MINUTES OF A MEETING OF THE
BROOKRIDGE CONDOMINIUM AND HOMEOWNER’S BOARD OF DIRECTORS
https://sites.google.com/site/brookridgehoa/Home
A meeting of the Brookridge Condominium Board of Directors was held on February 22, 2022 at Ann Gittelman’s house. Present at the meeting were: Paul Spindel, President; Monica Teuscher, Vice President; Leslie Molinoff, Secretary; Paul Roberts Treasurer and Ann Gittelman, Board Member at Large - all of whom are Directors constituting a quorum. Also present was Tom Pallman, Property Manager. Paul Spindel acted as Chair of the meeting and Leslie Molinoff took the minutes.
CALL TO ORDER AT 5:33 PM.
Minutes of the Board Meeting held on January 11 , 2022 were approved and have been posted.
TREASURER’S REPORT -
Cash Balances as of January 31, 2022
NCB Operating Account - $34,955
NCB Reserve Account - $122,745
Signature Bank MM Account (1893) - $24,542
Signature Bank CD Account (3372) - $250,026 (Note: CD matures March 2022)
Signature Bank CD Account (8283) - $381,371 (Note: CD matures May 2022)
Total cash - $813,639
We are currently running a surplus of $12.5k.
EXTERIOR UNT PAINTING PROJECT UPDATE -
As reported last month, we have awarded the contract to CertaPro. The contract is now signed and the deposit paid. Weather permitting, our hope is to begin the preparation of the units for painting in early April as CertaPro has estimated this to be a 3 month project due to weather conditions. The following is now underway:
1. The Board has approved 3 potential paint choices to share with the community for a vote.
2. The Board will be sending the community the 3 photo shopped color renditions within the next couple of weeks for your review. Shortly following the distribution of the computerized renditions, Certa Pro will paint a unit or two with the suggested colors for you to see the colors “live.” Certa Pro needs 5 consecutive days of over 50 degree weather to do these paint samples for us. We will do it as soon as possible.
3. We will then have a community vote to choose amongst the proposed color schemes and whichever scheme gets the majority of votes will then become the approved choice. We anticipate completing the color scheme selection by the end of March.
What happens before we paint? Here is a restatement of what we outlined to you last month:
1. CertaPro will prep the units prior to painting, but the Board will also send an email prior to the start of the project with suggestions on how best you can prepare your home. If you need help accomplishing these tasks, please contact the Board and we will assist you as best we can.
2. We strongly recommend that you do not start any special gardening or deck projects until after the painting project is completed.
3. If you are in the process of upgrading or replacing your garage doors, please let us know so we can plan for that.
4. The Board has approved a $1,200 allowance per unit for wood repair work prior to painting.
As CertaPro is preparing the units for painting they will also advise on necessary wood repair work. The Board will pay for the first $1,200/unit of wood repair work required per unit but the unit owner will be responsible for any remaining cost. If the unit owner is unwilling or unable to pay that balance, the Board will determine with CertaPro how to allocate the $1200 under the following guidelines:
We have hired an independent consultant/architect to represent the community as “project manager” for the painting project. As CertaPro reviews each unit for potential repair work, our project manager will review their proposal before submission to the unit owner and then oversee the work done by CertaPro. The project manager will advise what repair work is most necessary and, if warranted, suggest alternatives to CertaPro. After the $1,200 is allocated, it will be the responsibility of the homeowner to determine if they are willing to pay for the balance of the repairs or if they would rather have CertaPro simply paint over the proposed repair work. There will be no guarantees to the longevity of that work. With the exception of mitigating circumstances, the Board will tend toward repairs that are in view of the entire community, namely, the front of the units.
Ann Gittelman (anngitt@optonline.net, 914.319.3081) is the Board point of contact for this project. While this project evolves she will send out updates regarding the status of the project. If you have any specific concerns, please direct those to Ann either via email or text.
POOL OPENING – We are in the process of obtaining our pool permit for the 2022 season and have let our pool company know that we want to schedule the opening for April 28th.
CONVERSION TO CONDO AND TAX GRIEVANCE - As reported to you in January, our attorney will advise when the Dobbs Ferry litigation is resolved and how that outcome will impact our situation.
POTENTIAL PROJECTS FOR 2022 AND 2023
1. Painting Project – Firmed up for Spring 2022 – Painting Co. selected -contract signed
2. Rock Garden Outside of Pool Fence (Under Unit 16)
3. Pool Deck Surround Repairs and Replacement of Broken Umbrellas/Lounges, as Needed
4. New tree for upper circle
5. New Mail Boxes
6. New Street Lights
The next Board meeting will be held on April 12th at 5:30 PM at Paul Spindel’s house.
There being no further business before the Board, upon motion made and duly seconded, the meeting was adjourned at 7 P.M.
Respectfully submitted,
Leslie Molinoff, Secretary