Manager’s Report - Kandaleah Lewandowski - Manager Kande Lewandowski read her Manager’s Report.. Click Here to read the Manager’s Report.
|V.P. Eric Berkowitz|
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.
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DECEMBER 29, 2014
Board President Eileen Bendis’
Message to Members
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.
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!
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.
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.
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!
|2014 Regency Tower Board of Directors (L - R) Front - Joan, Eileen|
(Rear) Abe, Gene, Eric, Richard & Steve
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.
From Steve, Joan, Eric, Richard, Abe, Gene and I, we wish you all a very Happy and Healthy New Year.
Manager Kande Lewandowski's
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.
- Cabana Room/ Pool Pump Room Repair – This project will cause the pool to be closed for approximately 2 weeks from start to finish. Probably towards the middle of February.
- Pool closed on Wednesday, January 14 and Thursday, January 15 for leak detection.
- Financials, Short Sales and Foreclosures:
- 2015 Budget was slightly increased due to increased everyday expenses.
- The files were turned over to Chuck Krblich, P.A. for the 2014 Audit.
- Unit 1508 has finally been sold.
- Friendly Reminders:
- AC Closets-AC Hallway closets are being used for storage which is not permitted by our Rules and Regulations. The day of the inspection all items were removed from the closet and placed in the unit with a copy of the fire code that states no storage in the closet.
- Empty your refrigerator - All perishable items should be removed from your unit when you leave for more than 3 days.
- Please have all guests / visitors sign in at the lobby desk.
- We have a new Maintenance person - Reynaldo Corona. Tommy has been hospitalized for some time, however, we expect him to return to a part time position very soon.
- Please remember to break down all boxes prior to placing them in the recycle bins.
- If you are having an issue with your Air Conditioning unit, please check with the Office/ Security desk to verify that there is no problem with the cooling tower prior to calling a service company. Sometimes we are working on a solution and if the tech comes too soon, they will have to wait until we have finished our part of the problem before they can work on your individual unit. If the tower is having a problem after we give clearance that everything is complete, simply turning off the thermostat and waiting 5-10 minutes and turning it back on usually does the trick without a costly service call.
- Please check your water heater and A/C unit, some appear to be old and should be replaced
|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!
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Architectural Review & Construction Committee
Eric Peter Berkowitz
Critical Project Preparations near Completion
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.
|Eric - Projects|
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.
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's Original Onan Emergency Generator|
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.
|Regency Tower Rooftop Cooling Tower|
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.
|Spot Coolers for Rent|
Kudos for Kande
|Maint. Room Column|
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.
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.
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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