HERITAGE HUNT CONDOMINIUM I

Board of Director Meeting
September 27, 2006

1. Call to Order

Joseph Modrak called the meeting to order at 8 p.m. In attendance were Joseph Modrak, Warren Miller, Bill Massarella, Stephen Harrison, Betty Licitra, George Field, and Frank Hoss. A number of individual owners were also present.

 

2. Establishment of a Quorum -- a quorum was present.

 

3. Acceptance of Minutes

A motion was made, seconded and carried to accept the minutes of the meetings of July 27, August 15, and the Executive Session of August 15.

 

4. Committee Reports

FINANCE -- Betty Licitra reported that the Committee was finding that expenses were increasing and it appeared that an increase in condo fees would be necessary in the future.

 

Warren Miller reported a shortfall of approximately $14,000 in 2005 and a projected estimated shortfall of $22,000 for 2006. Lennar had inadvertently been paying the electric bill on one meter for the common area which needed to be repaid. A rise in general electric costs contributed to the shortfall. This will probably need to be rectified with a raise in condo fees and/or a per unit special assessment.

 

BUILDING and GROUNDS -- George Field reported a large turnout for the meeting on September 20. Inspections were made of both condo buildings, interior and exterior. See attached report for progress and needs for general maintenance issues.

 

The Committee requests consideration of obtaining lining pads made available for the elevators for protection during moves. They also said it would be advisable to install motion controlled lighting for trash rooms since lights are often left on after use.

 

Referrals were made to Stephen Harrison for appropriate maintenance issues and contact with Lennar for issues re cracks and drains.

 

Lennar has continued work on Units 102 and 105 in Building B Models. Residents have complained that workmen are inconsiderate with contruction debris and cleanliness. A gas meter was removed and residual gas odor was reported. A plumber was requested to assess the situation.

 

The owner of one of the models was present and reported that the unit is being restored to "near" original condition. No structural changes have been made. The corresponding model in the new condo under construction will be named the Park Avenue. Stephen Harrison raised the question of whether the changes in the unit will affect the value, the assessment and the resulting insurance.

 

LEGAL and COVENANTS -- Frank Hoss introduced Lee Schultze, the new member of the Committee who will replace Jennifer Lucas who requested to step down following the completion of the task of establishing covenants and by-laws. Frank stated that Virginia law has certain legal requirements of statements of disclosure upon sale of a condo. He proposed that the Board establish a resolution regarding sale of condos and require inspection by a representative authorized by the Board with a checklist to assure that all transactions fulfill the requirements of the law.

 

Frank also recommended that the Board compose a letter to all residents regarding all existing regulations and that residents come forward to consult with the Committee if there are any questions regarding possible violations. All efforts will be made to resolve conflicts.

 

In a walking tour of both condo buildings, the Committee has taken note of the most common violations of covenants. The Committee has recommended that exceptions to two rules should be allowed. Any other name plates should not be allowed. Doorbells should be allowed if they are white or cream color, wireless, and attached with adhesive. They should be located on the side frame where the door opens.

 

A modtion was made, seconded and carried to approve these two proposals.

 

Common violations include: cleaning supplies and storage in garage spaces, shopping carts and dollies in garage spaces, door mats, nameplates on wall, real estate lock boxes on unit doors, flower boxes mounted on the outside of balcony rail, screens not approved, window treatment color, and patio umbrellas.

 

An application was approved by the Committee for alteration to lighting in the kitchen and other areas submitted by Mr. McEnroe. A motion was made, seconded and carried to approve this application.

 

MANAGEMENT -- Stephen Harrison discussed blanket coverage by State Farm for insurance on the condos. Frank Hoss suggested that individual unit owers would profit with information on unit coverage.

 

A discussion followed as to whether Association condo insurance should cover damages to any unit when responsibility for the damage actually belongs to the individual owner or Lennar. Past President Charles Unger stated that Condo insurance has paid for some past accidents of this nature but with the decision that the Association insurance will not be responsible for future damages which are clearly the responsibility of the owner. The Association's insurance costs will be negatively affected by the number of claims paid.

 

George Field suggested a proactive program of educating residents on preventing accidents by attention to maintenance. Specifically he made points on maintenance of water heaters, dryers, and water cut-off valves.

 

5. Board Discussion

Joe Modrak presented the request from Nick Karanikas for a remedy for owners of cars parked in the garage which are open to the weather and are subject to snow and ice. A suggestion was made that a louvered enclosure would solve the problem although this would block the light from the garage which now illuminates the back driveway for safety at night.

 

6. There being no further business, Joe Modrak adjourned the meeting at 8:15 p.m.

 

 

Respectively submitted by Barbara Dunn

 

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