Certifying of Quorum & Call to Order
President, Sharon Dowling called the meeting to order at 5:07 PM, quorum present.

Roll Call
Sharon Dowling – present
Peter Tedone – present
Joe Dembek – absent
Marc Larochelle – present
Mike Bisaha – present
Dennis Rosenfeld – present
Rik Shafer – present

Management Present

Bonita Vandall, LCAM, CMCA, AMS, CBA, PCAM from The Wright Community Management, LLC. was present as well as other unit owners in the zoom meeting.

Proof of Notice of Meeting

Notice and Agenda were confirmed by email to all owners last Friday.

By proper motion by Marc Larochelle, seconded by Peter Tedone the meeting minutes of August 19, 2024 were unanimously approved as presented.

TK Elevator

Sharon explained the past meetings with the sales manager and the account representative. There will be an open forum for questions. TKE Elevator representatives joined at this time. Andrew O’Connell the District Sales Manager and Aaron Patmor the account manager. It was confirmed that no one was on property on Friday due to high number of shutdowns. Everything should be completed on the next visit, next Wednesday the following week starting at 8 am to noon. Cleaned the controller, cleaned and painted the hoist machine, the counterweights, some items written up you will not be able to see, and they were asked for after pictures. They have cleaned and painted the car stop, the door operators, the door panels and well as the sills, the door tracks and painted the steel in the pit.

The items remaining to be done are the replacement of the rollers, the four cables to be lubricated and will be discussed with the association’s consultant to do whatever he advises and understands that lubrication could cause other issues. Placing an oilers on the ropes can cause the buildup to be tossed out and causing issues. There was some exposed wires in the wiring trough, and we will take the cover off the trough to troubleshoot the issue. They will send over an updated call back history as they were not aware of a recent event. There was no real safety issues identified in the report. If there was a safety issue the elevator would have been shut down. There is a program for maintenance, but TKE felt there was no gross negligence. The cleaning, painting and changing of rollers should be done periodically. There was not real impact on the elevator’s performance. TKE suggested a quarterly meeting to ensure they are doing the maintenance as scheduled. They were asked to place signs when someone is working on the elevator, so it is not called in as an issue. Some technicians are in rental vehicles and there is no identifiable vehicle. The logbook will be placed in the machine room. Using the online portal, the logbook is available to check on maintenance. The association is looking at putting in a motorized damper on the vent and would be a fire damper. The code at one time wanted it open and closed in the event of a fire, the fire code should be double checked.

Management Report

Bonita Vandall reported the fire alarm quarterly inspection was to be done today but was not confirmed yet, there were several meetings held with UES Engineering concerning the SIRS study, the catwalk tile repairs started and they will be back tomorrow to finish, an estimate was obtained for a metal door at pool bathroom at $3000 and $300 more for fiberglass, on 8/19 pictures sent to Emerald concerning weeds throughout the property, fire alarm panel repairs were done based on Fire Dept findings, the skylight work was completed with one repaired and one replaced. 201 began leaking again and it was felt the leak must be coming from the roof or drain lines as the leak is not off an exterior wall near a bathroom based on a moisture meter.

Financial Report

Sharon Dowling reported for the month of August we lost $885 and the extra cost of repairing the building for 201. We are ahead about $3200 ytd and we should be fine based on the cash flow analysis.

Old Business

Leaking Skylights Update

Covered under management report.

Unit 201 Water Leak Update

Covered under management report.

Cat Walk Tile Repair Update

Covered under management report.

Insurance Renewals

Sharon Dowling reported the renewal numbers for the insurance: Commercial Package renewed in August for $227,122.38, flood insurance due in October is $20,682 and is expected to continually increase. The flood insurance stays a part of the normal budget, and we will do a separate payment in an assessment similar to this year to include 5 months of an increased rate.

SIRS Preliminary Report

We are in the beginning stages of a budget and are also waiting on the final SIRS study. The original contract with the roof was provided to the engineer and he adjusted the numbers. UES Engineering are working on a revised report and management will reach out to Jorge Blanco for the report. No longer can money be moved from reserve account to reserve account and the report is based on the pooling method of funding. Anything considered a SIRS pooled reserve can be used for anything stated in the SIRS report. The number is increased by 3% for inflation every year. The fact that the report used the pooling method vs component method, will require a membership to approve pooling. There was further discussion concerning the component reserves and the SIRS reserves.

Painting Committee Update

Sharon Dowling reported we are at the point of sending out information for everyone to vote on the color grey or beige. The most color vote obtained will be the winner. The color mockups are on the website on the bulletin board via the user portal. The second vote will be with accent or leave it white. Mail is terribly slow, so it is best to scan or take a picture of the voted proxy and return it by email or text. We would like to get the project started by the beginning of the year if possible. Board members blind votes will be the tie breaker if needed.

New Business

Steps to Reducing Insurance Costs

Peter Tedone had a discussion with the insurance representative and reported that one of the significant items was the Hurricane Wind coverage. The cost is high because the building is not 100% hurricane proof. In order to comply for discounts, all units and common areas would need to have impact glass and doors.

Open Forum

The report from the consultant was $900 and well spent, meetings have been held and no additional bills submitted. We negotiated about $5600+ of TKE bills and got it reduced to $1900 and 25% of another $1900. TKE did not like the report because it pointed out their deficiencies. The first meeting was not a good meeting, the next one was better but TKE was scolded for not having provided notice for the first day of repairs.

Adjournment

There being no further business to be brought before the Board, by proper motion by Sharon Dowling, seconded by Mike Bisaha the meeting was adjourned at 6:06 PM.