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DECEMBER 29, 2014

BUDGET MEETING

President Eileen Bendis
Pres Eileen Bendis
New owners were welcomed by the President, Eileen Bends.

The proposed Budget for CY2015 sent to all owners on December 3, 2014 was presented and discussed by Kande Lewandowski, Manager.

The meeting was called to order at 7:30 PM by President, Eileen Bendis.

Secretary Joan Sapik
Secretary
Joan Sapik
Roll Call -
The following Board members were present: Eileen Bendis, Eric Berkowitz, Steve Faigin, and Joan Sapik. Abe Ben-Aviv and Richard Robins were on conference calls. Gene Sicoli was excused. A quorum was present.

President’s Report - President Eileen Bendis read her President’s Report. Click Here to read the President’s Report.

Financial Report - The treasurer's report was discussed by Kande Lewandowski, Manager. The report will be filed for audit.

Treasurer Steven Faigin
Treas Steve Faigin
Report on Reserves Vote -

 
Number voting to Partially Fund Statutory Reserves: 130
Number voting to Fully Fund Statutory Reserves:     7
 

Vice President Eric Berkowitz
V.P. Eric Berkowitz
Manager’s Report - Kandaleah Lewandowski -
Manager Kande Lewandowski read her Manager’s Report.. Click Here to read the Manager’s Report.

Committee Reports - Eric Berkowitz gave the Architectural Review/Construction report. Click Here to read the Architectural Review/Construction Report.

Board Vote on CY2015 Budget - President Eileen Bendis requested a motion to adopt the CY2015 budget as presented with partial reserves. .

The motion was made and seconded. There was no discussion. Motion was passed.

Adjournment - A motion was made, seconded and passed to adjourn the meeting.

Meeting adjourned at 7:40 PM.


Joan Sapik
Board Secretary

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PRESIDENTS REPORT

DECEMBER 29, 2014

Board President Eileen Bendis’
Message to Members

President Eileen Bendis
President
Eileen Bendis
Welcome all full time residents, “snow birds” and new owners!

Tonight we will be voting on our 2015 Budget after going over it line by line. Kande and Steve our Treasurer have put a lot of work into keeping expenses down as much as possible while still covering all the increases in our services.

Manager Kande Lewandowski
New Manager
Kande Lewandowski
A lot has been going on since last year and hopefully, you will feel, as we do, that it has been for the best. We have promoted our staff accountant, Kande Lewandowski, to full time manager, a position for which she is quite qualified and capable. We have also promoted long-time security guard, Damian Brown, to security chief. Our maintenance department has welcomed a new employee: Reynaldo Corona, to assist Tommy. Our team of employees is strong and united. Just look at what they did with our Christmas lights!

Maintenance Staffer Reynaldo Corona
Maintenance Staffer
Reynaldo Corona
Speaking of employees, I would like to inform all of you that our employees are not insured to take care of your personal property nor are they allowed to take your property off the premises at any time. Please do not compromise their employment by asking them to do so. We are starting a program in which we will start your car if you desire. Also, the association has a program of unit surveillance when you are not in residence. For a nominal fee, our maintenance personnel will check your unit monthly or bi-monthly, whatever you desire.

Construction Review Keys for both cars and units are kept in a locked box in a locked room. If for some reason you don’t trust us, please let me know why and I will try to alleviate that fear.

On another note, I have brought this subject up before but I feel it warrants repeating again. We send out proxies for a reason. Florida Condominium law requires us to receive a unit owner vote for funding the reserves in our budget. We are required to receive a majority of 51% to pass any subject. If we don’t receive the required majority we would automatically have to fully fund the reserves at a greater expense to all owners.
2014 Regency Tower Board of Directors (L to R) Front - Joan Sapik, Eileen Bendis (Rear) Abe BenAviv, Gene Sicoli, Eric Berkowitz, Richard Robins, Steve Faigin
2014 Regency Tower Board of Directors (L - R) Front - Joan, Eileen
(Rear) Abe, Gene, Eric, Richard & Steve
I am sure if this happens I will definitely hear from the majority of owners complaining about their quarterly increase. Personally, I can’t believe I don’t receive 203 responses in the first week the budget is sent out, instead I am on the phone or sending e-mails reminding owners to send in their proxies. We mail these proxies out a good month before the meeting, giving everyone plenty of time to respond (including our Canadian residents who are the most delinquent). We go to a great deal of effort to keep our expenses down and all we ask from you is a simple proxy response. We even supply the envelope!

Budget Cutting The Board of Directors is here to serve you and try to make life at the Regency Tower as pleasant as possible. If we all work together, this goal will be met. Let your guests know the rules before their arrival, consider your neighbors and pay your maintenance on time and we will all be happy.

Work Together From Steve, Joan, Eric, Richard, Abe, Gene and I, we wish you all a very Happy and Healthy New Year.





Eileen Bendis


Manager Kande Lewandowski's

Manager Kandaleah “Kande” Lewandowski
Manager Kande
Lewandowski
As I have just recently reached 3 months in my position here at Regency Tower, I wish to thank everyone for the warm welcome that I have received, and I would like to thank the Board for their help and support.

Regency Tower Maintenance Staff - Rey, Marc, Tom, Nesly & Rocky
Regency Tower Maintenance Staff - Rey, Marc, Tom, Nesly & Rocky

This is Your Office
To meet with me privately...
Please call the office and let me know when it would be convenient!
Your input is important!


Kandaleah Lewandowski
Property Manager

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COMMITTEE REPORTS

DECEMBER 2014

Architectural Review & Construction Committee
Eric Peter Berkowitz

Critical Project Preparations near Completion

ARC & Construction Committee Chair Eric Peter Berkowitz Gives Report on Drainage System Rehabilitation
Eric - Projects
Click to Swaysland Professional Engineering Consultants - SPEC - website Last Spring, Board President Eileen Bendis requested a status report for three critical building elements. Shortly thereafter, reports which detailed our engineer’s structural and mechanical evaluation of the balconies, the emergency generator and the cooling tower were delivered to the board. In July, a summary of the engineer’s findings and the Board’s conclusions was disseminated to unit owners and posted on the association’s website. In short, while the structural condition of our balconies would be continuously monitored and reevaluated next year, the Board approved replacing the building’s 44-year old emergency generator and deteriorating cooling tower.

SPEC Structural Engineer John Evans P.E.
SPEC Engineer
John Evans
In consultation with mechanical and electrical engineers who respectively specialize in power management and HVAC, structural engineer John Evans from SPEC Engineering subsequently assembled technical specifications for both projects, drafted a scope of work for the more complex cooling tower replacement, and fashioned bid packages for prospective vendors. For each project, a minimum of four reputable contractors were invited to submit closed bids. Vendor proposals to replace the generator were all received by September 18, 2014, and the final contractor bid to install a new cooling tower was date-stamped on December 18, 2014.

Regency Tower's Original Onan Emergency Generator
Regency Tower's Original Onan Emergency Generator
Prior to levying a special assessment, the board must convene a meeting to disclose the purpose and amount of the assessment. A full report detailing the bidding process, estimated project costs and an anticipated timetable for each project is being prepared for that meeting. While the generator project will require the temporary relocation of certain maintenance activities, its net impact on residents should be limited to a few deeded parking spaces adjacent to the maintenance room. The association will make temporary alternative parking arrangements for the affected residents.

Regency Tower Rooftop Cooling Tower
Regency Tower Rooftop Cooling Tower
Unfortunately, the inconvenience anticipated from the cooling tower replacement will affect everyone in residence during the project. The cooling tower derives its name from dissipating the heat generated by our air conditioners. Without the cooling tower, when the heat buildup in the small A/C-Water Heater closet exceeds the A/C unit’s tolerance limits, unless it is shut down by a tiny thermostatic sensor inside the unit, it will burn out - leaving you with a $500 repair bill if you’re lucky - and a $2000 - $3000 replacement cost if you aren’t. As such, our air conditioners are always turned off before the cooling tower is closed down for repairs or maintenance, and turned on again afterwards.

Spot Coolers for Rent
Spot Coolers for Rent
During the project, there will be a period of time in which the old cooling tower’s functionality is transferred to the new cooling tower. Before this occurs, all of the connected A/C units must be turned off. For the number of days it takes to effect this transition, central air conditioning will be unavailable. For this reason, we strongly recommend that if you can be out-of-residence during this project, you should. View this is an opportunity to “return the compliment” to anyone who “dropped in” for a few days during the past decade. To help mitigate the discomfort for those of us who remain in residence, the association plans to negotiate a per diem rate for unit owners to directly rent portable A/C units for some or all of their rooms. Since the cost will be paid directly by each participating unit owner to the vendor, it will have no financial impact on the assessment.

Kudos for Kande

Maintenance Room Column
Maint. Room Column
Maintenance Room Column
Closer Look
During one of the engineer’s site visits, Regency Tower Manager Kande Lewandowski requested that he inspect a damaged column in the Maintenance Room and a decomposing slab supporting the massive pump room collector tank – defects that enigmatically slipped through the cracks. Restoration Technologies, a concrete rehabilitation specialist with a litany of successful Galt Mile projects, planned immediate emergency repairs for a reasonable $2130. Noting that Kande addressed the failing column “in the nick of time,” Evans observed that we narrowly dodged the need to construct an extremely expensive load-bearing I-beam prior to repairing the column, saving the association $thousands in additional construction costs. After meeting with association officials, the engineer agreed to explore an alternative placement for the collector tank, which may eliminate the need for a costly repair of the supporting slab.

Protect Yourself

Statewide Florida Contractor's License Of the six Architectural Reviews performed in the past few months, two were limited to installing wall covering and floor covering. Since neither of these project types requires a City permit or a license, the association has no standing to request anything but insurance documents. Also, no inspector will check the work and – when necessary – force the contractor to fix flawed installations at no additional cost. Since the risk of being defrauded rises exponentially when the contractor isn’t answerable to a City Inspector or the association, self-protection becomes critically important. Check vendor references, ask to see a license, elicit a signed contract with a payment schedule and most importantly, withhold a sizable final payment until the work has been satisfactorily completed. NEVER – UNDER ANY CIRCUMSTANCES – MAKE A FINAL PAYMENT UNTIL AFTER THE WORK IS COMPLETE.

Local Only (Broward) Contractor's License Contractor Fraud If you are considering a contractor that you heard about in the building, we are precluded by Statute from commenting on the contractor’s work for a unit owner. However, you can find out which resident they worked for and ask that unit owner about the contractor and whether you can personally look over the completed project. Don’t forget to ask whether the contractor had any problems with an inspector. If you have any questions, please call the office or contact me. Thanks for your attention.

 

 

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