Board Meeting Monday Nov. 8th
November 5, 2021
BOARD OF DIRECTORS MEETING
Monday November 8, 2021
Agenda & Report
6:30PM – CLOSED SESSION
The Board is scheduled to meet to discuss rule violations, pending litigation, Unit Owner account issues and personnel matters.
7:30PM – OWNER FORUM
The Board of Directors and Management will welcome and address feedback and questions from Unit Owners.
CALL TO ORDER – Board Meeting Open Session
The meeting chair, expected to be Board President Michael Parrie, will call the meeting to order.
Confirm Quorum
The meeting chair will confirm a quorum of Board Members is present. Board Members and representatives from Management will be introduced.
Commission Reports
Commission chairs or members so designated will be invited to update the Board and Owners on business and activities.
Board Report
The meeting chair may give a report on current Association business and activities of interest.
Action Items
- Closed Session Business
This agenda item is provided for any resolutions proposed resulting from Closed Session discussion.
- Minutes – Board Meeting October 11, 2021
Attached to the meeting report for Board Member review, are the proposed minutes from the Board of Directors Meeting held on Monday October 11, 2021, as submitted by Timothy Patricio, Property Manager for Board consideration.
A sample motion: “I move the Board of Directors of the Park Tower Condo Association hereby approves the minutes from the Board Meeting held on Monday October 11, 2021.”
- Boiler Maintenance
Attached to the report for Board Member review are four new proposals for seasonal maintenance of the main heating boilers. A contract had been approved for 2021-2024 with WJO’Neil, however, throughout the maintenance season for our boilers this summer and fall, our team ran into several obstacles. Ultimately we found after several meetings, some key requirements from our RFP were not being honored, and the contractor was unwilling to add the activities to their tasks without additional expense. They were willing to do the work this season at no additional cost, and willing to allow us to rebid the contract without challenge.
The RFP was updated and distributed to 6 contractors including WJO’Neil. One contractor declined to bid, and WJO’Neil was disqualified due to our dissatisfaction with their handling of the present contract. The proposals were as follows:
Hayes Mechanical $11,880/year up to 3 years
Kroeschell Service $33,112 year 1, $34,936 year 2, $36,860 year 3
Oakbrook Mechanical $17,664 year 1
Quality Mechanical $11,725 year 1
Our engineer is most interested in pursuing either Oakbrook Mechanical or Hayes. But he is presently reviewing details to insure the contracts will be consistent with our RFP. Also, with Oakbrook, we would be more inclined to pay a higher rate if they will lock it in for 3 or more years, or give us budget figures for future periods.
Hayes and Quality have attractive numbers but their proposals are a bit scattered. If the engineers questions come back with satisfactory responses, we might be inclined to work with Hayes for one year with the agreement that satisfactory performance will lead to agreeing to years 2 & 3. However, Oakbrook has worked here in the past and knows our boilers. We believe their technician knows our equipment inside and out and so it could be a value added opportunity.
We would like to wait to suggest a direction and motion at the meeting.
- Power Rodder Replacement
The plumber requests replacement of the buildings power rodder. It is no longer operational, not efficiently repairable and predates my tenure at the building. With the appropriate accessories this equipment allows the plumber to power rod up to 100-200’ of plumbing.
Two quotes are attached to the report for Board Member review, and we are awaiting a third:
Global Industrial Supply $4225 estimated after tax
Global Test Supply $3446 estimated after tax
He is also requesting a budget of $500 for accessories including 100’ extension cable and cutting attachments. So, while we await the 3rd bid, we’d suggest a budget not to exceed $4000 for this equipment to be purchased.
This had been on the engineer’s ‘wish list’ for the upcoming years budget, however, after learning why and discussing this with the plumber, we suggest purchasing it this year. Overall, we are operating very favorably to budget so the funds are available. But, even one major event could that would have to be outsourced, could save more than the value of purchasing this equipment. This is a device a building such as ours should have on hand, let alone a building with its own licensed plumber.
A sample motion: “I move the Board of Directors of the Park Tower Condo Association approves a cost not to exceed $4000 for the replacement of the industrial power rodder and accessories.”
- Construction Requests
Attached to the report for Board Member review are remodeling packets for the following Unit Owners’ construction projects:
805 – Bathroom Remodel
2910 – Bathroom Remodel
3211 – Hard Flooring Install
3911 – Hard Flooring Install
5107 – Bathroom Remodel
5406/07 – Bathroom Remodel & Hard Flooring Install
A sample motion follows: “I move the Board of Directors approves the remodeling plans of units 805, 2910, 3211, 3911, 5107 and 5406/07 as submitted by the unit owner, following the recommendations of the chief engineer as outlined in their written specifications and in accordance with the Rules and Regulations and remodeling guidelines of the Park Tower Condo Association.”
Business Reports
- Treasurer’s Report
Attached to the Report for Board Review is the September 2021 Balance Sheet and Statement of Income & Expenses as reported by the Habitat Company.
Fund Balances End of September 2021
Operating assets totaled $1,436,121, and the Reserve cash and investments were $3,002,168 for a total of cash and investments of $4,438,289.
September 2021 Revenue and Expenses
Total Operating Revenue: $537,566
Total Operating Expenses: $436,184
Income (Loss) From Garage: $26,214
Contribution To Reserve: $146,508
Total Surplus/(Deficit): $(18,923)
- Management Report
Business and Activities – Property Manager Tim Patricio will review current business and activities of interest.
Engineer’s Report – Property Manager Tim Patricio will review items of interest from Maintenance.
Recent Sales Activity – Property Manager Tim Patricio will review the most recent Sales. The current Sales & Lease reports are attached to the meeting report for Board review.
ADJOURNMENT
There being no further business, the Board will consider adjourning the meeting.
A sample motion: “I move the Board of Directors adjourns the November 8, 2021 Board Meeting at ____PM.”
OWNER FORUM
The Board of Directors and Management will welcome and address feedback and questions from Unit Owners.
The next Board Meetings are scheduled for Saturday November 13th and Saturday November 20th at 9am, and Monday November 22nd at 7:30pm.
About the Author: Tim Patricio
Park Tower Horizons
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