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 – absent
Joe Dembek – present
Ann Baldassare – present
Mike Bisaha – absent
Richard Fox – present
Barb Phillips – present

Management Present

Bonita Vandall, LCAM, CMCA, AMS, CBA, PCAM from The Wright Community Management, LLC.

Proof of Notice of Meeting

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

Reading of the previous meeting minutes or motion to waive the reading of the minutes and accept as written: By proper motion by Joe Dembek, seconded by Richard Fox the meeting minutes of 3/16/2026, were unanimously approved as presented.

Management Report

Bonita Vandall, Manager from The Wright Community Management, reported on roofing maintenance, elevator inspection being delayed until after the elevator ropes can be replaced, and cleaning staff changes once background checks clear for new cleaner just hired.

Financial Report

Sharon Dowling reported that the March financial statements are delayed due to a system error and will be posted online once available. She also noted that the audit has been completed and will be uploaded to the website when finalized.

Old Business

Elevator Maintenance & Inspection

Sharon Dowling reiterated that once the elevator ropes are replaced then the Annual Inspection will be scheduled. The elevator will be out of order for 2 days during the rope replacement. The board also discussed an upcoming two-week+ elevator cab replacement scheduled for mid-June, which will require residents to plan accordingly.

Unit Inspections for Impact Windows and Doors

In mid-April the board hired Fleet Inspections to do a preliminary inspection of the common areas and any unit that did not provide a valid wind mitigation report showing Code-A compliance. The initial report showed that all but 9 units were Code-A compliant and the lobby windows and doors need to be addressed. After the initial inspection, Fleet Inspections returned to do the final inspection for units that were compliant and asked for a new wind mitigation report.

The board discussed mandating all units have impact windows and doors for compliance, with Sharon Dowling emphasizing the need to complete the work by July 2027. The discussion revealed that insurance savings were previously estimated at $50,000 but may be lower. However, more insurance companies will offer coverage once the building is Code-A compliant, which is beneficial and will offer competition. Ann Baldassare shared that she recently replaced windows and doors at a cost of approximately $10,000, excluding sliders. The board is investigating new windows and doors for the lobby to be Code-A compliant. The board previously investigated panel shutters with hooks for the lobby, though this would require storage, installation before storms, & removal after. The hooks on the building may also distract from the look of building.

Aloha Side Discussion

Regarding fencing, the board will continue looking into options and get additional quotes before deciding.

Social Patio Furniture

At the March board meeting, owners discussed concern over the cost of the furniture options that were presented since this furniture does not get a lot of use. Sharon Dowling found a cheaper option of HDPE furniture for approximately $1500 for 2 tables and 12 chairs. Unfortunately, this option required assembly and thank you to Peter Tedone and Bill Todd who spent an entire day building the new furniture. The board approved this purchase.

Additional Sea Wall Lighting

The board discussed that the new seawall lighting has not been ordered yet, and other options are being considered for solar downlights.

Bike Room Preparation

Joe Dembek presented plans for the bike room, noting it could accommodate 9 bikes if hung from the ceiling, though they need to conduct a survey to determine the actual number of bikes and usage patterns before proceeding with implementation. There are plans to reorganize the bike room, including cleaning it out and potentially installing new bike racks at a cost of $60-70 per rack. Bike Room rules and regulations will be forthcoming.

New Business

Internet Improvement

Sharon Dowling reported improvements were made to the internet connection in the social room, which now includes cellular backup and should be more reliable. The access point was relocated to the garage area for signal improvement at the pool. The TV service was discontinued due to cost but streaming services can be used for TV watching.

Building Class A Status Discussion for Insurance

Sharon Dowling shared information about becoming a Class A impact building, which could result in a 10-15% reduction in insurance premiums and open coverage to more carriers. She noted wind mitigation reports are only valid for 5 years and recommended owners keep track of expiration dates for compliance. The board also discussed a mandate for units to achieve Grade A compliance by July 1st of 2027, noting that while this timeline might be challenging, it’s necessary for the building’s insurance renewal in August. Sharon Dowling proposed bringing in multiple companies to provide quotes for necessary improvements, particularly highlighting a vendor that previously completed work within 10 weeks. Sharon emphasized that compliance is mandatory under Florida law, and while the board will assist with finding contractors and obtaining better group rates, those who refuse to comply may face legal consequences. Personal insurance on your condo will be less with a valid Class-A wind mitigation report.

Pavement Sealing

The board discussed resealing the parking lot, repainting the parking lines and wheel stops in the garage. Bonita Vandall agreed to contact the previous contractors to obtain a quote. The board also noted that several curbside wheel stops in the parking lot are damaged and require repair; Bonita indicated that some had already been replaced during the last paving work and that contractor will be asked to include in quote for sealcoating.

Additional Cameras

The board discussed adding five additional cameras for security, which will increase the monthly rental fee from $106 to approximately $200. Sharon Dowling is going to try to negotiate the $995installation fee that was quoted, since the initial installation a few years back cost $499. By proper motion by Barb Phillips, seconded by Richard Fox, with no objections, motion was approved.

Open Forum

Parking was discussed. The board also debated whether to mandate unit insurance but decided to gather more information and table this item, noting that while individual insurance isn’t currently required by Florida, unit owners are responsible for their own damages and could face liability claims.

Adjournment

There being no further business to be brought before the board, by proper motion by Barb Phillips, seconded by Sharon Dowling the meeting was adjourned at 6:15 PM.

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