| HOMEOWNER BUDGET MEETING SUNDAY, NOVEMBER 15, 2009 Lakeside Lounge~2pm Larry welcomed everyone and thanked them for attending. He also thanked Deb Christina and Connie Connell for putting up the new numbers next to everyone’s door. They did a great job. Larry recapped how we came about to replacing the decks. Adele and Laura did a budget presentation. Jean Stebell asked if this means that there will be more assessments in the future. The board said that many things are being taken care of in hopes of getting caught up on things. Maintenance fees are being increased in order to off-set future assessments. Kate Markham asked if there will be more diligent inspections in the future to check for deterioration before it gets too far. The Board said that is the goal, to catch things while minor repairs can be made, as opposed to total replacement. Bob Markham asked if that was what the maintenance man was supposed to do. Larry Beahan commented that it seemed to be a consensus from owners in the room that an engineer come in periodically to assess the cement and other areas of deterioration. Larry added that he feels that there is too much responsibility put on the Board and staff to monitor these maintenance issues, and feels that an outside company would be a better option. Bob Markham asked why the company he recommended out of North East was not contacted about roof jobs. Adele reminded Bob that she put a note in his door many months ago to let him know that the company he recommended could not be reached when the Board was getting bids for the jobs. Bob said that the company had an answering machine, and he had given the phone numbers to Board member Elmer Kaprolat as well. Adele commented that when she called the company, there was no way to leave a message, as was indicated in the prior communication to Mr. Markham. Adele and a Board member also suggested if in the future such a situation were to recur, that Bob could ask the company to call Edgewater about bidding projects, as we had never heard from them about their interest either. Matt Rhodes asked if it was becoming more common that people are falling behind on payments. Larry indicated that he didn’t feel this was the case, at least not at this time. Janet Greene asked about restoring decks/replacing stairs and attaching them to “old” decks. The Board explained how that process would occur. Larry Beahan asked about erosion control. Jim Walsh and Nick explained that the erosion is being monitored. Nick felt that there was less bank loss this year. Larry said that it was his understanding that erosion in this area is inevitable and that the only possible solution would be plantings along the top of the bank. Jim explained that at the bottom of the bank, some excavation would be required, and stabilization could be done. Larry suggested speaking with the Army Corps of Engineers. Jim has already done that, and spoke with another engineer, and what he had mentioned was their recommendation. Larry had doubts that it would work. Mary O’Leary asked if any idea of costs had been given. Jim felt that a possible figure (just for discussion) would be $75,000-$100,000. Someone said that another assessment would be required. Jim said that it would be the hope that another assessment would not be required, but it could possibly be carefully monitored, and budgeted for. Larry Ackerman reminded everyone that we do not cut the growth on the Lake side of the fence, because that helps keep the erosion down also. Jim Walsh added that the Board is not randomly imposing these fees and assessments, but that these are unavoidable costs, which are absolutely required. Ann Carden asked why the Board did not say specifically which decks and stairs are being slated for replacement next year. Larry Ackerman told the group that there were some unforeseen repairs required on G/H buildings, or more stairs would have been done. However, still to come this fall, will be the replacement of K and J stairs. We are going to monitor the deterioration throughout the winter and make a determination in the spring of which deck to replace and how to prioritize stair replacement. Ann also mentioned that she has paid a significant amount in assessments, but yet there has not been work on her building. Ann wondered why she couldn’t pay at a later time. Steve Holt addressed the group and said that the by-laws would not allow for that to be done. Assessments, like maintenance fees are issued across the board to all owners at the same time. Laura Peacock added that while it would be the Board’s choice to do ALL of the decks and stairs, that it would require $700,000 to do them all…at an assessment cost of on average $7,000 per homeowner. She also said that we hope to paint the deck railings on the upper level to match the others, until the new railing system can be installed. Ann Carden asked when the Lakeside siding would be painted to match the fronts. The Board told her that it will be looked at next spring. Larry Beahan asked if that would include the lakeside walls of those that have enclosures, since the are the exterior building walls, and just because they have been enclosed, they should still be Association responsibility. Adele said that once they are enclosed, they become the unit owner’s responsibility, and she read that stipulation from the contract that all owners sign upon requesting permission for an enclosure. Judy Cash and Jean Stebell discussed a leaking problem into her enclosure, coming from the open balcony above her. Nick has caulked the open balcony above, in hopes of minimizing the problem. Jim Walsh added that the decks/enclosures were never intended to be totally weather- proof, even though we hope they would be. Laura Peacock added that the problem even occurs in her unit, during a rainstorm, and water comes inside her living room window. Jean Stebell asked why the homeowners were being told they had to paint their metal windows. Apparently, there is a rumor going around that it would be mandatory, at homeowner’s expense. The Board explained that it is not mandatory at this time, but that some owners had elected to paint it themselves. Adele added that Bob Markham had also offered to hire out to paint the window trim for owners. One can of metal paint in the brown trim color has been purchased, and could be used for that. Alice Seydel asked about the water pressure. She noticed it takes several flushes in her condo, and Sylvia Colbey feels it isn’t sufficient for showering. Nick explained how high the pressure was (90+ pounds), and put down at the recommended level which is 40-50 pounds. Adele added that the water pressure was causing added stress on pipes and hot water tanks. The Board and staff added that it is the plan to turn the pressure up slightly, but that homeowners also need to adjust to the pressure which is now at a more appropriate level. Many owners said they are already adjusting to the change. Larry Beahan mentioned the water problem he had in his unit recently. He feels that people need to know the agony involved in these water damage episodes, and take measures upon themselves to ensure that these problems do not keep occurring. Jean Stebell thought that it was required that hot water tanks be replaced every 6 years. The Board explained that we can’t make it mandatory, but can recommend. The Board went on to discuss future measures they are putting in place to monitor the hot water tanks and valves. Jean Stebell asked why the downstairs owners have to meet the same 6 year replacement plan as the upstairs owners. The Board responded that water damage can occur downstairs also, even if not as serious. Ann Carden asked how to find out how old the hot water tanks are. Adele responded that she has the age of some recorded in the office, but not everyone has notified her when they have been changed. She also added that there is a plate on the side of all hot water tanks that shows the age. Ann also applauded the Board for doing an inventory of the age of the tanks. Larry Beahan suggested the Association replace all tanks every five or so years, and take it out of association fees. Larry Ackerman said that fees would have to be increased to cover that. Larry Beahan added that it wouldn’t cost owners any more if that were the case, and that at least we would know that all tanks were replaced that way. Mary O’Leary asked if having a pan underneath helps…the Board described some issues with that. MaryEllen Rhodes asked how the roof color is arrived at. Larry Ackerman explained that the Board took it upon themselves to make the roofs charcoal from now on, as it is a neutral color. Joan Morton told the group that they lived at Edgewater before, and have recently moved back. Joan told the group that the issues discussed today are the same as were talked about many years ago. She said that in the past the jobs were done, but the contractors used were not doing quality work. She asked the life expectancy of the current roofs being installed. Larry Ackerman explained that they are 30-year roofs, but we hope to get 15 years out of them. Joan also asked about the pool roof heater, or a future plan for it. Larry said that the Board is looking at solar roof panels, but that too costs money. Joan gave good feedback on new deck design, but asked about water drainage from up to downstairs during rainstorms. Larry explained the deck design, and how it works for water drainage, etc. Elmer Kaprolat asked if any water was coming down through there during the rain, and the Mortons indicated that they are. Laura Peacock suggested that we call Jim Alexander to have him check it out during a storm to make sure it is functioning properly. Joanie said that things look a lot better down here than when they left Edgewater before. Matt Rhodes asked about the hole in K1. The Board explained that the Board made a motion to block up the hole. We have requested our attorney review the by-laws and give his advice, because the owner has involved his attorney also. Kate Markham asked where the other condo fees came from that we used on the budget presentation--if we compared “apples to apples”. Steve Holt and Adele explained that we used the remaining condos in Chautauqua County. It may not be “apples to apples” for condo values, etc--but regardless of price, every condo association has maintenance. Jean Stebell asked what the impact of these assessments and maintenance fee hike is on real estate. Steve Holt explained that it has not had a negative impact from what he has seen. Many owners these days are asking for a financial statement on the Home Owners Association before they purchase so that they can see that improvements are being made and that money is being set aside for them. Steve added that no HOA ever puts aside enough money, no matter how hard they try. He says that every HOA is dealing with assessments, and many of them are very large. Alice Seydel asked if there have been any break-ins or security issues that she needed to be concerned about during the winter months. None that we know of! Jean Stebell asked about the tenant upstairs. The rumor was that she was forced out. Larry explained that she left by choice. Ann Carden said that she feels there are a lot of rumors, largely due to lack of communication. Adele explained that we will be going back to a monthly newsletter. Joan Morton asked the Board to introduce themselves since they have recently returned to Edgewater, and see new faces. Larry Ackerman thanked everyone for their cooperation during this time, and thanked his fellow board members for their help. Jean Stebell commented that this has been a difficult time to be on the Board. Laura Peacock added that the Board has worked together well, benefiting from diverse backgrounds and experience. Larry Beahan asked if the Board has ever considered wi-fi for internet service, which would benefit owners who are only in town periodically. Board members thought it was something worth investigating. Jean Stebell asked about the potential for sewer service coming down here, which she thought she saw in the future. Larry Ackerman said we shouldn’t get our hopes up in the foreseeable future. Janet Greene commented on two things she feels are eye sores. She asked if we could put white light bulbs in the entrance signs. She also asked if the tarped woodpiles along the entrance road could be moved to the far side of the woods where they are less visible. Nick explained that they are homeowners’ woodpiles, but will look into an alternative location. Alice Seydel asked about the sign to be replaced under the Entrance Sign. Adele will call Morrison Sign again to check status. Joan Morton asked about maintenance equipment being stored outside. Is there not enough space? Nick indicated that he ran out of space during summer, however in winter months there is room for storage so that they are out of the weather. Mary O’Leary asked if the blue form should be filled out for maintenance concerns. Yes. Ann Carden asked if we charge rent for the real estate office. Yes. Dave Conroe asked if postage should be increased to allow for more communication. Adele reported that we were significantly under budget for 2009, so we should be covered for 2010 with the budgeted figure. Ann suggested using the website to communicate more information to the owners. Larry wrapped up the meeting and thanked everyone for coming. Meeting ended at 3:35pm |
| EDGEWATER BUDGET FOR 2010 INCOME MAINTENANCE FEES $ 291,446 GRAPES $ 1,500 LAUNDRY $ 3,500 STORAGE $ 6,000 VEHICLE STORAGE $ 1,000 H/O REPAIR $ 1,000 MISC. $ 500 APARTMENT RENTAL $ 6,600 RENTAL PROGRAM $ 6,500 INTEREST CD $ 2,000 INTEREST MM $ 1,000 INTEREST CHECKING $ 50 TOTAL INCOME $ 321,096 EXPENSES: DONATIONS/DUES $ 500 EMPLOYEE MILEAGE $ 1,000 H/O REPAIR $ 1,000 INSURANCE LOSS DED. $ 2,500 MISC. $ 500 OFFICE SUPPLIES $ 2,100 OFFICE EQUIPMENT $ 0 POSTAGE $ 900 TAXES- STATE $ 500 TAXES- FEDERAL $ 100 TOTAL ADMINISTRATIVE $ 9,100 FEES: ACCOUNTING $ 1,200 ATTORNEY FEES $ 1,000 INSURANCE $ 35,000 TOTAL FEES $ 37,000 UTILITIES: ELECTRIC $ 13,000 REFUSE REMOVAL $ 4,000 SNOW REMOVAL $ 3,500 TELEPHONE $ 2,800 CABLE $ 200 WATER $ 11,000 WWTP $ 5,500 TOTAL UTILITIES $ 40,000 MAINTENANCE AND REPAIR: BUILDING MAINTENANCE $ 10,000 CLEANING $ 300 GROUND MAINTENANCE $ 6,000 MACHINE $ 2,500 POOL EXPENSES $ 2,000 SOCIAL AND RECREATION $ 500 ROADS $ 4,500 TOTAL MAINTENANCE & REPAIR $ 25,800 PAYROLL: OFFICE STAFF $ 29,400 MAINTENANCE $ 27,600 EXTRA MAINTENANCE $ 20,000 IRA- COMPANY CONTR. $ 1,500 HEALTH INSURANCE $ 2,500 PAYROLL TAXES $ 10,500 TOTAL PAYROLL $ 91,500 RESERVES: (specific projects TBA) TOTAL RESERVES $ 117,496 TOTAL EXPENSES: $ 321,096 |
| We’ve had a couple of units damaged due to water leaks in the last month. PLEASE, PLEASE, PLEASE turn your water OFF if you are leaving Edgewater for more than a day! The Board will be discussing potential ideas for reducing our liability where this damage is concerned. It is costly to everyone, and something as simple as turning your water off could reduce these costs and inconveniences for your neighbors. Thank you for your attention to this very serious matter. |
| Please test your smoke detector to make sure it is functioning properly! |
Resident Information
Edgewater Condominium Association
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| Earlier this month, we had plumbing work done in the basement of the pool building. Thanks to all residents who were very patient the day we had the water turned off. Part of this work was the installation of a pressure-reducing valve. It is the opinion of the “experts” that part of the reason pipes and water tanks have been failing at a rapid rate is due to the excessive water pressure (which was almost double what it should be). As a result, you will be noticing a reduction in water pressure. Believe it or not, this is where it SHOULD be, but it is a significant difference from what it was. Please be patient and try to adapt to this appropriate level. We appreciate your cooperation, and hope that this modification will help with our water problems...however, this does not mean that other measures (such as replacing old tanks, pipes, valves, and turning off the water when away from Edgewater) should not be taken. |
| Edgewater Condominium Board of Managers Monthly Meetings Called to order by: Larry Date: Sunday, November 15, 2009 Time: 12 Noon Location: Lakeside Lounge Members Present: __X___Larry Ackerman– President __X___ Jim Walsh—1st- Vice President ___X__ Elmer Kaprolat—2nd- Vice President __X___ Laura Peacock – Treasurer __Ex___ Mark Johnston—Secretary __X___ Adele Harrington– Administrator __X___ Gene Nicolas—Maintenance Supervisor GUESTS: Dave Conroe—thanked the Board for the approval to get bat situation addressed in his F10 condo. Dave thanked Jim Walsh for his support of the homeowners. Dave also commented that the insurance coverage is difficult to get. Steve Holt—was present at meeting to assist with budget discussion with the homeowners, if necessary. Because Steve is familiar with many local HOAs, he can shed light on our situation and how similar it is to all of them. Steve spoke during the Board’s meeting prior to the arrival of the H/O and gave examples of other projects/budgeting that other associations are dealing with. Minutes from the previous meeting: Motion to accept: Moved: ________Laura________ Seconded: ______Elmer____________ Approved: _______X____________ Disapproved: ______________ Maintenance Report – Gene Nicolas Winterized half of basement; will winterize the remainder in near future. Keeping watch of dissolved oxygen numbers at WWTP, as readings have been lower than ideal lately, partly due to lower population. Laura asked who would be working throughout the winter. All guys are working a few hours a week still. Dave and Denny are both available for snow removal, and possibly Chris. Plumbing work in basement is completed. Water pressure is set at 45 pounds…we will increase it slightly, but it is closer to where it should be now. Pressure was way too high before, and likely causing problems with broken pipes and water tanks. Larry asked if the floor was dried out now by the plumbing work. In the Spring, there may need to be some foundation/drainage work done around the rec. building to minimize the water seeping into the basement. Cut up some trees for firewood Picking up leaves and piling up to make top soil. Laura inquired about the broken seals on the lower lounge windows. She asked Nick to assess the problem over the winter months and report to the Board if he thinks repair or replacement is necessary. Nick will take a look at upstairs apartment and see if it is rentable for January. Laura mentioned a dead tree on the lake side behind F5 and D1. Administrative Report – Adele Harrington Water leak updates—Adele updated the Board on the recent water leaks Related insurance issues—deductible is going to $5000 for all water claims Insurance renewal –is underway, again through CAU. They are willing to renew, with similar premiums, and the deductible increase. The Deuink Agency is also preparing a quote for an insurance policy. In other water-related discussion, Adele encouraged the Board to take a hard line on water issues. Valves need to be replaced, in an easily accessible area so that owners can easily shut off their water when they leave Edgewater, even for the day or overnight. A by-laws change should be considered to make it mandatory for homeowners to cover the Association’s deductible for these claims (HO-6 coverage). This would save owners money in the long run, because this coverage is very inexpensive, while owners maintenance fees will have to increase even more to cover these pricey deductibles for multiple claims each year. Our attorney will be consulted for his input also. Budget presentation for homeowners meeting—Adele and Laura showed the Board the budget presentation they prepared for the homeowners. FYI bids submitted by Alexander Construction for Apartment deck/stairs and Office building roof. Elmer also brought bids from Mike Dotson for various projects on the grounds. Treasurer Report – Motion to approve _______Elmer_________ seconded _____Jim_________ Carried____X_________ Committee Reports: Personnel – Board of Managers—Larry Ackerman Maintenance Supervisor job description—will review and table until next month. Rules & Regulations – Laura Peacock no report Buildings and Grounds— Jim Walsh no report Social and Recreation— Elmer Kaprolat no report Reserves— Mark Johnston/Laura Peacock no report Correspondence: Morton dryer vent request—Laura made a motion to approve the vent through the front, back, or side, so long as the vent is no larger than a standard dryer vent hose (4 inches) and the exterior vent plate patches the brick or exterior siding. Jim seconded. All were in favor. Morton enclosure request—There was much discussion regarding winter heaving issues with the concrete, and the stability of the unit with the interior wall removed. Elmer made a motion to reject the plans submitted, Jim seconded. Laura felt that more discussion was needed. Jim and Elmer voted yes on the motion. Laura voted no. Old Business: Capital projects Bat removal—Jim made a motion to proceed with bat removal, Laura seconded. All were in favor. The Board asked Nick to talk to contractor when he is here, about where the bats are getting in, etc. Elmer asked for an audit update. Things are still proceeding, but they need additional information that Adele did not have time to compile this week. Larry was in contact with the CPA, and has listed Laura as the back-up contact person while he is in SC for the winter. Larry mentioned that Craig Barber will be providing us with a proposal for deck preservation. We don’t know the details yet, but he seems excited about the potential work and how it would help preserve the decks. Adele suggested that Laura get bids for the drywall work in her unit that needs repair due to the water leaking into her unit. She will get bids from Scott Wingerter and Jim Alexander. Adele is going to look at the prior meeting minutes to see who is responsible for staining the deck on Lakeside of F. Craig Barber is going to assess all remaining roofs to let us know which may need repair, and in which order New Business: Water shut-off valves and related action—covered previously under Administrative Report. Larry explained to the Board that there were some unforeseen repairs required on G/H roof. As a result of additional repairs and after reassessing the financial numbers, we will only be replacing two sets of stairs this fall, instead of four. Next Meeting: Saturday December 12th 9am Next Homeowners Meeting: TBA Motion to Adjourn ___Elmer______ _____Jim________ Time: 1:45pm |