Certifying of Quorum & Call to Order

A quorum of 24 present in person or by zoom, the Annual Meeting was called to order by Sharon Dowling, President at 2: 03 PM.

Board Members Present

Sharon Dowling
Peter Tedone
Anna Enrico
Barbara Ellis
Dennis Rosenfeld
Rik Shafer

Board Members Absent

Mike Bisaha

Management Present

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

Proof of Notice presented by Sharon Dowling, President.

By proper motion by Barbara Ellis, seconded by Peter Tedone the Annual Meeting minutes of 3/1/22 were unanimously approved.

Year in Review was reported by Sharon Dowling.

Year In Review March 2022 – January 2023

Building Entry

• The FOB System call volume was adjusted so owners can hear who is calling them easier.
• Anyone still experiencing issues with allowing access via their phone and the fob system, it is caused by your phone frequency. Older cell phones may have issues. Reminder: when you receive a call from the call box, press 9 to allow entry and then hang up. Also make sure the number for the call box is in your contact list so it is not considered as spam by your carrier.

Electrical

• Blue Water Electric onsite throughout the year for exit sign issues, stairway lights, sensor issues, etc.
• In September Blue Water Electric installed emergency lighting in the lobby and in the social room.

Landscaping

• The plants in the pots by pool were replaced with fake flowers due to the Iguana issue.
• Natural Greenscapes replaced a few plants in the front that died over the summer.
• The back grass has a fungus and will need replaced.

Pest Control

• Pest Relief was onsite for rodent issues inside several units discovered in the fall. Pest Relief continues to treat the common areas for bugs and rodents bi-monthly.
• The Ficus along the Aloha side are very old and over the summer they really started to decline. We discontinued treating the plants for white fly over the summer because of this decline. The board is investigating options either to replace the hedge with new plants or to put up a white fence between the properties.

Plumbing

• Paradise Plumbing onsite several times in March for sewer pipe backup in the garage. The stack pipe connecting to the main sewer pipe had an obstruction and was cleared.
• In May the elevator pit filled with water due to a float issue on the sump pump. Paradise Plumbing pumped out the water and a new float and oil detector were installed.
• Paradise Plumbing onsite in October to change out the clean out openings on the stacks in the garage.
• Paradise Plumbing onsite in November to repair a leak near the lobby A/C unit outside.

Roof

• Advanced Roofing onsite for annual maintenance in March and minor repairs were completed.
• The flat roof was replaced over the pool bathroom and storage area.

Pool

• In June Florida Pool Leak repaired leaks found in the pool.
• Crystal Pools resurfaced the pool in January. This cost is in the 2023 budget.

General

• NextGen Management changed their name to The Wright Community Management.
• Glass railings and lobby windows were cleaned several times by Fish Window Cleaning.
• Anthony Lock & Safe onsite several times to fix various locks.
• Hillman performed quarterly maintenance on the generator.
• MA Construction issued a refund of $300 for new grates that were never delivered.
• Joe Taylor Restoration was called in when two separate water issues occurred in March starting on the top floor. All units dried out quickly and damages were minimal.
• Fire Ranger inspected all the fire extinguishers in March and some replacements were required.
• Genset onsite in March to install new batteries and catwalk pull stations.
• Genset onsite in May to install a Silent Knight Cellular Dialer to replace the phone line dialer that was causing issues triggering the alarm.
• The elevator inspection done in May found the elevator cab hatch in need of repair. The entire cab is encased in wood which has termite damage and water damage. Quotes for replacing the cab with stainless steel is still a work in progress.
• Genset onsite in May to replace a bad sensor and heat detector on floor 5. The fire alarm went off several times in 2 days before the fix.
• Genset onsite in June to replace a bad sensor and heat detector on floor 7.
• In June the elevator was having issues and one entrapment occurred. After several attempts by TK Elevator to find the problem, they found a small round bumper that had fallen into the equipment and that is what was causing the issues.
• In June the trash rooms on each floor were cleared of all items not tagged for ownership. The trash rooms are not meant for personal storage. Bikes and beach chairs are permissible but must be marked.
• In July Nouveau Elevator replaced the elevator escape hatch.
• In July Boca Development Group installed new arms on the catwalk stair doors.
• In July Fleet Inspections did a wind mitigation report for the building.
• In July APlus Construction began the permit process for repairs needed to pass our 40 year certification. The city required that TRC Engineering oversee the project.
• In July Pest Depot did a termite treatment on the wooden cab exterior of the elevator.
• Genset onsite in August to perform the annual alarm inspection.
• The commercial insurance on the condo building renewed in August with a 100% increase in premium.
• We passed our insurance inspection in September, but the inspector required emergency lighting be added to the social room and to the lobby.
• In September the water pump room sump pump failed and the room filled with water from a leaking pump. RWK Pumps took care of the repairs and rebuilt the pump.
• Late September, APlus started the 40 year certification repairs on the concrete.
• The grill was cleaned, and parts replaced by Grilltor in November.
• In November, Pipe Lining Technologies did a camera inspection on the sewer pipes under the garage floor.
• The 40 year building and electrical certifications were completed in November.
• Due to the insurance increase and other unexpected expenses, a budget deficit assessment was needed in November.
• Bass United onsite to perform the annual fire pump backflow inspection in December. Some repairs were required.
• The side windows are being cleaned twice a year by Window Leaders. Last cleaning was in December.
• Ecolo Oder Control onsite for trash chute cleaning in December. Some repairs are required which will be scheduled in the first quarter of 2023.
• Underground Specialists Inc, hired by Comcast, ran new cable line to the building and replaced the broken cover of the transformer in the car wash area.
• In December the board voted to move forward with pipe lining for the sewer pipes under the garage floor. Work is expected to be done in June of 2023.
• In December the board moved forward in securing a $250,000 line of credit that will convert to a loan after a 12 month period for the pipe lining project and possibly other unexpected issues that may arise.
• Late December the elevator started getting stuck and unresponsive. Over the holidays, the elevator was reset when this occurred. TK Elevator finally discovered a loose wire near the door hold button in the elevator cab that was causing the issue.
• Due to the huge increase in the commercial insurance, some owners requested the insurance be broken out as an assessment for 2023 for tax benefit purposes.
• Michael Wright was promoted to a management position at Wright Community Management at the end of January and our new cleaner is Sandra. Mike will be stopping occasionally to inspect the property. A lockbox has been installed in the dumpster room to hold the building keys for the cleaner so the keys stay onsite.
• The board is preparing for the next mandated building inspection and mandated reserve study that must be completed by the end of 2024.

Officer Reports

Anna Enrico provided financial breakdown as of December 2022.

Peter Tedone addressed the premature deterioration of the paving job and that the board will be examining the recourse with the contractor that did the work.

2023 Board of Directors

It was reported five (5) unit owners had provided their intents to run, based on this there is no election, and all are appointed to the board.

Board Members are as follows:

• Sharon Dowling
• Anna Enrico
• Joseph Dembek
• Dennis Rosenfeld
• Barbara Ann Ellis

Two appointments to be made at the Board Organizational Meeting.

Other

Sharon discussed the new legislative requirements of the SIRS study and the Milestone inspections. The board and management answered questions concerning the process. Building painting, new pipe lining, new generator installation, possible new fence installation and pest control, etc., was addressed.

Adjournment

Barbara motioned to adjourn the meeting, seconded by Sharon the meeting was adjourned at 3:14 PM