1. Budget Overview and Special Assessment Sep 1 2026
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Operating costs have increased significantly over the past three years, but monthly assessments have only increased minimally, leading to low reserves and the need for special assessments.
Over the past three years, the operating costs for the Marc Anthony Condominium Association have increased significantly, including expenses such as insurance, water, and snow removal. However, the monthly assessments charged to owners have only increased minimally, about 2% during this period. This discrepancy has led to very low reserve funds for the association, which is not a safe financial position. As a result, the board has determined that special assessments are necessary to cover urgent repairs and rebuild reserves to avoid future emergency assessments.
What Was Discussed
- 2026 budget approval delayed but now passed.
- Special assessment totaling $150,000 split into three phases to cover roof, water damage, and electrical room repairs.
- Plans to rebuild reserves and avoid future emergency assessments.
- Discussion about possible financing options for owners.
- The 2026 budget approval was delayed but has now been passed by the board members.
- A special assessment totaling $150,000 has been approved, divided into three phases to address critical repairs: the roof replacement, water damage repairs, and electrical room repairs.
- The first phase covers paying back the upfront cost of the lower roof replacement and water damage repairs, due October 1st.
- The second phase, due November 1st, will fund the upper roof replacement and gutter system repairs.
- The third phase, due in December, will cover electrical room repairs and replenish the association's reserves.
- The board discussed possible financing options to assist owners with the special assessment payments.
Important Note
The increase in monthly assessments also reflects a correction of previous underpayments by smaller units to better align contributions with unit size.
The recent increase in monthly assessments also includes a correction to previous underpayments by smaller units. For many years, the contribution percentages were not accurately aligned with unit sizes, resulting in smaller units paying less than their fair share. This adjustment aims to better reflect the actual unit sizes and ensure a fair distribution of costs among all owners.
Owner Reminder
Owners are encouraged to communicate any financial difficulties with the board to explore possible payment arrangements.
Owners are encouraged to communicate proactively with the board if they are experiencing financial difficulties related to the special assessments or monthly payments. The board expressed willingness to explore possible payment arrangements or solutions to assist owners in managing these costs, emphasizing a collaborative approach to address individual circumstances.
2. Rodent Infestation and Plumbing Concerns Sep 1 2026
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Rats have been causing damage behind walls and in plumbing areas for years. Previous pest control efforts have been temporary fixes.
There has been a longstanding problem with rats causing damage behind walls and in plumbing areas of the building, persisting for several years. Previous pest control efforts, including poison and traps, have only provided temporary relief and have not addressed the root cause of the infestation. The electrical room has also become a shelter for rodents, exacerbating the issue.
What Was Discussed
- Plan to re-engage specialized pest control with camera inspections.
- Possible excavation to locate sewer line gaps.
- Plumbing company to flush building water lines to clear possible rodent blockages.
- Electrical room conditions contributing to pest issues to be repaired.
- The board plans to re-engage a specialized pest control company, Resolve, to conduct camera inspections to identify the exact entry points of the rodents.
- There is consideration of excavating the living room floor in affected units to locate gaps in sewer or water lines that may be allowing rodent access.
- A plumbing company will flush the building's water lines to clear potential rodent blockages and reduce odors.
- Repairs to the electrical room, including reinforcement and waterproofing, are planned as part of the special assessment to reduce pest harborage.
Next Step
Schedule camera inspection by Resolve pest control and plumbing inspection with flushing before December meeting.
The next steps include scheduling a camera inspection by Resolve pest control and a plumbing inspection with flushing of the building's water lines. These inspections are planned to occur before the December meeting to assess the situation and determine appropriate remediation actions.
3. Roof Replacement and Electrical Room Repairs Sep 1 2026
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The roof had extensive water damage and rotted sheeting; repairs are critical to prevent further damage to units.
The roof has suffered extensive water damage and rotted sheeting, which is critical to repair to prevent further damage to individual units and the building structure. The current condition of the roof and associated gutter system is poor and requires immediate attention.
What Was Discussed
- Lower roof replaced at $56,000 cost, paid upfront by board members.
- Upper roof and gutter system in poor condition, scheduled for replacement.
- Electrical room needs reinforcement and waterproofing due to rat infestation and structural issues.
- Special assessment phases cover these repairs.
- The lower roof has already been replaced at a cost of $56,000, with the expense fronted by board members to expedite repairs.
- The upper roof and gutter system are in poor condition and scheduled for replacement as part of the special assessment phases.
- The electrical room requires reinforcement and waterproofing due to structural issues and rat infestation, with a repair plan costing approximately $7,500.
- These repairs are included in the special assessment to address urgent building maintenance needs comprehensively.
Next Step
Complete upper roof replacement and electrical room repairs by end of 2026 as part of special assessment phases.
The plan is to complete the upper roof replacement and electrical room repairs by the end of 2026 as part of the phased special assessment projects. Contractors will be scheduled promptly once the special assessment funds are collected to ensure timely completion of these critical repairs.
5. Security and Access Improvements Sep 1 2026
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Illegal dumping near dumpster has been a recurring problem affecting residents and costs.
Illegal dumping near the dumpster area has been a recurring problem, negatively affecting residents and incurring additional costs for cleanup and waste removal. This issue has been ongoing and requires effective measures to deter and prevent future dumping.
What Was Discussed
- Security camera installation with cloud service costing $20-$40/month.
- Signage to deter dumping planned.
- North gate intercom system to be upgraded for affected units.
- The board discussed installing security cameras with cloud storage services, estimated to cost between $20 and $40 per month, to monitor the dumpster and deter illegal dumping.
- Signage will be placed to warn against dumping and inform about surveillance.
- The North gate intercom system, which is broken and outdated for certain units, is planned to be upgraded to improve security and access control.
Next Step
Board members to provide camera quotes and finalize installation plans by December meeting.
Board members will obtain quotes for security camera systems and finalize installation plans by the December meeting. This will include determining camera placement and ensuring adequate coverage to address dumping and security concerns.
6. Building Maintenance and Owner Communication Sep 1 2026
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Need for regular inspections, clear maintenance schedules, and defined responsibilities between HOA and unit owners.
There is a recognized need for regular building inspections, clear maintenance schedules, and a clear delineation of responsibilities between the homeowners association and individual unit owners. This clarity is important to ensure proper upkeep and prevent issues from escalating.
What Was Discussed
- Quarterly building inspections are conducted but roof inspections require professionals.
- Bylaws are outdated and will be reviewed in 2027.
- Proposal to create an annual checklist for owners on maintenance responsibilities.
- Plans to improve transparency by sharing inspection reports and contractor lists.
- Quarterly building inspections are conducted, but roof inspections require specialized professional roofers.
- The association's bylaws are outdated and are scheduled for review in 2027 to better reflect current needs and responsibilities.
- A proposal was made to create an annual maintenance checklist for owners outlining their responsibilities to promote proactive upkeep.
- Plans are underway to improve transparency by sharing inspection reports and contractor lists with all owners regularly.
Suggested Improvement
Increase transparency by sharing inspection reports and maintenance schedules with all owners regularly.
Suggested improvements include increasing transparency by regularly sharing inspection reports and maintenance schedules with all owners. This would help keep everyone informed and engaged in the building's maintenance and condition.
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