Monique Fridell will schedule a presentation, anticipated to take place during January, 2010, to review the audited financials after they are approved and distributed to owners.
Tracy Geiger commented that it takes a lot of work to transition from self-management to a management company and it’s nice to hear that the work is progressing. She said that it is good that ECA received an unqualified audit opinion.
We had more payables during FY 2009. It was impressive that delinquencies were only up a little as of FYE 2009. Ms. Geiger emphasized that this compares favorably to delinquency levels at other condominiums.
Also, from a financial standpoint, our reserve funds look “pretty good.” Ms. Geiger discussed expense fluctuation. Electricity, however, was notably over budget, a 19 per cent increase, compared to a FY 2007 to 2008 increase of 6 per cent. Woody Cunningham commented that this was primarily due to rate increases.
Ms. Geiger said that the “new normal” for timing of the audit report will be this time of year, after explaining the procedures to be followed to prepare this report. Ms. Geiger responded to questions about delinquencies by saying our rate is below the industry norm, which is 3 per cent of total annual assessments. Monique Fridell advised that ECA’s delinquency rate has risen since FYE 2009 and currently is approximately 1 per cent.
Responding to Monique Fridell’s question about clearing depreciated fixed assets from ECA’s fixed asset inventory prior to the renovation, Ms Geiger explained that many of the items on ECA’s fixed asset list may not even exist anymore, and that prior to the renovation ECA may want to match the current inventory to items on the fixed asset list in order to clarify this record prior to taking on more fixed assets tied to the renovation. She stated that this would take a small team approximately one week of work to trace every item on ECA’s fixed asset list. There was considerable discussion of parking space depreciation. Ms. Geiger observed that there is no advantage to maximizing depreciation expense for condominium associations.
There being no further questions, Woody Cunningham excused Ms. Geiger, who departed.
Motion: Al Muller moved to approve the audit report and Judi Barth seconded this Motion. Passed unanimously.
Charles Bressler asked Woody Cunningham whether the Nomination and Elections Committee members were precluded from running for the Board. Woody Cunningham responded that he had discussed this explicitly and each member of the Committee understands that he/she can not remain on the Committee if he/she intends to run for the Board.
Treasurer’s Report
Monique Fridell reported that we had received an Opinion of Counsel dated 12/18/09 from Lerch Early confirming that the Bylaws provide the Board with the ability to undertake borrowings, if necessary, to fund ECA’s capital expenditures. This opinion was sought as a result of the approved motion from the November 2009 Regular Meeting.
Monique Fridell called the Board Members attention to the proposed “Reserve Expenses and Investments Processing Procedures” dated December 7, 2009 which she had prepared in conjunction with the Community Manager and which had been sent previously to each Board member. Monique Fridell provided an explanation of the proposed procedures. Monique Fridell had previously provided a copy of the proposed procedures to each Board Member. Judi Barth asked about paragraph two’s requirement that invoices be held until the end of the month. Scott Murdoch said that there should be no undue delay and, when Judi Barth expressed concern about late fees and interest penalties, Mr. Murdoch said he would endeavor to avoid late fees. Monique Fridell proposed to change paragraph two by adding “closing on or about the 22nd of each month.” Al Muller said that the names of individuals should be removed from the procedures and Judi Barth said “secretary” should also be deleted. It was also observed that “and” should be inserted between the two required signatures.
Motion: With the specified changes, Al Muller moved that the procedures be approved and Alexandra Kielty seconded the motion. Approved unanimously.
Monique Fridell then summarized the due diligence/analysis provided to Board members in her memo dated 10/16/09 regarding line of credit options (see attached memo). Jeffrey Axelrad asked whether he was correct in stating that approval of a line of credit does not mean that the Board is committing to borrowing any sum. Monique Fridell responded that this is correct, there is no commitment or intention to borrow, the purpose of the line of credit is to backup liquidity as reserves are drawn down to pay for the renovation. Monique Fridell further explained that a fee must be paid for obtaining a committed line of credit. In response to a question from Judi Barth, Monique Fridell said that any Condominium funds serving as collateral for a line of credit will continue to be fully insured by the FDIC. Al Muller asked Monique Fridell which option she viewed most favorably. She replied that the Morgan Stanley product, while requiring higher levels of collateral, offered more competitive pricing and no transaction fees.
Motion: Because of its lower costs, Al Muller moved that we obtain the line of Credit from Morgan Stanley, Judi Barth seconded this motion. Approved unanimously.
Management Report
Scott Murdoch said horizontal pipe replacement is proceeding. The emergency generator bids are due by January 20.2010. Turning to the architectural services contract. Scott Murdoch obtained two bids, from Preston Partnership Group for a total of $27,500 and NSA for a total of $15,100, both of which have been provided to each Board member. Alexandra Kielty asked about looking at replacement of pipes in the exercise room. Woody Cunningham expressed concern about the potential additional expense.
Motion: Judi Barth moved that NSA’s bid be accepted; Alexandra Kielty seconded. Passed unanimously.
New Business
Woody Cunningham said that because of the good results of the lighting project in the garage he proposes to extend to the light replacement contract to offices and other common areas. Jeffrey Axelrad asked whether the existing contract was still in progress, as far as stairwells are concerned. Woody Cunningham said it was.
Motion: Al Muller moved that the proposed contract with Derick Lighting to this effect in the amount of $12,513 be approved. Charles Bressler seconded. Approved unanimously
Woody Cunningham says that Mike Horan will report in the future about the potential for purchasing a bulk order water detectors for owners to purchase for use in their units.
Alexandra Kielty spoke about fitness room improvements. Alexandra Kielty spoke of an initial space planning contract for the exercise area.
Motion: Alexandra Kielty moved that we approve the $2600 Ad-On Services contract with Hartman Design Group. Monique Fridell seconded the motion. Judi Barth commented, in response to a query, that the proposal would not interfere with renovation. The motion passed unanimously.
Committee Reports
Landscaping: Charles Bressler reported nothing has been done yet as far as seeking additional landscape design contractors. In response to Judi Barth’s question, Charles Bressler said he would seek at least one additional bid by the next Board meeting which will require additional funding for the proposal. Jeffrey Axelrad commented that the Board needs to consider all potential bids before selecting a landscape design firm. Charles Bressler agreed. Addition discussion ensued concerning landscaping maintenance.
There was discussion of snow removal. Woody Cunningham said that we do have a contract with the same contractor who does the work for the Village. Al Muller made the point that the snow removal contract should be added to the list of contracts provided to the Board. Monique Fridell asked why the contractor did not do driveway snow removal promptly over the weekend snowstorm. After discussion, it seemed apparent that the contractor did not notify the plow driver to plow our driveway. Scott Murdoch commented that the contractor had been contacted on Friday December 18th by Management in advance of the snowstorm.
Energy: Joan Rosenbach reported that the Committee met on December 16 and submitted recommendations to Woody Cunningham regarding three engineering firms that could provide energy efficiency consulting services to ECA and recommended that the Board write an RFP for them so that a detailed energy audit and could be put out for bids by January 2010. David Drazin will be heading the Energy Committee during Joan’s absence between January and April 2010. Joan emphasized the potential value of “Cash for Caulkers” proposed legislation which may provide incentives for all kinds of energy efficiency purchases. She suggested asking our attorney to keep us apprised of this legislation and for an opinion on whether it could apply to condominiums. Joan also reminded people that CFL’s make wonderful stocking stuffers. Jeffrey Axelrad asked about caulking windows and doors and suggested that management be tasked with performing a survey of how many apartments are affected by a draft problem so that the potential for caulking to ameliorate it be ascertained. Woody Cunningham said that management should perform this task.
Social Committee: Judi Barth reported that due to Peg Downey’s leadership 248 boxes and additional gifts were supplied to So Others May Eat (SOME) for needy persons. Judi Barth also reminded everyone about our December 22 Holiday Party, rescheduled due to the weekend snowstorm.
Renovation Committee: Judi Barth reported that the proposed designs are being tweaked. The County’s approvals will be sought during January and are expected to take about one month. We will then go out to bid to at least ten contractors, all of which have partnered with the Hartmann Design Group in the past. There will then be a bidders’ conference. Judi Barth hopes that a contractor will be selected and on board by March 1 but it will probably be April 1 for the work to commence and then it is expected to take six or seven months to complete the work. We will seek two types of bids: the project as a whole, and individual pieces such as party room, bathrooms, etc. This way we may be able to benefit from volume work. Judi Barth and the committee have seen some of the finishes. Judi Barth says that Hartmann plans to make the areas inviting and to have functional (not hardwall divided) areas within the west lobby. Judi Barth provided additional, general descriptive commentary in the course of her presentation. She hopes that photographs and samples will be available for review at the February 2010 Board meeting.
Monique Fridell asked whether the Board has approved the plans that are going to the County. Judi Barth said that the June 2009 Board meeting amounted to approval. Jeffrey Axelrad reviewed and read relevant portions of the June Regular Meeting and Executive minutes and commented that no Board approval was obtained. Monique Fridell raised the issue of whether the Board actually approved a design. Woody Cunningham suggested that approval is a “technicality.” Charles Bressler said approval is not a technicality and that he has reservations about portions of the proposed designed. A discussion of details of the design ensued. Alexandra Kielty then commented that we must have approved Hartmann going forward and Monique Fridell reiterated that approval was for the HDG contract but that it seems that no vote on the proposed design product was taken. Jeffrey Axelrad said that Judi Barth’s comments about the June minutes not being accurate were not well taken in light of the care and attention each member of the Board typically gives to the draft minutes, which was followed by Board approval of the final minutes. Judi Barth said discussion took place at the Executive Session. Jeffrey Axelrad said the Executive session minutes did not reflect that and he had consistently objected, along with Al Muller, to Executive Sessions where such public matters were discussed. Judi Barth said that the Board had ignored the law for years. Jeffrey Axelrad reiterated that the Board must follow the law and, in his view, Judi Barth’s statements were not well taken. Jeffrey Axelrad also commented that he had said that he previously had asked that the Board be given options that meet its prior commitment not to exceed $1.2 million. Monique Fridell then commented that approval must follow careful attention to each detail in the plan before a vote is taken. Al Muller said that he thought that there had been some opportunity to object in June 2009. There was considerable discussion between Charles Bressler and Judi Barth about the esthetics and appropriateness of a dry bar. Woody Cunningham discussed the order in which renovation may proceed.
Motion: Al Muller moved that the design plans Judi Barth has provided at tonight’s meeting, previously presented to the Board at the June 2009 Executive session, be approved; further, that we move forward in the contractual process including obtaining bids. Alexandra Kielty seconded the motion. Considerable discussion ensued with all Board members participating. The motion carried 6-1 with Charles Bressler voting against the motion.
Monique Fridell said that it is important to observe that any future changes to the existing design plan will cost us money. Judi Barth reiterated a point that Woody Cunningham had made earlier in the discussion that, while we can decide not to do all or a portion of the refurbishment for which we have plans, we own the plans and can use them in the future.
Comments from the Floor
A resident asked whether there was an architect on any of the committees working on refurbishment. After he was informed that Alan Lockman had been a member of the refurbishment committee before moving out of the Elizabeth earlier this year, he commented he wanted to see plans he could understand and a representative from Hartmann to be available to take questions. The resident was informed by Judi Barth and Woody Cunningham that his comments were consistent with the Board’s intent and that these presentations were planned for early 2010.
A resident commented that residents should be more involved in the refurbishment process and that the Board needs more quality communication with owners.
A resident asked the Front Desk personnel be requested to call her unit when visitors are on the way to apartments. Monique Fridell noted that this has been a recurring problem over several years. Woody Cunningham concurred and repeated that this is established Board Policy. Management was asked to ensure that this is done consistently in the future.
A resident asked about the management report not being made available this month. Woody Cunningham responded that this was a “one off” event due to the Site Manager’s absence on Friday and the report will be made available very soon. It was emphasized that copies of the Management report are ordinarily available at the Front Desk prior to the Board meeting. The resident then joined in the comments about the plans for refurbishment that two prior residents had made. Some discussion of the lack of availability of all of the technical drawings ensued.
A resident commented that she is a member of the refurbishment committee interfacing with Hartmann and explained some of the procedures.
A resident commented that it’s unfortunate to see the disrespect Board members show each other. She commented that the discussions about a dry bar were too extended. The resident further commented that the condition of the building at present is “deplorable.” The resident also commented that the landscaping needs work and that the Christmas decorations seemed timid. The resident further commented that the Board and its committees are entrusted with making decisions for The Elizabeth and residents sometimes do not appreciate that necessary fact.
A resident commented about extensive dust due to façade work on the 14th and 15th Tiers. She made the point that other buildings’ contractors place a protective shield to avoid dust entering units and our contractor did not. She requested that the contractor be requested to clean up the dirt and dust in affected units. Woody Cunningham asked the resident to discuss this problem with management.
Woody Cunningham adjourned the meeting at 10:22 pm.
Respectfully submitted,
Jeffrey Axelrad, Board Secretary
4601 North Park Avenue
Chevy Chase, MD 20815
Minutes of Board of Directors Meeting December 21, 2009
Board Present:
Woody Cunningham ....................President
Alexandria Kielty .........................Vice President
Monique Fridell ...........................Treasurer
Judith Barth ................................Assistant Treasurer
Jeffrey Axelrad ............................Secretary
Charles Bressler ...........................Director
Dr. Alfred Muller .........................Director
Others present:
Scott Murdoch ............Community Manager, Legum & Norman
Tracy Geiger ................Deleon & Stang
Call to Order: Mr. Cunningham called the meeting to order at 7:35 pm.
Approval of Minutes:
MOTION
Dr. Muller moved, Charles Bressler seconded, to approve the November 16, 2009, meeting minutes. The motion passed unanimously.
President’s Report
Woody Cunningham thanked Judi Barth for her efforts in rearranging the holiday party in light of the snow storm. Woody Cunningham thanked the staff for rising to the occasion and taking the initiative in doing what needed to be done, commenting that we are fortunate to have such dedicated personnel.
Woody Cunningham mentioned that, at the last meeting, he raised the topic of appointing a committee to deal with nominations and elections and how we can encourage more of our qualified residents to run for the Board. The committee will consist of Jerry Feldman, Peg Downey, Sharon Bobb, and Karren Alenier.
Auditor’s Report
Tracy Geiger, audit manager of Deleon and Stang was present to report on, and answer questions, about the FY 2009 audited financial statements, which were to be presented to the Board for approval. We received an unqualified, “clean” opinion. Monique Fridell will schedule a presentation, anticipated to take place during January, 2010, to review the audited financials after they are approved and distributed to owners.
Tracy Geiger commented that it takes a lot of work to transition from self-management to a management company and it’s nice to hear that the work is progressing. She said that it is good that ECA received an unqualified audit opinion.
We had more payables during FY 2009. It was impressive that delinquencies were only up a little as of FYE 2009. Ms. Geiger emphasized that this compares favorably to delinquency levels at other condominiums.
Also, from a financial standpoint, our reserve funds look “pretty good.” Ms. Geiger discussed expense fluctuation. Electricity, however, was notably over budget, a 19 per cent increase, compared to a FY 2007 to 2008 increase of 6 per cent. Woody Cunningham commented that this was primarily due to rate increases.
Ms. Geiger said that the “new normal” for timing of the audit report will be this time of year, after explaining the procedures to be followed to prepare this report. Ms. Geiger responded to questions about delinquencies by saying our rate is below the industry norm, which is 3 per cent of total annual assessments. Monique Fridell advised that ECA’s delinquency rate has risen since FYE 2009 and currently is approximately 1 per cent.
Responding to Monique Fridell’s question about clearing depreciated fixed assets from ECA’s fixed asset inventory prior to the renovation, Ms Geiger explained that many of the items on ECA’s fixed asset list may not even exist anymore, and that prior to the renovation ECA may want to match the current inventory to items on the fixed asset list in order to clarify this record prior to taking on more fixed assets tied to the renovation. She stated that this would take a small team approximately one week of work to trace every item on ECA’s fixed asset list. There was considerable discussion of parking space depreciation. Ms. Geiger observed that there is no advantage to maximizing depreciation expense for condominium associations.
There being no further questions, Woody Cunningham excused Ms. Geiger, who departed.
Motion: Al Muller moved to approve the audit report and Judi Barth seconded this Motion. Passed unanimously.
Charles Bressler asked Woody Cunningham whether the Nomination and Elections Committee members were precluded from running for the Board. Woody Cunningham responded that he had discussed this explicitly and each member of the Committee understands that he/she can not remain on the Committee if he/she intends to run for the Board.
Treasurer’s Report
Monique Fridell reported that we had received an Opinion of Counsel dated 12/18/09 from Lerch Early confirming that the Bylaws provide the Board with the ability to undertake borrowings, if necessary, to fund ECA’s capital expenditures. This opinion was sought as a result of the approved motion from the November 2009 Regular Meeting.
Monique Fridell called the Board Members attention to the proposed “Reserve Expenses and Investments Processing Procedures” dated December 7, 2009 which she had prepared in conjunction with the Community Manager and which had been sent previously to each Board member. Monique Fridell provided an explanation of the proposed procedures. Monique Fridell had previously provided a copy of the proposed procedures to each Board Member. Judi Barth asked about paragraph two’s requirement that invoices be held until the end of the month. Scott Murdoch said that there should be no undue delay and, when Judi Barth expressed concern about late fees and interest penalties, Mr. Murdoch said he would endeavor to avoid late fees. Monique Fridell proposed to change paragraph two by adding “closing on or about the 22nd of each month.” Al Muller said that the names of individuals should be removed from the procedures and Judi Barth said “secretary” should also be deleted. It was also observed that “and” should be inserted between the two required signatures.
Motion: With the specified changes, Al Muller moved that the procedures be approved and Alexandra Kielty seconded the motion. Approved unanimously.
Monique Fridell then summarized the due diligence/analysis provided to Board members in her memo dated 10/16/09 regarding line of credit options (see attached memo). Jeffrey Axelrad asked whether he was correct in stating that approval of a line of credit does not mean that the Board is committing to borrowing any sum. Monique Fridell responded that this is correct, there is no commitment or intention to borrow, the purpose of the line of credit is to backup liquidity as reserves are drawn down to pay for the renovation. Monique Fridell further explained that a fee must be paid for obtaining a committed line of credit. In response to a question from Judi Barth, Monique Fridell said that any Condominium funds serving as collateral for a line of credit will continue to be fully insured by the FDIC. Al Muller asked Monique Fridell which option she viewed most favorably. She replied that the Morgan Stanley product, while requiring higher levels of collateral, offered more competitive pricing and no transaction fees.
Motion: Because of its lower costs, Al Muller moved that we obtain the line of Credit from Morgan Stanley, Judi Barth seconded this motion. Approved unanimously.
Management Report
Scott Murdoch said horizontal pipe replacement is proceeding. The emergency generator bids are due by January 20.2010. Turning to the architectural services contract. Scott Murdoch obtained two bids, from Preston Partnership Group for a total of $27,500 and NSA for a total of $15,100, both of which have been provided to each Board member. Alexandra Kielty asked about looking at replacement of pipes in the exercise room. Woody Cunningham expressed concern about the potential additional expense.
Motion: Judi Barth moved that NSA’s bid be accepted; Alexandra Kielty seconded. Passed unanimously.
New Business
Woody Cunningham said that because of the good results of the lighting project in the garage he proposes to extend to the light replacement contract to offices and other common areas. Jeffrey Axelrad asked whether the existing contract was still in progress, as far as stairwells are concerned. Woody Cunningham said it was.
Motion: Al Muller moved that the proposed contract with Derick Lighting to this effect in the amount of $12,513 be approved. Charles Bressler seconded. Approved unanimously
Woody Cunningham says that Mike Horan will report in the future about the potential for purchasing a bulk order water detectors for owners to purchase for use in their units.
Alexandra Kielty spoke about fitness room improvements. Alexandra Kielty spoke of an initial space planning contract for the exercise area.
Motion: Alexandra Kielty moved that we approve the $2600 Ad-On Services contract with Hartman Design Group. Monique Fridell seconded the motion. Judi Barth commented, in response to a query, that the proposal would not interfere with renovation. The motion passed unanimously.
Committee Reports
Landscaping: Charles Bressler reported nothing has been done yet as far as seeking additional landscape design contractors. In response to Judi Barth’s question, Charles Bressler said he would seek at least one additional bid by the next Board meeting which will require additional funding for the proposal. Jeffrey Axelrad commented that the Board needs to consider all potential bids before selecting a landscape design firm. Charles Bressler agreed. Addition discussion ensued concerning landscaping maintenance.
There was discussion of snow removal. Woody Cunningham said that we do have a contract with the same contractor who does the work for the Village. Al Muller made the point that the snow removal contract should be added to the list of contracts provided to the Board. Monique Fridell asked why the contractor did not do driveway snow removal promptly over the weekend snowstorm. After discussion, it seemed apparent that the contractor did not notify the plow driver to plow our driveway. Scott Murdoch commented that the contractor had been contacted on Friday December 18th by Management in advance of the snowstorm.
Energy: Joan Rosenbach reported that the Committee met on December 16 and submitted recommendations to Woody Cunningham regarding three engineering firms that could provide energy efficiency consulting services to ECA and recommended that the Board write an RFP for them so that a detailed energy audit and could be put out for bids by January 2010. David Drazin will be heading the Energy Committee during Joan’s absence between January and April 2010. Joan emphasized the potential value of “Cash for Caulkers” proposed legislation which may provide incentives for all kinds of energy efficiency purchases. She suggested asking our attorney to keep us apprised of this legislation and for an opinion on whether it could apply to condominiums. Joan also reminded people that CFL’s make wonderful stocking stuffers. Jeffrey Axelrad asked about caulking windows and doors and suggested that management be tasked with performing a survey of how many apartments are affected by a draft problem so that the potential for caulking to ameliorate it be ascertained. Woody Cunningham said that management should perform this task.
Social Committee: Judi Barth reported that due to Peg Downey’s leadership 248 boxes and additional gifts were supplied to So Others May Eat (SOME) for needy persons. Judi Barth also reminded everyone about our December 22 Holiday Party, rescheduled due to the weekend snowstorm.
Renovation Committee: Judi Barth reported that the proposed designs are being tweaked. The County’s approvals will be sought during January and are expected to take about one month. We will then go out to bid to at least ten contractors, all of which have partnered with the Hartmann Design Group in the past. There will then be a bidders’ conference. Judi Barth hopes that a contractor will be selected and on board by March 1 but it will probably be April 1 for the work to commence and then it is expected to take six or seven months to complete the work. We will seek two types of bids: the project as a whole, and individual pieces such as party room, bathrooms, etc. This way we may be able to benefit from volume work. Judi Barth and the committee have seen some of the finishes. Judi Barth says that Hartmann plans to make the areas inviting and to have functional (not hardwall divided) areas within the west lobby. Judi Barth provided additional, general descriptive commentary in the course of her presentation. She hopes that photographs and samples will be available for review at the February 2010 Board meeting.
Monique Fridell asked whether the Board has approved the plans that are going to the County. Judi Barth said that the June 2009 Board meeting amounted to approval. Jeffrey Axelrad reviewed and read relevant portions of the June Regular Meeting and Executive minutes and commented that no Board approval was obtained. Monique Fridell raised the issue of whether the Board actually approved a design. Woody Cunningham suggested that approval is a “technicality.” Charles Bressler said approval is not a technicality and that he has reservations about portions of the proposed designed. A discussion of details of the design ensued. Alexandra Kielty then commented that we must have approved Hartmann going forward and Monique Fridell reiterated that approval was for the HDG contract but that it seems that no vote on the proposed design product was taken. Jeffrey Axelrad said that Judi Barth’s comments about the June minutes not being accurate were not well taken in light of the care and attention each member of the Board typically gives to the draft minutes, which was followed by Board approval of the final minutes. Judi Barth said discussion took place at the Executive Session. Jeffrey Axelrad said the Executive session minutes did not reflect that and he had consistently objected, along with Al Muller, to Executive Sessions where such public matters were discussed. Judi Barth said that the Board had ignored the law for years. Jeffrey Axelrad reiterated that the Board must follow the law and, in his view, Judi Barth’s statements were not well taken. Jeffrey Axelrad also commented that he had said that he previously had asked that the Board be given options that meet its prior commitment not to exceed $1.2 million. Monique Fridell then commented that approval must follow careful attention to each detail in the plan before a vote is taken. Al Muller said that he thought that there had been some opportunity to object in June 2009. There was considerable discussion between Charles Bressler and Judi Barth about the esthetics and appropriateness of a dry bar. Woody Cunningham discussed the order in which renovation may proceed.
Motion: Al Muller moved that the design plans Judi Barth has provided at tonight’s meeting, previously presented to the Board at the June 2009 Executive session, be approved; further, that we move forward in the contractual process including obtaining bids. Alexandra Kielty seconded the motion. Considerable discussion ensued with all Board members participating. The motion carried 6-1 with Charles Bressler voting against the motion.
Monique Fridell said that it is important to observe that any future changes to the existing design plan will cost us money. Judi Barth reiterated a point that Woody Cunningham had made earlier in the discussion that, while we can decide not to do all or a portion of the refurbishment for which we have plans, we own the plans and can use them in the future.
Comments from the Floor
A resident asked whether there was an architect on any of the committees working on refurbishment. After he was informed that Alan Lockman had been a member of the refurbishment committee before moving out of the Elizabeth earlier this year, he commented he wanted to see plans he could understand and a representative from Hartmann to be available to take questions. The resident was informed by Judi Barth and Woody Cunningham that his comments were consistent with the Board’s intent and that these presentations were planned for early 2010.
A resident commented that residents should be more involved in the refurbishment process and that the Board needs more quality communication with owners.
A resident asked the Front Desk personnel be requested to call her unit when visitors are on the way to apartments. Monique Fridell noted that this has been a recurring problem over several years. Woody Cunningham concurred and repeated that this is established Board Policy. Management was asked to ensure that this is done consistently in the future.
A resident asked about the management report not being made available this month. Woody Cunningham responded that this was a “one off” event due to the Site Manager’s absence on Friday and the report will be made available very soon. It was emphasized that copies of the Management report are ordinarily available at the Front Desk prior to the Board meeting. The resident then joined in the comments about the plans for refurbishment that two prior residents had made. Some discussion of the lack of availability of all of the technical drawings ensued.
A resident commented that she is a member of the refurbishment committee interfacing with Hartmann and explained some of the procedures.
A resident commented that it’s unfortunate to see the disrespect Board members show each other. She commented that the discussions about a dry bar were too extended. The resident further commented that the condition of the building at present is “deplorable.” The resident also commented that the landscaping needs work and that the Christmas decorations seemed timid. The resident further commented that the Board and its committees are entrusted with making decisions for The Elizabeth and residents sometimes do not appreciate that necessary fact.
A resident commented about extensive dust due to façade work on the 14th and 15th Tiers. She made the point that other buildings’ contractors place a protective shield to avoid dust entering units and our contractor did not. She requested that the contractor be requested to clean up the dirt and dust in affected units. Woody Cunningham asked the resident to discuss this problem with management.
Woody Cunningham adjourned the meeting at 10:22 pm.
Respectfully submitted,
Jeffrey Axelrad, Board Secretary
Tuesday, January 12, 2010
Elizabethans Talking About Window/Door Replacement
On Jan 7, 2010, I posted an essay to this blog about the energy crisis concerning leaking windows and balcony doors in The Elizabeth that is costing unit owners huge sums of money. When I notified the associated Elizabeth Condo news group, many people contributed their thoughts on this subject. Most of the conversation boils down to: WE NEED TO REPLACE WINDOWS AND DOORS NOW AND REALIZE THE GOVERNMENT TAX CREDIT BEFORE 2010 IS OVER.
Let me first address those folks concerned with the cost of replacing windows and balcony doors. Also some other issues of how to proceed.
#1 01/08/2010
We should seek simple, efficient solutions before spending millions on new windows. Jeffrey Axelrad
#2 01/08/2010
Please read the Bylaws for Elizabeth to see if the unit owners are responsible for the replacement of the windows and sliding door. As a rule these items are the unit owners cost not the Association.
Thanks, Heidi Theoharis
#3 01/08/2010
Is there a price to do this window replacement? I have been told you cannot reap the benefits of spending large amounts of money on projects like this. What is going to be the per unit assessment? Joanne Dorsey 1720
#4 01/08/2010
I think we all need to know where the money to do this is going to come from. Do we even know if the condo assn gets the tax credit or does each owner get a credit. These are all things that need to be addressed.
--Robin Schattman
#5 01/09/2010
I agree with Jeff.
John Graham 1414
Here are the messages supporting window/door replacement:
#1 01/07/2010
We need new windows . Diana Brosnan
#2 01/07/2010
Ditto
We need badly new windows. We need sliding doors that SLIDE.
Mariko Isomura
#3 01/08/2010
Simple solutions for "fixing" windows in the Elizabeth are not good options.
Why?
--1 Caulking does not help windows where the weather-proofing in the middle of the window has become so old and brittle that wind blow right through the middle of the window.
Think about the heat and cooling that is going out of windows, not to mention the dust and dirt coming through them. Personally I feel disgusted about getting cement dust on my furniture. That's what happened in my apartment when the driveway was deconstructed and fixed two years ago.
--2 Putting plastic over the entire window, makes the window useless when the weather suddenly changes in the winter to a warmer temperature or vice versa in the summer.
Also do we want to look like a slum? Take a look at the outside of our building now. It already doesn't look so good and new windows would sure help make us look like we belong in Chevy Chase.
Let's face it, our windows are over 35 years old. They needed replacing more than 10 years ago. Better window technology is now available and will save us thousands of dollars per year. Ask Maurice Trebach for what his research has
yielded.
This is the time to take advantage of tax credits and hungry contractors who need work. We should not delay another minute. Karren Alenier
#4 01/08/2010
Karren, Right On! You spelled it out beautifully.
Thanks. If not now... When?
JRSalcetti
#5 01/08/2010
Probably 100% of owners on the north side of The Elizabeth agree that we need new windows. I won't apologize for using the heat just about 24/7 for this entire cold spell, and my bedroom is STILL cold!
By the way, a few years ago I tried to find a window company that would fix the problem in my unit. There is no company that does this any longer. It's either the entire building or nothing.
Let's get on with window replacement -- PLEASE!
Helen Soderberg
#6 01/08/2010
Where is the money going to come from for window replacement?
You might also want to ask these questions:
--Who pays for the heating and cooling utility bills in the Elizabeth? Isn’t that ultimately the owners of each unit in the Elizabeth or do you think the cost of heating and cooling is free in the Elizabeth?
--What is the Board of Directors doing to address the problem of window and door replacement in the near future?
--What is the Board of Directors doing to address the money that it will take to pay for window and door replacement?
--What would you do if you were a single family home owner and your windows and door were leaking your heating and cooling to the great outdoors? Would you ignore the problem and continue to pay the outrageous heating and cooling utility bills or would you seek a solution? Might your solution include replacing the old windows and doors?
--if you were a single family home owner and realized you needed to replaced old windows and doors, how would you finance that? Take out a loan? Dip into your savings? Borrow money from your family or friend?
I believe it is time for more unit owners to come to the monthly meetings and learn what the Board of Directors is doing to address everyone’s concerns about running this building. Fiscal responsibility is not only assigned to our Board of Directors but also to everyone who owns a unit here. Karren Alenier
#7 01/08/2010
There’s no question that the windows need replacing. This need has now been discussed for years. One could easily argue that it should rank above refurbishment in terms of priorities. Yet, alas, some refurbishment is also needed. Idealist that I am, I would like to think that doing one does not preclude doing the other—and without either being done halfway.
But what about cost? Cost will surely be an issue, at least in the near term. The cost issue cuts two ways, however: on the one hand, energy expenditures for the building should decline substantially over the long term, with initial savings accruing even in near term; on the other hand, the immediate costs of window replacement will also be substantial. And also to be considered, as Robin Schattman rightly points out, would be any tax savings that might result from window replacement.
There is an urgent need to take a serious look at how all of these costs and savings—including refurbishment—balance out. Options should flow out of some serious and solid thinking. And I don’t think we need to pay thousands of dollars for such thinking.
In a word, we may have cold hands (mine have been cold for days), but let’s not have cold feet. Let’s move forward.
May all soon experience warmer times, and to all a Happy New Year.
Cheers—Jim Jones
#8 01/08/2010
We can invite a large window company to come to the next meeting and do a small presentation on the cost of window replacement per unit. This will be a good base for the calculation and more specific for the type of windows which will be installed. Once the Board has this information they can then have the condominium Bylaw review to be sure that this is cost that the Association has to do plan on in 2011. Please let us know if you need any assistance with it.
Thanks,
Heidi Theoharis
#9 01/08/2010
Heidi, It sounds like a good idea to me. Diana Brosnan
#10 01/08/2010
Karren:
Thanks for the communication. As owner of 1601 I totally support this effort.
Brad Bickford
#11 01/08/2010
I totally agree with Jim Jones. The windows need to be replaced. The wind blows right through the middle of my sliding doors. A note of caution, however: the issue needs to be discussed transparently (no pun intended), and the financing costs examined and explained carefully and publicly.
I have to add that I have resided in Chevy Chase since 1971 and lived in The Elizabeth since 2005. I love it here. To me the place looks wonderful, it has a superb staff, and all the neighbors I have come to know are grand peoople.
Negativity should not be a part of our MO. Ilo-Mai Harding
#12 01/09/2010
I agree with Jim Jones. During the last two weeks of high winds, I've watched the blinds in my living room swaying back and forth, with some vanes even click-clacking together because the balcony doors allow so much air to flow inside the unit. The master bedroom blinds also move when the wind whistles through the gap between window casings. Both the living room and master bedroom face north, receiving the brunt of the cold air. Even weatherstripping, applied
in mid-December, does not help. I am reminded of Jeff Foster, our realtor from 13 years ago, who showed us this unit on a windy day in 1997 and noted the draft at the sliding balcony doors, remarking "It's like Grand Canyon in here."
Window replacement, not band-aid efforts, is long overdue.
Ellen Cohen #1507
#13 01/10/2010
I think it is prudent to consider what Jeffery is suggesting, that we try to find simple solution to the windows before spending millions. However, some of us have tried this approach. I personally am using the tenement slum method.
That is to use plastic and duct tape for my bedroom window. While that is about 80% effective (at least in the bedroom) my belief is that owners at a supposed luxury highrise should have their windows up-to-date. It is time to move forward.
Unfortunately, we are a little late for simple solution such as duct tape and calk. If you ask any honest third-party builder about the expected life of windows in a house or an apartment built in the 1970's they will tell you that a
windows life span is around 20 years. Hoping to extend the life of windows past that is just wishful thinking and it causes us to waste energy. I am sure that the ECA has spent (and wasted) thousands of dollars on energy for heating and
cooling because they are not willing to recognize that the windows have been at the end of their life for over 15 years.
We are homeowners and we need to shoulder that responsibility. While light bulbs, tape and calk have their place in reducing energy consumption, it is time to recognize that windows are a critical component for saving energy. We have been talking about this issue for over a year. The board needs to take a responsible lead on this. It is time to see less talk on this issue and more action.
Jim Rich #301
#14 01/10/2010
I agree that we need new windows and patio doors. The cost of hydrocarbon energy continues to increase and will not go down in the future. We will continue to pay escalating condominium fees to cover the heating costs.
The ongoing cold weather has provided us with the realities of the window/patio door problems. Windows that were installed when the building was constructed represent currently outmoded technology even if they had been maintained in a first class condition. I cannot imagine a real solution other than their replacement.
Linda and David Robinson, Apt 904
#15 01/10/2010
FYI--I have just sent the Board the following memo in support of replacing the windows and balcony door ASAP. Molly Frantz
To: Elizabeth Board of Directors
From: Molly M. Frantz, #1007
I hope that each of you is reading and--more importantly-- reflecting upon the numerous postings to the Elizabeth Blog regarding the urgent need to replace the building’s energy-inefficient windows and balcony doors. I want to add MY FULL SUPPORT to undertaking such an endeavor. Not only has the Elizabeth Condominium wasted thousands upon thousands of dollars through excessive energy bills, the comfort, and in some cases health, of the residents has been totally disregarded.
The Board’s reason for undertaking a $1.2 million partial refurbishment of the Building was to enhance the marketability of our individual units, as well as make the Building a more pleasant place to live (as expressed in numerous public meetings). Doesn’t it stand to reason that reducing the drafts and coldness in the units in the winter makes an equally important--if not greater--contribution to achieving those very same goals. There is also the benefit of reducing our energy bills. The Board of Directors budgeted $763,176 for Natural Gas and Electricity in the current ECA budget–this represents 29% of the budgeted operating expenses. If the Board wants to hold down the condominium fees (a position often stated by the Board), savings and/or cuts have to be made where the expenditures are. As helpful as energy-efficient lighting is, the small changes already undertaken by the Board are insignificant when compared with the energy savings that would result from eliminating the wasted heat and air conditioning caused by our defective windows and balcony door seals.
It is beyond the pale why this Board of Directors has not addressed this significant energy inefficiency. For two years I have watched the Board rebuff both the Energy Committee's and individual owners’ suggestions, inquiries, pleas, and offers to help move forward on the window and door issue. Instead, the residents are told that replacing the defective windows and balcony doors is too costly. Mr. Jeffrey Axelrad, in responding to one of the blog postings wrote, " We should seek simple, efficient solutions before spending millions on new windows." I couldn’t agree more. EXCEPT, the Board has never identified those simple, efficient solutions, nor has it ascertained the cost of any corrective/mitigating action (simple or not). If there are simple, efficient solutions I would asked why the Board has not already undertaken them! The use of putty (as suggested by Mr. Axelrad to an owner) and the installation of scotch tape in one apartment (as overseen by management) are simple and efficient--just not effective solutions. It is a sad commentary on the Board’s performance that you do not have any data to rebut my statements.
I ask that the Board of the Elizabeth Condominium (1) begin to take this issue seriously, (2) immediately adopt the Energy Committee’s December 21 proposal to the Board to request RFPs from three engineering consulting firms so that the Board will know exactly what needs to be done and what the cost will be, (3) seek definitive answers about who should pay for these energy improvements (individual owners or the condominium) in order to qualify for the tax credits and rebates from the Federal Government, the Maryland Energy Administration and PEPCO, and (4) engage a firm in a timely manner so that the owners/building can take advantage of the (a) tax rebates and credits, (b) low interest rates if we take out a loan to do the work, and (c) lower cost for doing the work while the economy is still depressed.
#16 01/10/2010
Thank you Molly. I too tender MY FULL SUPPORT.
Mariko Isomura Apartment 9
#17 01/10/2010
I agree totally with Molly on this issue. Window replacement has been on the board's radar for over a year. Lets hope the board moves in the next month and before the renovation to resolve the windows so we quit wasting the money we spend on energy as well as to help keep our property values strong. It is the responsible thing to do. Jim Rich #301
#18 01/10/2010
Right on, Molly. Cheers—Jim Jones, #307
#19 01/11/2010
Hello Ellen,
Yes, I remember that day as well. The windows have always been an issue. The 4620 faces the same challenges as we do. I have had to buy space heaters for all of my tenants that rent from me in the Arcade. Glad to hear you are still in the building. Jeff Foster
#20 01/11/2010
Molly,
A rational and eloquent appraisal. Here, here!
Jerry Feldman
#21 01/11/2010
Imagine what space heaters do to our electric bill!
Sharon Bobb
#22 01/11/2010
Jeff Foster is not the only one. I too had to resort to a space heater on a limited basis. Does it make sense? It does not, when we all are trying to combat onslaught of electric bills. On my side, however, I have to find an “effective” solution to my (our) fast deteriorating windows and patio doors. Neither do I have the tenacity nor the courage of the legendary Dutch boy who kept his fingers in the dike.
Mariko Isomura, Apartment 9
#23 01/12/2010
Mariko is right. The use of space heaters, which consume a lot of power, is another dimension of the problem. This, too, should figure in any calculations regarding window and sliding-door replacement. Also not so far mentioned, I think, is all of the glass in our ground-level sitting rooms. I assume that this also lets in a lot of air.
Jim Jones, #307
#24 01/12/2010
I am emailing you all to urge that you come to the Board meeting this coming Monday AND STAY FOR THE OWNER COMMENT PERIOD. I know that the meetings can be a "painful" experience, but the only time we get to make our concerns know is at the end of these meetings. Very few of us stay.
There are so many questions that should be raised and answered and facts that need to be known. For instance did you know that the credit for installing energy-efficient windows and doors is only for improvements PLACED INTO SERVICE in 2009 and 2010. The clock is really ticking on this one. I can't imagine what the owners will do if this Board's inaction "cost us" the credit. The credit rate is currently 30% of the cost of all qualifying improvements up to a maximum credit limit of $1,500. Who gets the credit (the condo or each of us) is still to be understood.
Molly Frantz
[NOTE: Jeffrey Axelrad pointed out in a follow up email that the January ECA Board Meeting will be Thursday January 21 because of the Martin Luther King Holiday this Monday.]
On Januray 11, 2010, Molly Frantz posted an open letter to the Elizabeth Board of Directors.
On January 10, 2010, Jim Rich posted “Windows & Doors: How we got here.”
Let me first address those folks concerned with the cost of replacing windows and balcony doors. Also some other issues of how to proceed.
#1 01/08/2010
We should seek simple, efficient solutions before spending millions on new windows. Jeffrey Axelrad
#2 01/08/2010
Please read the Bylaws for Elizabeth to see if the unit owners are responsible for the replacement of the windows and sliding door. As a rule these items are the unit owners cost not the Association.
Thanks, Heidi Theoharis
#3 01/08/2010
Is there a price to do this window replacement? I have been told you cannot reap the benefits of spending large amounts of money on projects like this. What is going to be the per unit assessment? Joanne Dorsey 1720
#4 01/08/2010
I think we all need to know where the money to do this is going to come from. Do we even know if the condo assn gets the tax credit or does each owner get a credit. These are all things that need to be addressed.
--Robin Schattman
#5 01/09/2010
I agree with Jeff.
John Graham 1414
Here are the messages supporting window/door replacement:
#1 01/07/2010
We need new windows . Diana Brosnan
#2 01/07/2010
Ditto
We need badly new windows. We need sliding doors that SLIDE.
Mariko Isomura
#3 01/08/2010
Simple solutions for "fixing" windows in the Elizabeth are not good options.
Why?
--1 Caulking does not help windows where the weather-proofing in the middle of the window has become so old and brittle that wind blow right through the middle of the window.
Think about the heat and cooling that is going out of windows, not to mention the dust and dirt coming through them. Personally I feel disgusted about getting cement dust on my furniture. That's what happened in my apartment when the driveway was deconstructed and fixed two years ago.
--2 Putting plastic over the entire window, makes the window useless when the weather suddenly changes in the winter to a warmer temperature or vice versa in the summer.
Also do we want to look like a slum? Take a look at the outside of our building now. It already doesn't look so good and new windows would sure help make us look like we belong in Chevy Chase.
Let's face it, our windows are over 35 years old. They needed replacing more than 10 years ago. Better window technology is now available and will save us thousands of dollars per year. Ask Maurice Trebach for what his research has
yielded.
This is the time to take advantage of tax credits and hungry contractors who need work. We should not delay another minute. Karren Alenier
#4 01/08/2010
Karren, Right On! You spelled it out beautifully.
Thanks. If not now... When?
JRSalcetti
#5 01/08/2010
Probably 100% of owners on the north side of The Elizabeth agree that we need new windows. I won't apologize for using the heat just about 24/7 for this entire cold spell, and my bedroom is STILL cold!
By the way, a few years ago I tried to find a window company that would fix the problem in my unit. There is no company that does this any longer. It's either the entire building or nothing.
Let's get on with window replacement -- PLEASE!
Helen Soderberg
#6 01/08/2010
Where is the money going to come from for window replacement?
You might also want to ask these questions:
--Who pays for the heating and cooling utility bills in the Elizabeth? Isn’t that ultimately the owners of each unit in the Elizabeth or do you think the cost of heating and cooling is free in the Elizabeth?
--What is the Board of Directors doing to address the problem of window and door replacement in the near future?
--What is the Board of Directors doing to address the money that it will take to pay for window and door replacement?
--What would you do if you were a single family home owner and your windows and door were leaking your heating and cooling to the great outdoors? Would you ignore the problem and continue to pay the outrageous heating and cooling utility bills or would you seek a solution? Might your solution include replacing the old windows and doors?
--if you were a single family home owner and realized you needed to replaced old windows and doors, how would you finance that? Take out a loan? Dip into your savings? Borrow money from your family or friend?
I believe it is time for more unit owners to come to the monthly meetings and learn what the Board of Directors is doing to address everyone’s concerns about running this building. Fiscal responsibility is not only assigned to our Board of Directors but also to everyone who owns a unit here. Karren Alenier
#7 01/08/2010
There’s no question that the windows need replacing. This need has now been discussed for years. One could easily argue that it should rank above refurbishment in terms of priorities. Yet, alas, some refurbishment is also needed. Idealist that I am, I would like to think that doing one does not preclude doing the other—and without either being done halfway.
But what about cost? Cost will surely be an issue, at least in the near term. The cost issue cuts two ways, however: on the one hand, energy expenditures for the building should decline substantially over the long term, with initial savings accruing even in near term; on the other hand, the immediate costs of window replacement will also be substantial. And also to be considered, as Robin Schattman rightly points out, would be any tax savings that might result from window replacement.
There is an urgent need to take a serious look at how all of these costs and savings—including refurbishment—balance out. Options should flow out of some serious and solid thinking. And I don’t think we need to pay thousands of dollars for such thinking.
In a word, we may have cold hands (mine have been cold for days), but let’s not have cold feet. Let’s move forward.
May all soon experience warmer times, and to all a Happy New Year.
Cheers—Jim Jones
#8 01/08/2010
We can invite a large window company to come to the next meeting and do a small presentation on the cost of window replacement per unit. This will be a good base for the calculation and more specific for the type of windows which will be installed. Once the Board has this information they can then have the condominium Bylaw review to be sure that this is cost that the Association has to do plan on in 2011. Please let us know if you need any assistance with it.
Thanks,
Heidi Theoharis
#9 01/08/2010
Heidi, It sounds like a good idea to me. Diana Brosnan
#10 01/08/2010
Karren:
Thanks for the communication. As owner of 1601 I totally support this effort.
Brad Bickford
#11 01/08/2010
I totally agree with Jim Jones. The windows need to be replaced. The wind blows right through the middle of my sliding doors. A note of caution, however: the issue needs to be discussed transparently (no pun intended), and the financing costs examined and explained carefully and publicly.
I have to add that I have resided in Chevy Chase since 1971 and lived in The Elizabeth since 2005. I love it here. To me the place looks wonderful, it has a superb staff, and all the neighbors I have come to know are grand peoople.
Negativity should not be a part of our MO. Ilo-Mai Harding
#12 01/09/2010
I agree with Jim Jones. During the last two weeks of high winds, I've watched the blinds in my living room swaying back and forth, with some vanes even click-clacking together because the balcony doors allow so much air to flow inside the unit. The master bedroom blinds also move when the wind whistles through the gap between window casings. Both the living room and master bedroom face north, receiving the brunt of the cold air. Even weatherstripping, applied
in mid-December, does not help. I am reminded of Jeff Foster, our realtor from 13 years ago, who showed us this unit on a windy day in 1997 and noted the draft at the sliding balcony doors, remarking "It's like Grand Canyon in here."
Window replacement, not band-aid efforts, is long overdue.
Ellen Cohen #1507
#13 01/10/2010
I think it is prudent to consider what Jeffery is suggesting, that we try to find simple solution to the windows before spending millions. However, some of us have tried this approach. I personally am using the tenement slum method.
That is to use plastic and duct tape for my bedroom window. While that is about 80% effective (at least in the bedroom) my belief is that owners at a supposed luxury highrise should have their windows up-to-date. It is time to move forward.
Unfortunately, we are a little late for simple solution such as duct tape and calk. If you ask any honest third-party builder about the expected life of windows in a house or an apartment built in the 1970's they will tell you that a
windows life span is around 20 years. Hoping to extend the life of windows past that is just wishful thinking and it causes us to waste energy. I am sure that the ECA has spent (and wasted) thousands of dollars on energy for heating and
cooling because they are not willing to recognize that the windows have been at the end of their life for over 15 years.
We are homeowners and we need to shoulder that responsibility. While light bulbs, tape and calk have their place in reducing energy consumption, it is time to recognize that windows are a critical component for saving energy. We have been talking about this issue for over a year. The board needs to take a responsible lead on this. It is time to see less talk on this issue and more action.
Jim Rich #301
#14 01/10/2010
I agree that we need new windows and patio doors. The cost of hydrocarbon energy continues to increase and will not go down in the future. We will continue to pay escalating condominium fees to cover the heating costs.
The ongoing cold weather has provided us with the realities of the window/patio door problems. Windows that were installed when the building was constructed represent currently outmoded technology even if they had been maintained in a first class condition. I cannot imagine a real solution other than their replacement.
Linda and David Robinson, Apt 904
#15 01/10/2010
FYI--I have just sent the Board the following memo in support of replacing the windows and balcony door ASAP. Molly Frantz
To: Elizabeth Board of Directors
From: Molly M. Frantz, #1007
I hope that each of you is reading and--more importantly-- reflecting upon the numerous postings to the Elizabeth Blog regarding the urgent need to replace the building’s energy-inefficient windows and balcony doors. I want to add MY FULL SUPPORT to undertaking such an endeavor. Not only has the Elizabeth Condominium wasted thousands upon thousands of dollars through excessive energy bills, the comfort, and in some cases health, of the residents has been totally disregarded.
The Board’s reason for undertaking a $1.2 million partial refurbishment of the Building was to enhance the marketability of our individual units, as well as make the Building a more pleasant place to live (as expressed in numerous public meetings). Doesn’t it stand to reason that reducing the drafts and coldness in the units in the winter makes an equally important--if not greater--contribution to achieving those very same goals. There is also the benefit of reducing our energy bills. The Board of Directors budgeted $763,176 for Natural Gas and Electricity in the current ECA budget–this represents 29% of the budgeted operating expenses. If the Board wants to hold down the condominium fees (a position often stated by the Board), savings and/or cuts have to be made where the expenditures are. As helpful as energy-efficient lighting is, the small changes already undertaken by the Board are insignificant when compared with the energy savings that would result from eliminating the wasted heat and air conditioning caused by our defective windows and balcony door seals.
It is beyond the pale why this Board of Directors has not addressed this significant energy inefficiency. For two years I have watched the Board rebuff both the Energy Committee's and individual owners’ suggestions, inquiries, pleas, and offers to help move forward on the window and door issue. Instead, the residents are told that replacing the defective windows and balcony doors is too costly. Mr. Jeffrey Axelrad, in responding to one of the blog postings wrote, " We should seek simple, efficient solutions before spending millions on new windows." I couldn’t agree more. EXCEPT, the Board has never identified those simple, efficient solutions, nor has it ascertained the cost of any corrective/mitigating action (simple or not). If there are simple, efficient solutions I would asked why the Board has not already undertaken them! The use of putty (as suggested by Mr. Axelrad to an owner) and the installation of scotch tape in one apartment (as overseen by management) are simple and efficient--just not effective solutions. It is a sad commentary on the Board’s performance that you do not have any data to rebut my statements.
I ask that the Board of the Elizabeth Condominium (1) begin to take this issue seriously, (2) immediately adopt the Energy Committee’s December 21 proposal to the Board to request RFPs from three engineering consulting firms so that the Board will know exactly what needs to be done and what the cost will be, (3) seek definitive answers about who should pay for these energy improvements (individual owners or the condominium) in order to qualify for the tax credits and rebates from the Federal Government, the Maryland Energy Administration and PEPCO, and (4) engage a firm in a timely manner so that the owners/building can take advantage of the (a) tax rebates and credits, (b) low interest rates if we take out a loan to do the work, and (c) lower cost for doing the work while the economy is still depressed.
#16 01/10/2010
Thank you Molly. I too tender MY FULL SUPPORT.
Mariko Isomura Apartment 9
#17 01/10/2010
I agree totally with Molly on this issue. Window replacement has been on the board's radar for over a year. Lets hope the board moves in the next month and before the renovation to resolve the windows so we quit wasting the money we spend on energy as well as to help keep our property values strong. It is the responsible thing to do. Jim Rich #301
#18 01/10/2010
Right on, Molly. Cheers—Jim Jones, #307
#19 01/11/2010
Hello Ellen,
Yes, I remember that day as well. The windows have always been an issue. The 4620 faces the same challenges as we do. I have had to buy space heaters for all of my tenants that rent from me in the Arcade. Glad to hear you are still in the building. Jeff Foster
#20 01/11/2010
Molly,
A rational and eloquent appraisal. Here, here!
Jerry Feldman
#21 01/11/2010
Imagine what space heaters do to our electric bill!
Sharon Bobb
#22 01/11/2010
Jeff Foster is not the only one. I too had to resort to a space heater on a limited basis. Does it make sense? It does not, when we all are trying to combat onslaught of electric bills. On my side, however, I have to find an “effective” solution to my (our) fast deteriorating windows and patio doors. Neither do I have the tenacity nor the courage of the legendary Dutch boy who kept his fingers in the dike.
Mariko Isomura, Apartment 9
#23 01/12/2010
Mariko is right. The use of space heaters, which consume a lot of power, is another dimension of the problem. This, too, should figure in any calculations regarding window and sliding-door replacement. Also not so far mentioned, I think, is all of the glass in our ground-level sitting rooms. I assume that this also lets in a lot of air.
Jim Jones, #307
#24 01/12/2010
I am emailing you all to urge that you come to the Board meeting this coming Monday AND STAY FOR THE OWNER COMMENT PERIOD. I know that the meetings can be a "painful" experience, but the only time we get to make our concerns know is at the end of these meetings. Very few of us stay.
There are so many questions that should be raised and answered and facts that need to be known. For instance did you know that the credit for installing energy-efficient windows and doors is only for improvements PLACED INTO SERVICE in 2009 and 2010. The clock is really ticking on this one. I can't imagine what the owners will do if this Board's inaction "cost us" the credit. The credit rate is currently 30% of the cost of all qualifying improvements up to a maximum credit limit of $1,500. Who gets the credit (the condo or each of us) is still to be understood.
Molly Frantz
[NOTE: Jeffrey Axelrad pointed out in a follow up email that the January ECA Board Meeting will be Thursday January 21 because of the Martin Luther King Holiday this Monday.]
On Januray 11, 2010, Molly Frantz posted an open letter to the Elizabeth Board of Directors.
On January 10, 2010, Jim Rich posted “Windows & Doors: How we got here.”
Monday, January 11, 2010
Open Letter to ECA Board of Directors
To: Elizabeth Board of Directors
From: Molly Frantz, Apt. #1007
I hope that each of you is reading and--more importantly-- reflecting upon the numerous postings to the Elizabeth Blog regarding the urgent need to replace the building’s energy-inefficient windows and balcony doors. I want to add MY FULL SUPPORT to undertaking such an endeavor. Not only has the Elizabeth Condominium wasted thousands upon thousands of dollars through excessive energy bills, the comfort, and in some cases health, of the residents has been totally disregarded.
The Board’s reason for undertaking a $1.2 million partial refurbishment of the Building was to enhance the marketability of our individual units, as well as make the Building a more pleasant place to live (as expressed in numerous public meetings). Doesn’t it stand to reason that reducing the drafts and coldness in the units in the winter makes an equally important--if not greater--contribution to achieving those very same goals. There is also the benefit of reducing our energy bills. The Board of Directors budgeted $763,176 for Natural Gas and Electricity in the current ECA budget–this represents 29% of the budgeted operating expenses. If the Board wants to hold down the condominium fees (a position often stated by the Board), savings and/or cuts have to be made where the expenditures are. As helpful as energy-efficient lighting is, the small changes already undertaken by the Board are insignificant when compared with the energy savings that would result from eliminating the wasted heat and air conditioning caused by our defective windows and balcony door seals.
It is beyond the pale why this Board of Directors has not addressed this significant energy inefficiency. For two years I have watched the Board rebuff both the Energy Committee's and individual owners’ suggestions, inquiries, pleas, and offers to help move forward on the window and door issue. Instead, the residents are told that replacing the defective windows and balcony doors is too costly. Mr. Jeffrey Axelrad, in responding to one of the blog postings wrote, " We should seek simple, efficient solutions before spending millions on new windows." I couldn’t agree more. EXCEPT, the Board has never identified those simple, efficient solutions, nor has it ascertained the cost of any corrective/mitigating action (simple or not). If there are simple, efficient solutions I would asked why the Board has not already undertaken them! The use of putty (as suggested by Mr. Axelrad to an owner) and the installation of scotch tape in one apartment (as overseen by management) are simple and efficient--just not effective solutions. It is a sad commentary on the Board’s performance that you do not have any data to rebut my statements.
I ask that the Board of the Elizabeth Condominium (1) begin to take this issue seriously, (2) immediately adopt the Energy Committee’s December 21 proposal to the Board to request RFPs from three engineering consulting firms so that the Board will know exactly what needs to be done and what the cost will be, (3) seek definitive answers about who should pay for these energy improvements (individual owners or the condominium) in order to qualify for the tax credits and rebates from the Federal Government, the Maryland Energy Administration and PEPCO, and (4) engage a firm in a timely manner so that the owners/building can take advantage of the (a) tax rebates and credits, (b) low interest rates if we take out a loan to do the work, and (c) lower cost for doing the work while the economy is still depressed.
From: Molly Frantz, Apt. #1007
I hope that each of you is reading and--more importantly-- reflecting upon the numerous postings to the Elizabeth Blog regarding the urgent need to replace the building’s energy-inefficient windows and balcony doors. I want to add MY FULL SUPPORT to undertaking such an endeavor. Not only has the Elizabeth Condominium wasted thousands upon thousands of dollars through excessive energy bills, the comfort, and in some cases health, of the residents has been totally disregarded.
The Board’s reason for undertaking a $1.2 million partial refurbishment of the Building was to enhance the marketability of our individual units, as well as make the Building a more pleasant place to live (as expressed in numerous public meetings). Doesn’t it stand to reason that reducing the drafts and coldness in the units in the winter makes an equally important--if not greater--contribution to achieving those very same goals. There is also the benefit of reducing our energy bills. The Board of Directors budgeted $763,176 for Natural Gas and Electricity in the current ECA budget–this represents 29% of the budgeted operating expenses. If the Board wants to hold down the condominium fees (a position often stated by the Board), savings and/or cuts have to be made where the expenditures are. As helpful as energy-efficient lighting is, the small changes already undertaken by the Board are insignificant when compared with the energy savings that would result from eliminating the wasted heat and air conditioning caused by our defective windows and balcony door seals.
It is beyond the pale why this Board of Directors has not addressed this significant energy inefficiency. For two years I have watched the Board rebuff both the Energy Committee's and individual owners’ suggestions, inquiries, pleas, and offers to help move forward on the window and door issue. Instead, the residents are told that replacing the defective windows and balcony doors is too costly. Mr. Jeffrey Axelrad, in responding to one of the blog postings wrote, " We should seek simple, efficient solutions before spending millions on new windows." I couldn’t agree more. EXCEPT, the Board has never identified those simple, efficient solutions, nor has it ascertained the cost of any corrective/mitigating action (simple or not). If there are simple, efficient solutions I would asked why the Board has not already undertaken them! The use of putty (as suggested by Mr. Axelrad to an owner) and the installation of scotch tape in one apartment (as overseen by management) are simple and efficient--just not effective solutions. It is a sad commentary on the Board’s performance that you do not have any data to rebut my statements.
I ask that the Board of the Elizabeth Condominium (1) begin to take this issue seriously, (2) immediately adopt the Energy Committee’s December 21 proposal to the Board to request RFPs from three engineering consulting firms so that the Board will know exactly what needs to be done and what the cost will be, (3) seek definitive answers about who should pay for these energy improvements (individual owners or the condominium) in order to qualify for the tax credits and rebates from the Federal Government, the Maryland Energy Administration and PEPCO, and (4) engage a firm in a timely manner so that the owners/building can take advantage of the (a) tax rebates and credits, (b) low interest rates if we take out a loan to do the work, and (c) lower cost for doing the work while the economy is still depressed.
Sunday, January 10, 2010
Windows & Doors: How we got here
Here is some insight how we have arrived at this point about the windows and other cost-related issues at the ECA.
In recent weeks, I spoke to our management about their experience with issues such as window replacement and in that conversation it became clear to me that the past boards and past in-house management were not paying attention to the long-term planning that is necessary to maintain a luxury high-rise building such as the Elizabeth Condo.
What I found out was that for a period of about ten years the ECA did not either increase the condo fees at all or if they did so it was only by a small margin. While spending less money on condo fees is always popular, at least in the short term, this strategy unfortunately has put the Elizabeth condo owners in a financially awkward position. That is, the building is ageing, we need new windows and we don’t have any cash on hand to help pay for them. What do we do now? Do nothing and waste thousands of dollars on energy? Give all the owners duct tape and plastic for windows? Scream and yell at each other? I hope none of these things happen.
While I am sure some will take exception to what I have stated, let me cite a simple example of what could HAVE BEEN a less painful financial long-term plan for the ECA in relation to the window issue.
Let’s say that over the course of a ten-year period that the condo fees did go up on average by $50 per month per unit. According to my simple and conservative calculation, we would have approximately two million dollars in the bank. Then consider a guesstimate for the cost of window replacement is approximately $5000 per unit. (Remember this is a guess). If that were the case, the two million dollars (from ten years of condo fees) would cover those costs.
There are two points I want to make:
We have an ageing building that needs windows and they are going to cost each of us in the short term. I consider this to be part of a long-term investment to keep energy costs under control while maintaining the value of our investment.
The second is a point about financial management. For those who are convinced that self-management is the only viable solution, consider these two critical facts that were overlooked in the self-management era. L&M saved the ECA over $70,000+ before they began managing the Elizabeth.
Then consider the windows issues. The self-management model did not provide us with experienced people who had financial management expertise. They lacked long-term planning skills and did not have the business savvy to influence the ECA board of directors. A painful example of this is our need for updating the windows and the lack of funds to support that need. Because of this, the current Elizabeth owners are now scrambling to figure out how to update and pay for windows. However unfortunate this situation is, it underlines how the past self-management approach has hurt the ECA.
Using a professional management company offers an array of expertise, skills and business acumen for managing the Elizabeth. Of course it is not perfect, but it better than what we had.
Let’s learn from the past, get the windows updated and move forward.
Jim Rich
#301
Wednesday, January 6, 2010
Our Energy Crisis & What We Can Do
We are very concerned about a crisis situation in The Elizabeth and see that the Elizabeth Condominium Association might be missing a financial opportunity to solve this situation.
What are we referring to?
Our leaking windows and balcony doors. For over 10 years, the windows & doors have been failing.
How many of you are cold in your apartments and want this problem fixed?
How many of you believe that window and door replacement would save significantly on our utility bills and that every day we let slip by costs us huge sums of money?
How many of you are concerned about the value of our property declining? Anyone know what apartments are selling for now?
AND what about the energy tax credits that have been extended into 2010?
Did you know that these tax credits also extend to heating and cooling units? In case you haven't noticed, the McQuay units in our apartments are also at the end of their lives. Have you thought about what happens if a McQuay unit breaks and how you will pay to replace it? Wouldn't it be better if we got a group discount to replace our heating and cooling units?
Please let me know if you care about any of the issues that I have addressed. If enough Unit owners demand that our Board of Directors make energy efficiency a priority, we might be able to leverage those energy tax credits and solve our energy problems in the near future. While CFL light bulbs are a step in the right direction, significant cost savings are in energy efficient windows & doors and up-to-date heating & cooling units.
We need a clear answer now on what tax credits we are eligible for as condo owners and then we need to move into action before winter is over and before we lose any more money and time.
Make your voice heard right away. Tell the Board what you want. Come to the Board meeting on January 18 or write them a letter now.
Thanks for taking the time to read this.
Karren Alenier & Jim Rich #301
What are we referring to?
Our leaking windows and balcony doors. For over 10 years, the windows & doors have been failing.
How many of you are cold in your apartments and want this problem fixed?
How many of you believe that window and door replacement would save significantly on our utility bills and that every day we let slip by costs us huge sums of money?
How many of you are concerned about the value of our property declining? Anyone know what apartments are selling for now?
AND what about the energy tax credits that have been extended into 2010?
Did you know that these tax credits also extend to heating and cooling units? In case you haven't noticed, the McQuay units in our apartments are also at the end of their lives. Have you thought about what happens if a McQuay unit breaks and how you will pay to replace it? Wouldn't it be better if we got a group discount to replace our heating and cooling units?
Please let me know if you care about any of the issues that I have addressed. If enough Unit owners demand that our Board of Directors make energy efficiency a priority, we might be able to leverage those energy tax credits and solve our energy problems in the near future. While CFL light bulbs are a step in the right direction, significant cost savings are in energy efficient windows & doors and up-to-date heating & cooling units.
We need a clear answer now on what tax credits we are eligible for as condo owners and then we need to move into action before winter is over and before we lose any more money and time.
Make your voice heard right away. Tell the Board what you want. Come to the Board meeting on January 18 or write them a letter now.
Thanks for taking the time to read this.
Karren Alenier & Jim Rich #301
Friday, December 25, 2009
Summary of December 2009 Elizabeth Condo Board Meeting
Present at the meeting: Woody Cunningham, Jeffrey Axelrad, Judi Barth, Charles Bressler, Monique Fridell, Alexandra Kielty, Al Muller, Scott Murdoch, Tracy ? (DeLeon & Stang auditor).
Election committee announced: Karren Alenier, Peg Downey, Sharon Bobb, Jerry Feldman. This committee will evaluate an automated voting system now used at the Carleton. The Committee will also search for and vet candidates for next Board election.
Expected to have new pet registration forms ready but due to the weather that is still forthcoming.
Monique Fridell will schedule a meeting in January to go over the financials. She has done this in other years.
Discussion of the audit. Delinquencies went up a little bit but not much and that’s impressive given the economic climate. Operating equity is good based on percent of income. Electricity over budget. It increased about 19%. On target for natural gas and a little under budget for water and sewage. The equity account is in good shape.
MOTION: Audit approved.
Copies will be available now that the Board has approved the audit.
Transitioning to Morgan Stanley accounts. Ongoing.
Establishing a line of credit: in the event of an unplanned expense. Gives us back up liquidity. Monique has looked into 5 banks and has 3 quotes. Some banks charge a commitment fee. BB&T and Community Bank charge fees. Al Muller suggested using Morgan Stanley since we already have a relationship with them and there is no fee. Monique Fridell did an analysis and she agrees Morgan Stanley is the best choice.
MOTION: Approved establishing a line of credit with Morgan Stanley.
Piping project will be completed by 2nd or 3rd week of January. Emergency generator will be delivered soon.
MOTION: TO hire NSA architects. Approved.
Lighting: good results in garage and want to do additional work in stairwell and offices. About $12,500 additional funds needed.
MOTION: Extend the lighting contract. Approved.
Water detectors one per apartment. Need more info before Board decides to go ahead. Unit owners could buy additional detectors if they choose.
$2600 added last meeting to renovation contract relative to the exercise room. Drawings would be made. Would deal with spacing of equipment. Woody voiced concerned about distracting from the larger renovation contract.
MOTION: approved add-on contract for exercise room.
Landscaping: nothing has been done.
Problem with our snow removal. Contractor was not given instruction to clear our driveway.
Energy Committee looking into new Government program called Cash for Caulkers. This is suppose to address window and door replacement.
248 homeless people received gift boxes from Elizabeth residents. Project was spearheaded by Peg Downey.
Last week met with Hartman Design Group. First meeting since October. Architect needs to draw up plans and take it to the County for approval. Need about one month for turnaround. February when plans come back, plans will go out for bid to hire contractors. Maybe by March the Board will be voting on the general contractor. Renovation won’t start until beginning of April if all goes well. It will take 6 months for the work to get done on the first floor.
Election committee announced: Karren Alenier, Peg Downey, Sharon Bobb, Jerry Feldman. This committee will evaluate an automated voting system now used at the Carleton. The Committee will also search for and vet candidates for next Board election.
Expected to have new pet registration forms ready but due to the weather that is still forthcoming.
Monique Fridell will schedule a meeting in January to go over the financials. She has done this in other years.
Discussion of the audit. Delinquencies went up a little bit but not much and that’s impressive given the economic climate. Operating equity is good based on percent of income. Electricity over budget. It increased about 19%. On target for natural gas and a little under budget for water and sewage. The equity account is in good shape.
MOTION: Audit approved.
Copies will be available now that the Board has approved the audit.
Transitioning to Morgan Stanley accounts. Ongoing.
Establishing a line of credit: in the event of an unplanned expense. Gives us back up liquidity. Monique has looked into 5 banks and has 3 quotes. Some banks charge a commitment fee. BB&T and Community Bank charge fees. Al Muller suggested using Morgan Stanley since we already have a relationship with them and there is no fee. Monique Fridell did an analysis and she agrees Morgan Stanley is the best choice.
MOTION: Approved establishing a line of credit with Morgan Stanley.
Piping project will be completed by 2nd or 3rd week of January. Emergency generator will be delivered soon.
MOTION: TO hire NSA architects. Approved.
Lighting: good results in garage and want to do additional work in stairwell and offices. About $12,500 additional funds needed.
MOTION: Extend the lighting contract. Approved.
Water detectors one per apartment. Need more info before Board decides to go ahead. Unit owners could buy additional detectors if they choose.
$2600 added last meeting to renovation contract relative to the exercise room. Drawings would be made. Would deal with spacing of equipment. Woody voiced concerned about distracting from the larger renovation contract.
MOTION: approved add-on contract for exercise room.
Landscaping: nothing has been done.
Problem with our snow removal. Contractor was not given instruction to clear our driveway.
Energy Committee looking into new Government program called Cash for Caulkers. This is suppose to address window and door replacement.
248 homeless people received gift boxes from Elizabeth residents. Project was spearheaded by Peg Downey.
Last week met with Hartman Design Group. First meeting since October. Architect needs to draw up plans and take it to the County for approval. Need about one month for turnaround. February when plans come back, plans will go out for bid to hire contractors. Maybe by March the Board will be voting on the general contractor. Renovation won’t start until beginning of April if all goes well. It will take 6 months for the work to get done on the first floor.