President’s Report, November 12, 2016

900 Marshy Cove Condominium Association

President’s Report, November 12, 2016

George B

Overview of 2016:

This year began with a successful campaign to limit investment ownership within our building. Bylaw changes are difficult as they require a 67% affirmative vote. Two amendments were passed that limit rentals to 20 of the 48 units, and limit ownership to two units per entity.  This should secure our owners’ financing options and maintain the character of our building for all.

In May, at the Annual Meeting of Members, Alan Mc accepted the open director position. Officers were elected by the directors. 

• ·         President: George B, Unit 408
• ·         Vice President: Jan S, Unit 410
• ·         Treasurer: Leo E, Unit 209
• ·         Secretary: Shirley M, Unit 207
• ·         At large: Alan Mc, Unit 202

• An annual plan to schedule regular maintenance and events has been develop for 2017 and beyond.  The schedule will guide regular events and to communicate expectations to Sentry Management.
• A three year plan will be published to schedule major replacement projects that will be financed according to the Reserve Plan. Painting, carpeting, and safety will be on the list.
• 2016 presented 900 MC with several challenges. Two major maintenance issues stressed our operating budget. The financial burden by the following unbudgeted expenses were offset partially by an improvement in utilities cost. Deck repairs will also impact our finances in 2016 and continue into 2017. Our utilities expense should continue to improve with the addition of insulation to the garage ceiling.
• Finances: 900 Marshy Cove is in great financial health. All condo fees are current, Our reserve funds are on schedule. We will have unplanned expenditures; but, the Association is well positioned to handle these challenges.

Major expense issues:

• ·         Fire Suppression System: The dry sprinkler system which protects the area about the fourth floor continued to leak air causing persistent “trouble” alarms.  Although, we were protected, the air leaks caused rapid cycling of the air compressor located in the attic space. This problem first surfaced in 2015.  The air leaks have been identified and repaired. The compressor had to be replaced as it failed due to overloading.  Repairs costs $8,206 over and above regular maintenance.
• ·         Roof repairs: A persistent leak on the roof over Unit 410 was repaired by replacing a section of warped board. It was covered with underlayment and new shingles. The cost of this unbudgeted work was $4,582.
• ·         Deck repairs: Obtaining a reasonable bid has been a challenge.  Bids ranged from $250 to $4,400 to $14,000. We have issued a work order to repair two decks as a pilot.  If successful, we will issue and work order for the remaining 26. Although the low bid does not conform to the manufacturer’s recommendations, it is felt that it will be durable enough to last several years. 

Minor unbudgeted expenses:

• ·         Garage Doors: Several failures occurred this year. Broken springs, key pad damage, and keypad failure added minor costs.  Some these costs were offset by reimbursement.
• ·         Air ducts: Vent ducts for the first floor were cleaned of bird nests. Ducts were sealed to prevent re-entry on all exterior vents. Costs $1850
• ·         Front doors: After a bike theft, the magnetic door locks were strengthened.

Other mentionable budgeted items:

• ·         Garage deck: This year we contracted an industrial cleaning company to scrub our garage deck to remove embedded stains.  Previously, the deck was power-washed.
• ·         Hallway carpets: In August, our hallway carpets were scrubbed, it is evident that our carpets are nearing the end of their life.  Deep stains continue to re-surface. Some are to beginning to see rippling and wear. Pets and trash bags drippings are the culprits.
• ·         Landscaping & Gardening: Our front yard has improved. Despite adding irrigation and soil improvement, several plants have withered.  The landscaping committee has met with Kyle Marshall to clean up some areas around the building and will be making more improvements in 2017.  The committee will be hiring a separate gardener if desirable.
• ·         Insurance: Many thanks to our Vice President for negotiating a 6.2% reduction on our insurance.

Other Improvements and mentionable items:

• ·         Garage ceiling Insulation: To our surprise Beazer hired a contractor to install insulating above the drop ceiling in the garage at no cost to us. The space contains some plumbing that could be subject to freezing. The space is heated by a gas heating system paid for by the 900 MC Association.  The heated space supplements the comfort of the first floor as stated in the design specifications.  We expect to see the benefit over the winter months.  Hopefully, the first floor units ill d also see a reduction in the gas bills.
• ·         Elevator operation: The elevators were programmed to hold at the last floor exited rather that return to the lobby.  Some reduction in electricity consumption is expected.
• ·         Annual inspections: Our annual smoke alarm battery replacement program has been augmented to include checking on expansion tanks.  Last year, three defective expansion tanks were discovered and replaced.
• ·         Pets &  Pet Committee: This year Sentry failed to assess pet owners the $25 annual pet fee.   In 2017, the fee will be assessed in the January letter to owners. The letter will include the proper forms to register pets with 900 MC.  Expect an increase in the registration fee.
• ·         Advisories: a plan to advise owners on maintenance issues and other helpful messages have been and will continue be posted on the 900 Marshy Cove web site. Elevator Notices also updated with suggestions to avoid problems and offer solutions.
• ·         Internet links: These sites will provide information about tour community.

o   https://accesssentrymgt.com/dx/sentrywp/index.html

o   http://900marshycove.blogspot.com/

o   http://deepharbourmd.blogspot.com/

Deep Harbour Master Association

• ·         Beazer has settled a long standing debt of $66,000 with the DHMA.  The money will be used to fund reserves and operating balances.  A committee is reviewing the reserve plan and how to distribute the money.
• ·         The Beazer owned property known as TH4, and the unfinished properties of TH3, and TH5 are now subject to a Tax Lien by the city of Cambridge. This was noted in the city council Minutes of September 12, 2016.  The DHMA Board of Directors has engaged Cowie & Mott to advise us on the impact that this may have on Deep Harbour.  The Tax Lien does not pertain to any privately owned property or the property commonly owned by the DHMA.
• ·         Beazer plans to “top coat” the unfinished streets in DH.  They are responding to a DNR run-off remediation issue. No dates have been set.
• ·         Street lights have been failing at a high rate. The new LED’s were installed without surge/lightning protection devices.  It is believed that this may have caused our high failure rate.  All new bulbs and old bulbs will include surge protection. DHMA has absorbed most to the cost of replacement after the installer refused to replace all of the bulbs.  LED bulbs should last longer than HID and consume 75% less electricity.
• ·       The YMCA successfully manage the DH pool in 2016.  They will be asked to bid again in 2017.
• ·         A DH landscaping committee has been formed. Each sub-association will be represented.
• ·         Parking remains a problem within DH. Commercial Vehicles are not permitted as stated in our bylaws and Parking Policy.  New Maryland towing laws have complicated penalties.
• ·         Personal gate codes were eliminated and replaced with one code.  Many remotes were accidently disabled during the download process. This appears to have been corrected.

Stay informed.  

Send your comments to MC900@comcast.net