Certifying of Quorum & Call to Order
President, Sharon Dowling called the meeting to order at 5:03 PM, quorum present.

Roll Call
Sharon Dowling – present
Peter Tedone – present
Joe Dembek – present
Mike Bisaha – absent
Rik Shafer – absent

Management Present

Bonita Vandall, LCAM, CMCA, AMS, CBA, PCAM from The Wright Community Management, LLC. was not present due to illness. Other unit owners in the room and zoom meeting were present.

Proof of Notice of Meeting

The Notice and Agenda was confirmed by email to all owners and placed on the bulletin board.

By proper motion by Joe Dembek, seconded by the Peter Tedone the meeting minutes of 6/15/25 were unanimously approved as presented.

Management Report

Bonita covered several property maintenance updates, including an insurance appraisal, fire safety inspections, and ongoing disputes with Genset Fire Alarm over a reinspection fee, discussion continued concerning upcoming changes to HB913, including email voting for ballots, extended financial reporting deadlines, and new requirements for board member attendance at annual meetings. She also highlighted new state regulations affecting condominiums, such as the Division of Florida Building’s authority to investigate insurance compliance and the elimination of unit owner votes for reserve funding methods.

Financial Report

Sharon Dowling presented the financial report, explaining the financial discrepancies in the reserve account, noting that the June statement showed a $9,000 loss, which was inaccurate due to $15,000 in loan projects not affecting the budget. She clarified that the account was $6,200 ahead in June and shared a manually maintained spreadsheet to track reserves on the website, which includes earnings and expenses. Sharon mentioned that the July statement was being revised and that the account was ahead of budget by $10,000, which she planned to verify.

Old Business

South Stairwell Skylight

Sharon highlighted a recurring leak in a stairwell skylight that has persisted for months, questioning the quality of service from the contractor responsible. It was noted that Bange Roofing had been notified and stated PVC parts were ordered, we are hopeful the repairs will be completed soon.

New Canopy for Garage Parking

Sharon Dowling mentioned the ordering of a new garage canopy, which is scheduled for installation in early November, and noted issues with an generator awning installation.

Aloha Side Discussion

The group discussed a non-responsive management company for Aloha. Bonita reported that despite reaching out multiple times, neither the management company nor a former board member had responded. Peter suggested sending a certified letter from the association as a first step before involving legal counsel, while Joe proposed exploring other board members and potentially visiting the management company’s office in Lauderdale Hill. The discussion revealed that two new board members had been elected, but questions remained about the current leadership structure and the management company’s unresponsiveness with a suggestion a certified letter be sent to the board members. Sharon discussed the landscape plan with Emerald Landscape’s Kyle, who proposed replacing the existing hedge with Japanese blueberry bushes at a cost of $5,800. The plan involves removing the current hedge down to the garage and potentially adding a lower fence in a second stage. While some concerns were raised about blueberries falling and attracting birds, Sharon confirmed with Kyle that the berries wouldn’t be a significant issue. The group agreed to proceed with the plan, focusing first on the area near the intercoastal, with further discussion needed on the side of the building. The group discussed purchasing a blueberry bush to evaluate its suitability for their garden, considering factors like placement and potential issues with berries or iguanas. Sharon planned to contact Kyle to arrange for the bush to be planted and observed firsthand.

Elevator Service Company Replacement

Sharon Dowling noted the contract for the maintenance of the elevator with TKE is coming to an end and Southwest Elevator and others will be asked to provide proposals for monthly maintenance. The cab shell renovation will not be considered until the TKE contract ends

Storage Room Doors Replacement

Sharon discussed issues with building doors, particularly the trash room door which needs replacement due to impact door requirements not being suitable for that location. She plans to explore options including a regular door with a shutter for storm protection, and will get quotes for both impact and non-impact doors. The group also discussed future hurricane window installations, with Joe suggesting a small monthly savings plan to build a reserve fund over 10 years. Peter suggested exploring the possibility of installing a single large door at the beginning of the hallway to avoid replacing multiple storage unit doors, which Sharon agreed to investigate further.

New Business

New Building Signs

New delivery signs have been installed with a bigger lettering on the garage gates and a bigger no trespassing sign has been installed on the back gate by the car wash. A new no delivery sign has been installed at the front door.

Insurance Renewal

Sharon Dowling reported that while the insurance renewal did not save the expected $40,000, they still achieved significant savings, switching from Citizens to a new admitted insurance company. She noted that the commercial insurance premium reduced as well as the flood insurance premium. Sharon explained that insurance / loan assessment would decrease for 2026, and the board discussed how property owners would receive invoices for their insurance payments, with Sharon clarifying that auto-debit payments would be automatically updated while EFT and on-site payments would require manual changes.

2026 Budget

Sharon Dowling is in the process of working on the proposed budget and reserves, process has been slow based on financial reporting delays.

Reserve Spreadsheet

Sharon Dowling advised everyone that she had posted a spreadsheet on the community website of the reserves for tracking purposes.

Open Forum

A discussion about renovation of the pool bathroom was put on the wish list including removal of wood paneling, new sink, toilet and lighting.

Adjournment

There being no further business to be brought before the Board, by proper motion by Sharon Dowling, seconded by Joe Dembek the meeting was adjourned at 6:05 PM.

Zoom Link

Zoom Call Video 09.15.2025