1. Repairs to 31 Balconies and Railings.
The repairs to the 31 balconies are proceeding very well. We discovered an issue with paint splashing on the sliding doors and etching into the glass window. The contractor is investigating a solution to this, but will remedy the problem going forward by protecting the glass doors. The Board reviewed estimates from the contractor to complete the remaining repairs to other balconies/railings. We will be discussing the proposals further with the contractor to diminish the scope of work to reduce the cost of these additional repairs. This work is needed to maintain the integrity, safety, and appearance of the building.
2. Assessment in 2012.
Paying for the repairs to the balconies and railings will deplete the money in the reserve account and we will have to do an assessment beginning in January 2012 to replenish this account. The Board is proposing that the assessment be paid over a 6 month period rather than in a lump sum. More information about this will be provided at the Annual Meeting on October 31, 2011.
3. Excessive Water Bills.
Joe Yetsko reports that there has been a big reduction in the most recent water bill. Last month, the water bill was almost a third lower than the month before. We believe that repairing the faulty shut-off valve on the cooling towers, fixing toilet leaks, and addressing a filter leak problem in the pool has addressed this issue.
4. Dehumidifier on the 7th Floor.
We have continued to investigate a solution to address the humidity and heat on the 7th floor that occurs during the summer months. Cullum H/AC has measured the temperatures in the attic and on the 7th floor. They believe a possible solution may be to reroute the cool air passing through the vents so that more air goes directly to the 7th floor, thus reducing the heat and humidity during the summer months. We are waiting for Cullum to provide a proposal.
5. Resurfacing of Terraces on 2nd & 3rd Floors.
Joe Yetsko and his staff have made good progress in resurfacing and sealing the terrace flooring on the 2nd and 3rd floor terraces (East exposure). To protect the sealed surface and avoid discoloration, we need all plants to be placed on plant stands. Joe Yetsko and his staff will purchase the number of plant stands required and install them. Each owner will be charged for the number of plant stands required on their section of the terrace and a bill will be included in their regime billing statement. Again the Board asks that these owners keep their terrace area clean and in compliance with the rules and regulations for the terraces (limited common elements) that are posted on the FSH web site: https://fortsumterhouse.org/?page_id=110.
6. Annual Meeting on October 31, 2011.
There will be two amendments to vote on at the Annual Meeting this year. A 2/3rds majority vote is required to pass these amendments. The first proposed amendment is to limit the usage of commercial space on the 1st floor. The second one is to require a minimum of 6 months for rental of an apartment.
7. Pressure Washing the Building.
The Board is in the process of getting estimates for a staged pressure wash to commence after the completion of repair work to the balconies and railings. Please note that the pressure washing will not include window washing of individual units or any storm windows.
8. Flood Insurance Coverage.
Joe Yetsko recently received some inquiries about what exactly is covered by our flood insurance policy. I sent an inquiry to our insurance agent and received the following reply. If you have any questions about this, please contact Joe Yetsko or post a reply on the FSH blog.
The RCBAP (Residential Condominium Building Association Policy) is a Federal Flood Program for Condominiums administered by the National Flood Insurance Program (NFIP) and underwritten and serviced by multiple servicing carriers. The rates are determined by the Federal Government and are uniform for all carriers. The maximum limit available for the RCBAP Building policy is $250,000 multiplied by the number of units, or the replacement cost, whichever is less. Coverage for personal property owned by the association (such as furniture in a clubhouse) can also be purchased and is paid on an actual cash value (ACV) basis. The RCBAP covers all building items, regardless of who installed them, when they were installed, or whether they are like kind replacements or upgrades. Unlike Condominium Property Insurance Policies where the Master Deed spells out the insurance responsibility of unit owners to potentially cover items such as carpet, paint, wallpaper, appliances, cabinets, and air conditioning units, the National Flood Insurance Program (NFIP) policy is not bound by a State statute or Master Deed. Therefore, items inside a unit such as paint, cabinet upgrades, wallpaper, air conditioners, and even newly installed interior walls are all covered by the RCBAP. The RCBAP does not cover unit owner contents but unit owners are free to purchase their own Flood Insurance to protect their own contents.
9. New Employee.
We have added Michael Brisco to our FSH staff. Michael will be assisting Lanwood with the maintenance of the building.
10. Fort Sumter House Web Site.
We post the Board meeting summaries and other information of interest for FSH owners on the Fort Sumter House web site and blog located here: https://fortsumterhouse.org/.
Attendees: George Boniface, Beth Dixon, Joy Jarvis, Dick Donohoe, Jay Jacobs, Joe Yetsko