Home Page |
After open discussion with the owners, the meeting of The Regency Tower Board was called to order at 3:10 p.m. on Tuesday, May 10, 2005 in the Meeting Room of The Regency Tower by the President.
|Bill - 7 Delinquent Accounts|
Roll Call - The roll call showed the following Board Members present: Iris Anastasi, Eric Berkowitz, Louise Collins, Fern McBride, Dott Nicholson-Brown, Bill Tennenbaum (via speakerphone) and Pablo Verol.
Reading of Minutes - The minutes of the meeting of The Regency Tower Board of Directors held on March 16, 2005 were read. Iris Anastasi made a motion to approve the minutes as read, seconded by Pablo Verol, unanimously approved.
|Secretary Fern McBride|
Financial Report - Treasurer Bill Tennenbaum gave a detailed report reflecting the Association’s financial position as of May 10, 2005. (Reported financial details are available to Regency Tower owners in our newsletter, the “Regency Tower Times”. - editor)
There are 7 delinquent accounts at this time. A motion was made by Eric Berkowitz to accept the Treasurer’s Report; seconded by Louise Collins, unanimously approved.
Committee Reports - President Nicholson-Brown then requested the Committee Reports. Click Here to read each report in its entirety.
New Business - President Nicholson-Brown then called for New Business. Click Here to read the New Business.
Announcements - The President stated that we intended to have developed a Hurricane Policy by this time. Joe Anastasi stated that during the last hurricane season our maintenance personnel sustained a lot of minor injuries, cut hands and arms from the sharp edges and very poor condition of many hurricane panel shutters. During the hurricane, panels pulled out of the wall or tore out of the railings. He recommended that no hurricane shutter/panel installation be done by our personnel next season.
Adjournment - A motion was made by Pablo Verol and seconded by Iris Anastasi to adjourn the meeting at 3:55 P.M.; unanimously approved.
“If we become increasingly humble about how little we know, we may be more eager to search.”
- Sir John Templeton
.: ♥ Aloha ♥ :.,
This has been a good year - so far... and I have learned a lot! The first five months of 2005 have seen several accomplishments by the Board and Association. I received my Condo Managers license in January; received a job offer in March (didn’t take it. I’m still here); the Board finally closed out the Driveway Project; exercised our Right of First Refusal; purchased a unit for $425,000 and sold it for $560,000; finished Phase I of our Billiard Room and started the bidding process for the Air Conditioning Risers - a very serious and much needed project.
I know. I know. We’ve been saying for the past year or so that we are almost finished with new projects and that we now see the light at the end of the tunnel. Yes, we are all feeling “enough already.” Not only does the Board pay the same assessments but we have the responsibility of getting the work accomplished. I admit to stating in 2003 that “the driveway should be our last major project.” However, the Air Conditioning Riser Piping has become a very serious concern, especially in 2 stacks. All twelve stacks, 01 through 11 and the common area stacks, must be replaced from floors 20 to the basement. So hang in there. I really, really believe that this is the last major project other than a lesser project of hall decorating. We’ve practically rebuilt the building. What else could go wrong? ...Don’t Answer That!
Hurricane Notes & Absentee Procedures
The official Hurricane Season runs from June 1st to November 30th. Please help us to be well prepared. When four major storms hit last season, both absentee and in-residence owners responded with last minute preparations and requests for assistance from the Board and employees. Fortunately for all, this season the majority of owners have signed up for hurricane windows. This removes a lot of stress, concern and last minute assistance from your neighbors, employees and Board members. We request that absentee and in-house owners take responsibility for your own property and not call the Board or employees. Remember when the evacuation order is given, by law, we must comply. After securing the property, the employees will be sent home. Do not expect anyone to risk his or her life because you failed to follow instructions. Due to the dangerous conditions we all worked in last year, the Maintenance Department will no longer put up any shutters after this season. (See Board minutes). If forecasts hold true, this year will be similar to last year. “Conditions in the Atlantic are very favorable for an active hurricane season” according to the team of noted prognosticator, William Gray. Please take out your “Emergency Hurricane Procedures” booklet and read it now. Thank you.
|Preparation is the Key to Survival|
The Round Table
April 7th - Member attendees were: Rafael Alleguez, Joe Anastasi, Betty Burns, Ron Forment, Chris Hammers, Howard Hirschman, Shirley Hopkins, Dee Lanzillo, Bob Nagle, Anne Petroe and Martha Sellas. Bob Nagle was welcomed as a new member for the April 2005 to March 2006 year. Also congratulations were extended to Chris and his wife on the birth of their new baby. Rafael questioned cars parked near grocery carts in the garage which might be scratched by people pushing through shopping carts. The Board noted that the person renting the legally owned Association space from an owner through a mix-up has refused to park his car forward to prevent this occurring.
Rafael stated he had lost mail in last couple of months. He also requested that we place a note in the open mail boxes along with returning the mail if you have inadvertently picked up another person's mail. Bob says he has not received all his magazines. It was mentioned that the replacement carrier for Cleveland has not delivered some mail, especially junk mail and magazines. Betty asked about the status of new Hurricane Windows, Dee asked about hall decorating. It was stated that air conditioning risers will have to be completed first as it will be a messy project. Dee also asked about power washing the building at the conclusion of Playa del Mar’s balcony project. It was mentioned that waxing balcony railings will preserve them. Shirley “again” asked when the Regency entrance sign would be moved up higher so as to be seen. Joe stated it is moving up in priority. Martha said she was content at the moment. But then, the timer for the outside lighting was mentioned and she suddenly had a couple of questions as we all laughed heartily. Anne questioned what happened to floral arrangements in the lobby and to old Holder/Vase on wall near Security. Iris will check with Liz Urbano. Chris asked if the garage level lobby doors could be left open for bringing in items. Answer: fire code requires door be closed at all times. Bob mentioned hearing beeping sound from unit # 903. Consensus: it is smoke alarm and owner had left. A discussion followed suggesting that we make surveillance mandatory when owners leave for a period of time and that this be put in Rules & Regulations and Newsletter. Most Snow Birds sign up for the $12.00 per visit once or twice monthly apartment surveillance. Also, suggestion was made that residents change the battery in their smoke alarms when changing clock to seasonal time changes. Howard mentioned that people are putting their towels, etc. on the chaise lounges around the pool to reserve them. This is not allowed. The screening package has been updated to include this. Ron asked about the replacement tiles in storage area on 16th floor. It will remain until Decorators present a scheme for owners approval. He also wanted to know if owners will have option to purchase items which may not be used in their halls. Answer is yes. Joe suggested we look into participating in the FP&L energy program. After a lively discussion, it was agreed that more information should be obtained and presented to the Board.
|RAFAEL - PROTECT|
CARS FROM CARTS
May 5th - - Member attendees were: Joe Anastasi, Richard Artim, Laszlo Bandi, Betty Burns, Chris Hammers, Howard Hirschman, Shirley Hopkins, Dee Lanzillo, Bob Nagle, Anne Petroe, Martha Sellas and Debi Tinsley. The Minutes of the April 7th meeting were read. The following updated information was shared regarding items from the 4/7 Round Table: Due to unprecedented demand, the delivery time for Hurricane Windows has increased from 4-8 weeks to 12-16 weeks. Riser bids came in at double the estimates of 2 years ago, project is expected to begin in June. Hallway decoration will be delayed due to riser project. Entrance/Exit Signs that Shirley has mentioned at every Round Table may not have to be raised due to new low paver wall around plants. (Shucks! Shirley - we will miss updating you on this). Martha asked about getting in South door in Garage Elevator Lobby without key fob. Joe suggested she use the cart buzzer to call guard to come let her in. It was also suggested that everyone carry their key fobs at all times. She also asked about the elevator floors - the used areas are scratched and dull while the edges are glossy.
|Martha - I Forgot my FOB!|
Joe stated the floors are granite, not marble, and therefore have a duller finish. Richard again stated his concerns regarding oil stains on the driveway/parking areas. Eric has prices from professional cleaning which is very costly. We’ll have them train our Maintenance staff to decrease cost. He suggested owners tell Security if we see oil leaks when vehicles pull out so they may be charged and maintenance can clean while it is fresh. Bob stated it is worst on North side and summer is ideal time to clean pavers. Dott suggested a definite maintenance schedule for the Pavers cleaning. Joe stated we need numbered outside spaces for residents and visitors to keep track of oil leaks. Laszlo expressed happiness with the attention and expressions of love and cheer received while he was ill. Shirley suggested a container for newspapers in the mail lobby to prevent overstuffing the 2 trash receptacles. Consensus was it would be unsightly. Shirley also stated that people bang their balcony doors. Suggestion: To prevent this, Maintenance could replace the door closers. Dee complimented Eddie for cleaning the electrical receptacles in the Halls. She also mentioned an owner on the 15th floor who continuously complains about lack of floor vacuuming. She has checked. Reports are unfounded. Dee also mentioned her husband’s Toyota Camry was stolen from the North Parking Lot by the “park and switch” process. Anne complimented the new flower arrangement in the lobby areas. Debi appreciates our efforts at slowing traffic in front drive through. Joe responded we are working on more safety ideas for that area. Debi also mentioned that the luggage carts are “tacky” and should be replaced. We had a moment of hilarity when ones with gold tassels were mentioned. Betty, Chris and Howard stated they are happy with everything. Howard added “deliriously happy” for him and his wife. Bob reiterated concern re: the cleaning of pavers and mentioned the two cement footings at edge of beach. Response: These do not belong to the Association and legalities have arisen in the past regarding this.
|Howard - Deliriously Happy!|
Galt Mile Roving Patrols
Galt Mile Roving Patrols - The Galt Mile Community Association has joined with the Lauderdale Beach Homeowners Association whereby the roving patrol implemented four years ago will now continue north of L’Hermitage to include the Galt Mile area. At an annual fee of $20.00 per unit, off duty uniformed police officers will patrol the beach and also Galt Ocean Drive 24 hours per day on three 8 hour shifts. The official date begins when all buildings have signed up. Otherwise, the unsigned buildings would receive free patrol. We at the Regency Tower are delighted to receive this added security at a very low cost.
Aloha – I love you
Architectural Review & Construction Committee
Eric Peter Berkowitz
Upon completing of the first stage of our Billiard Room, the Construction Committee convened a meeting to collect input prior to commencement of the second stage of construction. The Committee agreed that the room’s air conditioning should be connected to the water tower as opposed to installing an independent “split system”. The additional investment of about $1000 would avert the likely need to replace the system’s outdoor component every few years due to deterioration from exposure to the elements. Integrating the system would also mollify any equipment noise disturbance. More importantly, the cost of operating the more efficient integrated system should offset the additional expense within three years, thereafter yielding hundreds of dollars in annual savings. Fire safety features and access placement were also evaluated to afford us adequate space for adjacent cabana and pool equipment storage.
|Eric Peter Berkowitz|
Balconies & Billiards
Architect and Engineer Greg Batista of RE Engineering was retained to draw new plans that incorporated the economies suggested by Construction Committee members, stage one contractor Gary Young and maintenance supervisor John Sala. Three estimates were elicited for the HVAC costs and two from electric subcontractors - A & D Electrical and Mainguy Electric. G.Y. Services, the contractor that completed the first stage on time and budget, will assume full responsibility for the entire job, including the subcontractors and permit compliance. As a result of changing the construction methodology three months ago, the Association will realize a 40 % savings over the 2 bids elicited from contractors last year on the project as originally envisioned.
Two weeks ago, SPS sent repair personnel to fulfill the Aqua-Shield balcony railing warranty that they inherited upon purchasing the company from First Services’ Continental Management. Faced with a list of 21 balcony repairs and several other evaluations, they started on the 20th floor and worked their way down. Unfortunately, they were only able to get to the 8th floor by late afternoon. Balconies in several units required hours of attention, primarily from having been ignored by the owners for four years. Two units need a second treatment to properly correct the neglected damage. When they allocate additional time to finish the repairs, we expect to start on the 8th floor and continue to the lobby.
|Balcony Railing Repairs Go On|
I would like to take this opportunity to clear up several possible misconceptions. The company that repaired our balconies, Aqua-Shield, carries no responsibility to effect repairs on spalls, cracks or concrete damage surfacing subsequent to the completion of construction. Their warranty only covers previously performed repairs as directed by the engineer and recorded in a ledger prior to construction. Four years ago, we started a project to insure that any overlooked damage was fixed by the contractor. We announced that any damage or insufficient repairs discovered by residents should be reported to the office for redress. In addition to announcements made at four consecutive Board Meetings, informational flyers posted in the mail room and the garage elevator lobby, notice posted in the newsletter and the web site, a mailing was included to every member alerting them to report their problems before we released the contractor’s retainage. Over 130 individual repairs and about a dozen common area repairs were reported and attended to during a five-month hold that we placed on Aqua-Shields’ funds. Aside from secondary attention to insufficiently performed engineer-directed repairs, the only warranty protection still available is for our balcony railings.
Despite these efforts, several residents have persisted in reporting problems 2, 3 and 4 years after the deadline while laboring under the mistaken impression that some non-existent warranty will address the repairs. Unless the damage was caused by the Association, repairs on privately controlled “limited common area” balconies cannot be paid for with Association funds. Additionally, if damage sustained to private balconies represents a threat to the integrity of the building, it must be repaired immediately. Upon request, we’ve assisted residents faced with these repairs by helping to evaluate the extent of the damage and making repair recommendations. Occasionally, we are able to take advantage of “good will” exacted from a contractor to secure these out-of-warranty repairs at little or no cost. These are sympathetic voluntary attempts to be good neighbors, not Board policy. Aside from certain exceptions for shared "limited common area" vertical plumbing and electrical venues, we are constrained from spending your money to fix normal damage within privately owned units.
Three units have submitted plans for Architectural Review since the last report. All three were approved within 24 hours. Thank you for your kind attention.
Once again I’m happy to report the landscaping is looking great and those impatiens are still flourishing. Five flower containers were added to the front entrance and are most welcoming. Hope you noticed the lobby and mailroom areas. They have been enhanced with lovely arrangements done by Liz Urbano - nice job!
|Louise - RT Looks Good|
The front street sidewalk area curbing is being replaced by pavers matching our driveway. This fantastic job is being done by our own men, Johnny and his assistant, George, and when needed Eddie and Montcalm. What a wonderful improvement.
The marble floor in the lobby and mailroom had its timely polishing last week and just glistens. The Regency Tower is looking beautiful.
On Tuesday, April 26, I, as Housekeeping Chairperson, conducted a floor by floor inspection of all meter storage rooms. Prior inspection on March 31st found numerous problems which were reported to the Board of Directors. This past inspection found that many of the items in question were removed and the meter rooms are in much better condition.
|DEE LANZILLO - |
Who's Stuff is This?
As we were all informed, the work on air conditioning riser pipe replacement will be starting shortly. Please remember to empty out all of your air conditioning closets. The riser pipe replacements will begin in early June and the workers must have access to all A/C and Water Heater closets. If our maintenance crew has to empty your closets, there will be a charge to do this work.
For the owners who have inquired as to when we can remodel our hallways, it will be done after all of the A/C riser work is completed.
Rules & Regulations Committee
Rafael Alleguez reported that the committee will meet in June to conduct the annual review of our current rules and regulations. A notice will be placed on the bulletin board encouraging all Owners and Board Members who wish to incorporate any amendments, changes, deletions, etc. to submit them in writing to the committee by June 1st.
|RAFAEL - RULES|
MEETING IN JUNE
The committee will consider the suggestions and refer them to the Board of Directors for final review.
|Margie - Reviews|
Margie Nagle reported that there were 5 screenings for the months of April and May - 2 leases and 4 sales: Andrea & Jansen Seale leased Unit 1103; Rene Piquette leased Unit 1104; Anthony & Carol Buono purchased Unit 708; Assunta & Giovani Santoianni purchased Unit 1906; and Suki Krkuti purchased Unit 1208.
Margie thanked her committee and welcomed new members to the committee.
Our coffee hours have been well attended. It seems once people get themselves involved they enjoy socializing with their neighbors. We all were treated to wonderful homemade bread and feta cheese prepared by Pam and Duly Ramku; and a delicious cheesecake from Josie Greco. It was a great gesture and much appreciated. Thanks to Fern McBride for helping me purchase supplies, setting up and cleaning up.
|Louise - Bye Bye Bingo|
We had a successful Bingo season. We were happy to have our Grand Dame Helen Quinlan, our faithful supporter, attend and win on the last two evenings. The season has ended and I thank Tom Abdallah for calling, Jerry Corse for collecting and Dott Nicholson-Brown and Fern McBride for their assistance.
Have a great summer!!
We Care Committee
|Ofelia Alleguez - Regency|
Tower ♥ ANGEL SQUAD ♥
Jacqui Jodoin's (2001) father passed away. A card was sent.
Pablo Verol (1707) had surgery at Holy Cross Hospital. Card sent, follow-up calls.
Barbara Verol (1707) was taken to Holy Cross Hospital Emergency Room. After some tests she had surgery. A card was sent and follow-up calls. A plant was sent when she returned home.
Esther Nonni, a former resident of our building passed away. Note on bulletin board, sympathy card and mass card sent to be said in her memory.
Chris and Maricele Hammers (206) had a baby boy. Flowers and a card welcoming the new baby was sent. It is an occasion to celebrate this new addition to our Regency Tower Family.
Laszlo Bandi (1706) had surgery at Holy Cross Hospital. Note on bulletin board, card sent, and a basket of fruit welcomed him upon his return home.
Lou Freeman (1806) had surgery at Imperial Point Hospital. Note on bulletin board, card sent and follow-up calls. A plant was sent when he returned home.
Violet Salm (306) passed away. Note on bulletin board, card sent, trees were planted in her memory.
Carmen Salhani passed away in Montréal, Canada. Carmen and her husband Fernand owned an apartment in our building for many years. Note on bulletin board, card sent, and a mass was said in her memory.
Ethel Gianoulis (802) was in Holy Cross Hospital for a few days. A card was sent and some chocolates when she came home.
Barry and Jean Nesbitt (203) had to return home soon after coming for the winter because of health problems with Barry. We are trying to find out more about his health and will keep you informed.
A general meeting of the committee took place on February 18th. We had a complete review of all procedures and had a good time exchanging information and ideas. The minutes of the meeting and other pertinent information was delivered to all members by February 20th. We welcome three new members of our committee: Robert and Denise Derham (810) and Jacqui Jodoin (2001).
The Sale of Unit 1906
Unit 1906 was being sold for $425,000, which was under market value. The Board of Directors exercised its Right of First Refusal, purchased the unit and within 3 1/2 weeks sold the unit for $560,000. It is proposed that the profit from this transaction be used for the Air Conditioning Riser Project, thereby lessening the obligation of our residents while protecting the value of our homes.
|R.T. Board President|
Board Action - Iris Anastasi moved that we transfer the profits from the sale of Unit 1906 and the balance of the Driveway/Parking funds to the A/C Riser Project. The motion was seconded by Eric Berkowitz, unanimously approved.
A/C Riser Piping Project
Since March, a committee within the Board has been working with engineers and contractors to develop the most cost efficient plan to replace our aging galvanized pipe risers with copper pipe risers. Because of some Broward County and City code requirements coupled with skyrocketing material prices, this project is going to cost more than double the price projected just 3 years ago. The bids have been between just under $500,000 and $770,000. After careful review, it is the committee's recommendation that we accept the low bid from South East Mechanical Service with $483,783.75.
|Treasurer Bill Tennenbaum|
The project will include replacing the wooden heat pump stands with non-combustible metal stands while adding vibration pads under each heat pump. All rubber hoses in and out of the heat pumps will be replaced with braided stainless steel hoses. While these improvements will extend usable life, they do cost money.
To date, we have received just over two-thirds of the “partial reserve” assessment voted on last November. If you have not yet paid this assessment, we ask your cooperation in getting your money in as soon as possible. Completing this project now will buffer us from ongoing costlt repairs, ongoing inconvenience to many of us and the rapidly increasing cost of labor and materials.
We hope to start the project within 4 - 6 weeks. We again remind all owners that the contractors will charge us up to $90 per hour if they have to move anything out of the mechanical closets. Your personal belongings, including shelving, MUST BE REMOVED IMMEDIATELY! Any costs incurred due to non-compliance with this request will be passed on to any unit owner in violation of this request.
As Treasurer, I felt it necessary to call these costs to the attention of all owners. I also feel it necessary to announce the possibility of a new assessment to cover any shortfalls in the A/C Riser Project. The Finance Committee did have the foresight to seek partial reserves for this project, but this huge increase in prices could not be foreseen.
Board Action - Pablo Verol moved that we accept the bid of Southeast Mechanical Services in the amount of $483,783.75 for the A/C Riser Project. The motion was seconded by Iris Anastasi, unanimously approved.
Impact Windows Installation Project
Eric Peter Berkowitz
There is some confusion surrounding the installation of code compliant impact rated windows ordered by Regency Tower residents. Every participating resident will have their windows installed by one of three vendors, depending upon the when they opted to participate. The first group was composed last year. Along the Galt Mile, dozens of windows (and balcony doors) were torn from their frames by hurricanes, causing expensive damage to the units affected. Fortunately for Regency Tower residents, several volunteer residents constantly monitored the building during the hurricanes and responded to windows that appeared unsound or blown out, disobeying official admonitions to evacuate the barrier island. They performed emergency patch repairs as necessary on several disabled units, saving the owners thousands of dollars in damages. Affected units in buildings without these Indiana Jones style volunteers sustained tremendous damage. After it was announced that the season’s four hurricanes weren’t a fluke, but a meteorological seed change that intimated repetition of the severe weather events for years to come, a large contingency of residents decided that it was irresponsible to gamble with their personal safety and/or the contents of their home. They formed a group to elicit a better price and finally selected Vico, the low bidder, to install hurricane-rated windows. As the potential risk of damage became more evident, many other residents asked to participate. A second group was formed and bids taken to guarantee best price. While this was not an official building project, the Board contacted owners to alert them to this opportunity to install protective windows at a substantial discount. Buckley Windows, the winning contractor, agreed to guarantee their negotiated price through February 28th, after which it would increase. Not surprisingly, dozens of owners responded after the deadline, thereby facing a 22% price increase. The Board was again asked to create a third, and final, group. After contacting the few reputable contractors with appropriate references, we were able to induce Glass America to match Buckley’s pre-increase price.
|ERIC PETER BERKOWITZ|
Contracts were sent out to residents by the respective contractors to guarantee the negotiated price. The contractors have direct responsibility to each resident with which they have a contract. While the vast majority of residents returned their contracts on time, several procrastinators were forced to ask the Board to intercede on their behalf, convincing the contractor to accept their late applications. To avoid any accidental damage to furniture or window treatments, we recommend that furniture be moved from the immediate window area and window treatments be taken down before the installation. Contractors have indicated that they will not be responsible for damaged window treatments and that moving furniture is not included in the contract price.
|These Units are Protected from Hurricanes - Is Yours?|
Accordingly, every resident is responsible for arranging the actual installation appointment, preparing their unit and providing access. Whenever possible, both Buckley and Glass America are attempting to accommodate our residents’ individual installation idiosyncrasies. However, installation is affected by a variety of factors. To realize the group savings upon which their bargain price is based, they need to follow an efficient installation plan. They cannot be expected to interrupt an installation to accommodate someone’s travel schedule, golf game or hairdressing appointment.
Installation is also dependent upon the manufacturer’s delivery schedule. Hundreds of thousands of homeowners that fearfully experienced near-catastrophe last year have placed unparalleled pressure on the industry to protect their homes before the next Hurricane season. Caught off-guard by the event-driven demand, high quality manufacturers such as IWC and Traco are currently under an enormous production strain. Although the selected installers have access to inventories adequate to handle emergencies, they rely on the manufacturer to fill large orders for hundreds of windows. While certain other code-compliant manufacturers may have readily available windows, they are inferior to the IWC and Traco windows in several important areas, rendering them unacceptable as replacements. As Buckley Windows had already collected its pre-installation building stack measurements during December and January, they are prepared to commence installations immediately upon receipt of their order from the manufacturer. Glass-America is currently collecting their pre-installation data as well as providing for appointment anomalies. Thank you for your kind attention.
Home Page |
Click to Top of Page