Board Call

11/26/12

6:30pm

Get a letter out to owners this week!

Tomx, Joex, Rayx, Vincex, John Ross

  1. In order to optimize communications, owner inquiries/questions need to be organized into an FAQ document. Commonly asked questionswith standard answers need to be organized, approved, and distributed to the owners this week.
  2. Rather than respond to each individual inquiry, we will use the FAQ document to communicate general guidelines and rationales for repair requirements and timelines, as well as insurance items.
  3. Based on the Association Bylaws, the Board believes it is responsible to maintain the common and limited common elements, and based on this principle, has issued Garage/Utility Room Repair guidelines. In addition to the substantial health risks untreated water damage poses to all residents and owners, it is expected that every bank/home inspection following the widely covered Hurricane Sandy will focus specific attention on mold. In order to preserve property values, this important health issue must be addressed in a timely manner.

FAQs:

  1. What is the condo insurance going to cover? [John Ross needs to provide this answer based on information from our insurance agent]. John: This is critical information and is long overdue: 28 days have passed since Hurricane Sandy (Oct. 29th)-and the clear, concise answers that the Board needs to provide owners is still forthcoming. Immediate action is needed here.
  2. Why are we required to make these repairs? If not properly treated, water damage to the garages/utility room drywall will create a prime environment for mold, which will expose owners/residents to significant health risks. Please refer to the Brigantine Police web site for required water damage repairs for further information:
  3. Who can help with repairs if owners can’t make them on their own?An owner suggested that we go out for bids to make the drywall repairs (remove/spray bleach) for owners who aren’t able to do it themselves. We think this is a good idea. [John: please solicit bids from Weico, Eagle—negotiatethe best “group” rates, include rate/preferred vendors with contact information, and then owners can then contact the vendors on their own.]
  4. Can owners get an extension on the repairs? No. It is a violation of the fire code to leave drywall off for longer than a month. For this reason as well as the health risks associated with mold, we must expedite the inspections and drywall replacements. Owners who are going to be away should make arrangements with a contractor to replace the drywall once your garage has been inspected. [Lawyer to provide guidance on this next sentence: Should a fire occur, the Board will hold owners who do not replace the drywall within the proscribed timeline responsible for damage from any fire originating in their unit.]_
  5. Who will do the inspections? Licensed home inspectors will do the initial inspections. John Ross, CEO of Pinnacle Property Mgmt. will do the second inspection to ensure that the drywall has been replaced.
  6. What will be done with unoccupied/foreclosed units? The Board will manage the repairs and charge the units for all costs. Placing a priority on the health and safety of residents, the Board believes the repairs must be made immediately. [JOHN: Should Eric Mann manage the communications with the Banks/Trustees? We also need Eric Mann to advise us on the position we’re doing here.]

NOTES:

  1. Tru-Temper Back Door: request to replace the utility room back door. Tom believes this door is no longer available through Home Depot. Ray recommends that we need to select a standard door available through Home Depot—get a style that’s compatible with the front door—approve the Home Depot Door Model # 735641 JELD-WEN Premium 9-Lite (2 vertical raised panels at the bottom).

  1. 39th Street car fire-repairs to the building- [John: Eric Mann-advise us on what recourse do we have?]
  2. Dumpsters on 39th and 40th: Ray thinks we’re ok here.
  3. John: We’re disappointed in the delayed response on a number of items, particularly the insurance items. The questions we asked initially following Hurricane Sandy—e.g., what is the condo insurance going to cover—were asked the week after the hurricane. The Board should have been able to answer these basic, legitimate questions before now (28 days after the hurricane). John: we’re dependent upon you—please get us the answers we need.
  4. We’ve set up a second call this week—Thursday: 6:30pm. John: pleaseplan to be on the call with definitive answers, recommendations, and comments to the questions and content above.