residences at forsyth parkside 2016 state of the...

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Residences at Forsyth Parkside

2016 State of the Building

1. Introduction

1.1. General: I am writing this letter to better share information about the state of our

building. I ask you to please take a few minutes to read through this letter and I invite

anyone interested in learning more about the building to call any one of your Board

members…we would love to talk with you. I encourage everyone to get involved by

considering volunteering on the Board or for one of the new committees. Please

contact Laura Dixon if you are interested in joining the Board or a committee.

1.2. Deferred Maintenance: The foundation for the building was laid in circa 1917, which

makes it almost a century old building. The building appears to have been under

maintained for a majority of that time, but within the last decade there has been some

much needed maintenance done to the building due to the hard work of previous

Board members and the commitment of the owners. I will write in more detail about

what some of those maintenance tasks were, but they include; replacing the roof;

replacing the shaft on the elevator; modernizing the controls in the passenger elevator

and starting repairs on the outside brickwork. We should be grateful to those Board

members and owners that constructed the forward momentum to bring our building

into a state of repair. However, we have a long way to go, as I will write in more detail

following, but the major projects include; finishing the outside brickwork; repairing or

replacing windows; upgrading the building plumbing; parking lot work; and lobby work.

1.3. Shoddy Construction Practices: There has been an abundance of shoddy construction

practices in the past. I have seen many electrical and plumbing code violations

throughout the building that not only put owners at risk of property damage, but

introduced safety concerns. As an example, I was shown by one contractor where a

previous owner or contractor had tied a unit's bathroom ventilation systems into a

plumbing stack, which could have introduced sewer gases into a unit. We are lucky in

that several units have been recently renovated by, not just by qualified contractors,

but by conscientious contractors that have corrected code violations. Kudos to those

unit owners that have had quality work done in their units…it is appreciated by all.

1.4. Priorities

1.4.1. General: Having limited budget and time, as we move forward in bringing the

building into a state of repair, we need to manage our priorities. Not to say we will

strictly follow these priorities, but for the most part, it is a guide we use. We should

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also note that some projects fall into more than one category. The order of

priorities are:

1.4.1.1. Safety Issues: Anything that mitigates risk of injury. An example would

be; the recent repairs to our fire alarm system; or properly tying the outside

corner brickwork into the main structure of the building so that it would not

fall on a passerby.

1.4.1.2. Structural Issues: Anything that supports the integrity of the building. An

example would be; the recent roof replacement; or the repairs being made to

the outside brickwork.

1.4.1.3. Nuisance Issues: Anything that is outside the scope of the first two

priorities but pose a significant nuisance to the owners. An example of this

would be to stop unauthorized access to our parking lot by installing a gate

access system.

1.4.1.4. Aesthetics: Lastly, but not to be under emphasized, is anything that is

purely aesthetic in nature. I do not want to imply that no work will be done

sprucing up the place until the other priorities are complete. Quite the

contrary, we have a Lobby Committee that has been doing wonderful work.

2. Brickwork

2.1. General Repointing: Repointing consists of grinding out cracked and damaged mortar

and replacing with new. That sounds easy, but it is not. The old mortar needs to be

ground to a minimum depth for the new mortar to do its job. The new mortar must be

allowed to set properly in order to establish a good bond to the brick and have the

required compression strength when it sets. It was also discovered that we had many

missing or rotted brick ties (metal strips that hold the brick to the building). Most of the

repointing work has been completed; with the North, East and West sides complete.

The North side was in the worst condition because it is constructed of a much softer

brick than the other three sides. We still have the South side to do, but the good news

is that it is constructed of a very strong brick and appears to be in much better

condition compared to the North side of the building. Window lintels, the steel angle

iron that supports the brick above each window, which were found to be in poor

condition have been replaced along the way. Figure no.1 shows the condition of one of

the lintels that was replaced.

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figure no.1

2.2. Air conditioner Openings: Several air conditioner opening on the East side of the

building, which were abandoned in place, were closed in under the general repointing

project. We have decided to back assess each unit owner the cost associated with that

work. Ben Coli has kept records of his work that can be viewed in the HOA office. Please

contact Tom Paxton if you wish to review those records. Before we move to the South

side of the building to continue general repointing work, we will be taking a break to

work on closing up the abandoned-in-place air conditioner openings and doing repairs

to other openings that are still in use. Unit owners will be assessed the associated costs

of repairs appurtenant to their units. An assessment schedule was sent out in an email

to all members in 2015.

2.3. Dryer and Bathroom Ventilation Openings: Several dryer ventilation and bathroom

ventilation openings have been installed under the general repointing project. As these

ventilation openings are appurtenant to the units we will also be back assessing each

unit owner the cost associated with that work. Again, you are free to view Ben Coli's

records of work located in the HOA office. If anyone is interested in having a ventilation

opening added for either a bathroom or dryer, please send the HOA an email at

[email protected].

2.4. Painting of Yellow Brick: Some research has been done in the past to test various

paints. At some point in the future we will be sending out Requests for Proposals

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soliciting bids to repaint the yellow brick. This is not an immediate need, so I am not

sure when we will be doing this work.

3. Windows

3.1. General: Maintenance of the windows is a responsibility of the HOA. The general plan

for moving forward in replacing or repairing the windows is to remove a window from a

unit for exploratory investigation to help us determine what our options might be. We

will be working with the Metropolitan Planning Commission (MPC) through this

process. From our initial discussion with the MPC…we have two possibilities to rework

our windows; one is to repair or rebuild the existing windows in place; the other is to

replace the windows with custom replica window that has been approved by the MPC.

Replacement windows will give us better performance and functionality and, from

preliminary discussions, will generally be less expensive then repairing the existing

windows. Whatever we will be doing…we will be doing the same to all the windows.

We will be assessing each unit the costs associated with working on the windows

appurtenant to each unit. We are working hard to start this work as soon as possible

and this is our next highest priority after completing the repairs to the brickwork and

upgrading the building plumbing.

3.2. Replacement Windows

3.2.1. Custom Replica Windows: One-over-one (one pane of glass in each sash), double

hung (upper sash and lower sash opens) glazed, or simulated glazed, window.

3.2.2. Sound Proof Glass: After a discussion with the MPC, we will not be allowed to

use double pane windows, but we will be allowed to use sound mitigating

laminated glass. Laminated glass is very strong, sound absorbent and more energy

efficient than single pane glass.

3.2.3. Ultraviolet Protection: We will be allowed to use ultraviolet (UV) blocking glass.

UV blocking glass reduces energy use and helps to protect interior finishes.

3.2.4. Tilt-in for Easy Cleaning: I dream of a day we can have clean windows…enough

said.

3.3. Rebuild Existing Windows

3.3.1. Repair in Place: From preliminary proposals, the labor required to repair

windows in place is significant. The advantage of this option is we would keep any

hand drawn glass panes; the disadvantage is we would not be able to clean

windows from inside our units and no option for UV protection or sound

mitigation.

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3.4. Storm Windows: As we work on replacing or repairing windows we will be removing

the storm windows. A storm window would only be removed from a given window as

we start work on replacing or repairing that window.

4. Elevators

4.1. Passenger Elevator

4.1.1. General: At the start of 2015 we changed the elevator service company we were

using because of lack of service issues and escalating costs. The old company we

were using was purchased by a national chain and was failing to provide the

contracted services and it was becoming increasingly difficult to get them to

respond to a call for service. We decided to change to a smaller local company in

hopes that we could build a new relationship with local folks. Our old elevator

service contract pricing included insurance for the elevator hydraulic pump, which

was about two-thirds the cost of replacing the pump all together.

4.1.2. Elevator Shaft and Hydraulic Pump: The elevator shaft was replaced a few years

back and has a life expectancy of 25 years, depending on use.

4.1.3. Elevator Car: The car itself is in good shape but we might have to upgrade some

components of the car as we move forward. We will continue looking into this.

4.1.4. Controls: The controls used to run the elevator were original to the elevator and

outlived their life expectancy. In 2015 we did ae elevator modernization project

which included replacing all the controls in the mechanical room, replacing the

hydraulic power plant, and replacing the controls in the hoist-way and car.

4.2. Freight Elevator

4.2.1. General: The freight elevator has simple controls, which is a significant factor in

its longevity. You can find the rules on using the freight elevator on the HOAs

website at https://forsythparkside.managebuilding.com.

4.2.2. Elevator Car: We replaced the emergency light fixture in the car. We also did a

little work to tidy up the safety circuit.

4.2.3. Controls: The logic to run the elevator is accomplished via electromechanical

relays. The control logic circuitry to run the freight elevator is simple because there

is no call system circuitry, automatic car leveling circuitry and very little in the way

of safety circuitry. Even though we will have to upgrade the controls at some

point…it is not an issue that we need to deal with immediately because of the

simplicity and duty cycle. Figure no.4 is a picture of the inside of the control panel

for the freight elevator.

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figure no.4

5. Roof

5.1. New Roof: The roof was replaced with a commercial grade roof in the last decade. It is

a very nice roof and, if cared for properly, is expected to last 50 years plus.

5.2. Regular Roof Maintenance: We have a large investment in the roof and it needs to be

cared for like any other system. I can see from doing a cursory inspection that it is time

to have some routine maintenance done. We will be looking into this later this summer.

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6. Lobby

6.1. General Lobby: The lobby was repainted in the not too distant past, but is already

showing signs of wear. There are some things that we could do to make the lobby look

better.

6.2. Front Door: The 1970s style front door is not only out of place in our turn of the century

building it is also in a state of disrepair. It is working for now, but we do have plans of

replacing the door with one that is more in keeping with the architectural style of the

building.

6.3. Mailboxes: The mailboxes are in a bad place and also in a state of disrepair. We have

talked about finding a better solution for the mailboxes when we get to remodeling the

lobby.

6.4. Lighting: The lighting is in poor condition and the incandescent bulbs need frequent

changing. Without considering the cost of the bulbs, we spend about $400.00 (5,250

KW-Hours) per year burning the incandescent bulbs in the lobby alone. Someone

(usually Tom Paxton) is on a ladder changing bulbs every month…if not more

frequently. In my opinion, having someone climb a ladder that often to change bulb is

not only unfair to that person, but it is also a safety concern. We are investigating using

LED lighting that will last much longer and cost less to operate.

7. Limited common hallways

7.1. General: The hallways are considered limited common space, meaning that the

common space is shared by a limited number of owners…the owners that live on that

floor. As such, any costs associated with improvements to the hallways is carried by the

owners on that floor. The hallways are in need of some attention. For now we are going

to hold off from doing any remodels to the hallways until after the building plumbing

has been upgraded.

7.2. Flooring: Some flooring suggestions that I have heard are tile, hardwood, and polished

concrete. I think most everyone would like to see the filthy worn carpeting go. We

could always put runners down the halls if we end up with some type of hard

flooring…at least with runners we can pick them up and have them cleaned.

7.3. Drop Ceilings: Just like the carpet, the drop ceilings are in poor condition and need to

be replaced.

7.4. Lighting: In 2015 we replaced the lighting on the 2nd, 4th and 5th floors with LED lighting

on motion sensors. The redesign of the lighting on those floors have reduced the

electricity cost on each floor from $380.00/year to $7.50/year.

8. Plumbing

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8.1. General: The common plumbing systems are original to the building. It is made of

galvanized pipe, which has a life expectancy of 50 years in open air and 20 years in

concrete (and we have some of both). The plumbing systems are in very poor condition

and should have been replaced when the building was converted to condominiums in

the 1970s. The plumbing systems are so bad that it has come to a head…and we need

to deal with it before it is a real emergency. The domestic water supply plumbing and

waste plumping is first distributed under the building in common headers and then

tapped off from that into smaller multiple vertical headers that travel up through many

walls. Replacing the plumbing systems will take lots of investigation and planning. It is

going to take a while to do the due diligence. We have started doing discovery of the

plumbing systems and are working on a plan for upgrade to minimize impact to unit

owners during the upgrade.

8.2. Recent Repairs: We did do some modifications to piping in the boiler room in 2014 in

an attempt to alleviate some of the pain people were going through with not having

hot water. We removed eleven 90 degree turns that were not necessary and only

existed because of poor plumbing practices. Removing the 90 degree turns helped to

reduce head loss. We also replaced a failed check valve that helped with circulation. It

appears the hot water situation is as good as it is going to get with our existing

plumbing system. For now we only plan to make emergency repairs to get us by until

the plumbing upgrade.

9. Electrical

9.1. General: Electrical systems are one of the easier systems to deal with because it can be

worked on in phases. As part of the plumbing upgrades, each unit will need to provide

their own hot water, thus we may have to look at doing some electrical service

upgrades to support point-of-use water heaters or conventional electric water heaters

for each unit.

10. Parking lot

10.1. Joint Ownership: The far North-West corner of the parking lot is owned by our

neighbor, which will make it a little more difficult when we are ready to make

improvements to the lot. Easements would have to be granted if we were to consider

closing in the parking lot.

10.2. Parking Lot Surface: There are various depressions in the parking lot most likely

caused by poor preparation; poor base; lack of proper compaction; or not being graded

properly to begin with. Some of the deeper depressions were repaired in 2015. Before

the entire parking lot can be resurfaced we would need to deal with the root cause of

the depressions first. Resurfacing the lot would be a project further down the road.

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10.3. Fence: The East side of the lot has the split rail fence that is in disrepair. There

are a couple of Palm trees in the fence line that would have to be removed for us to

replace this fence with a masonry wall or rod iron fence. Some investigation would

have to be done and we would have to work with the MPC to get this done.

10.4. Controlled Access: If we can enter into an easement with our neighbor that owns

the far North-West corner of the parking lot we could install a security gate to control

access.

11. Boiler Room

11.1. Domestic Hot Water Boiler: The domestic hot water boiler is in relatively good

repair. We did some maintenance in 2015 that should keep in good running condition

for the near future. It appears that it will last until we do the whole building plumbing

upgrade.

11.2. Domestic Hot Water Storage Tank: This is a 200 gallon storage tank used to

support the domestic building hot water. The recommended size for a hot water

storage tank to service a family of four is 50 gallons…thus any layperson can

understand how undersized this storage tank is for a building with 35 units. I do not

recommend we upgrade the storage tank until we know what our plans are for the

plumbing system.

11.3. Building Steam Heat Exchanger: In 2015 we removed the abandoned in place

steam heat exchanger that was used to supply steam heating to the building in the

distant past. It was made of cast iron and weighed several thousand pounds and was

size of a minivan. The steam heat exchanger was removed using volunteer work and

was a herculean effort with many hours of cutting and hauling.

11.4. Building Heat Hot Water Storage Tank: This is an abandoned in place hot water

storage tank that was used to support the old building heat exchanger. It is very large

and takes up a lot of space in the boiler room. It is asbestos wrapped and having it

removed by an asbestos abatement company is cost prohibitive. Ben Colli will be

getting his asbestos abatement license this spring and we will be removing the tank

ourselves.

12. Laundry room

12.1. Remodel: There has been a significant interest to remodel the laundry room. We

are looking into what this is going to take.

12.2. Machine Replacements: The machines that we have are commercial grade

machines. We have had a few repairs made in 2015. We continue to evaluate repairs

vs. replacement costs.

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13. Miscellaneous

13.1. Fire Alarm System: We recently discovered that the fire alarm system on the fifth

and sixth floors did not work and appears to have never worked. Our old security

company provided us a proposal to replace our entire fire alarm system. We decided to

get a competitive quote from a local service company that provided us a quote to

upgrade what we had at a much lower cost. So…at the start of this year we changed the

security company we were using to maintain and monitor the system. The new

company came in and brought wiring up to the fifth and six floors and tied in the

existing fire alarm pull boxes and installed new smoke detectors. They also upgraded

the controls and converted us over to a wireless connection back to the service center,

saving us $840.00 each year.

13.2. Front Door Callbox System: The front door call box system was recently

upgraded to allow us to program in phone numbers that are outside of the local 912

area code. The only plan I have on this system is to install an LED light inside the call

box itself and to upgrade the wiring between the phone demarcation and the call

box…and neither one of those tasks are pressing.

13.3. Security: We rarely get keys back when someone moves out of the building. This

essentially makes the building unsecured. There has been some interest in installing a

card access system, which we have included on our task list so that we can come back

at some point to discuss further.

13.4. Camera System: The camera system is capable of up to eight cameras. We

currently have seven cameras connected. We intend to add one more that will be

installed in the lobby. There are instructions on the HOA website on how to access the

camera system from the internet (Note: you have to have Microsoft Internet Explorer

to access the camera system).

13.5. Wooden Ventilation Slats: The wooden ventilation slats on the West side of the

building are falling apart. They serve no purpose so we have decided to close them up

with yellow brick to match the existing yellow brick.

13.6. Freight Entrance Door (West Door): The freight entrance door is rotting (rusting

away) at the bottom and has been sprung from people blocking it open by placing a

brick or stone between the door and jamb. This item is not pressing but is on our task

list.

13.7. Parking Lot Entrance Door (North Door): The door and frame appears to be in

fair condition, but the door could use some paint and the lock could use replacement.

This item is not pressing but is on our task list.

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13.8. Bicycle Room Doors: Both of the bicycle room doors need replacement. Maybe

this time we can get it done right. This item is not pressing but is on our task list.

13.9. Roof Deck: There has been a significant interest to build a roof deck. This item is

on our task list for discussion.

14. Building Management

14.1. General: In 2014 our building manager, Stay Savannah, resigned from managing

the building. We have deciding to self-manage while the brickwork repair continues.

While self-performing the building maintenance has saved us a considerable amount of

money, it is our intent to find a replacement building manager once the brickwork

repair is complete.

15. By-Laws

15.1. General: We have rewritten our by-laws in 2015. They can be found on the

Forsyth Parkside Buildium website.

16. Debt

16.1. None…zippo…nada….ziltch. Unlike many other condominiums…we are

completely debt free. We have been paying for maintenance and improvements out of

pocket as we go along. It is my understanding that, at one point in the past, the

condominium was almost insolvent. Thanks to the hard work by past board members,

and a common commitment by all owners, we have climbed out of that situation.

17. Task List

17.1. General: We maintain a general task list, in the form of a spreadsheet, to help us

manage our priorities and to keep us moving forward in maintaining the building. The

overwhelming majority of the tasks on the list are done through owners volunteering

their time. I have attached our task list for your review.

18. Summary

18.1. I hope this letter better informed us all on the many different aspects of

managing this condominium and the many different task list items in the works by the

board members and committee members. Surprises are unavoidable in a building of

this age, but by sharing what we know we can minimize those surprises. Even though

the lion's share of this letter dealt with problem issues, we should also remember the

major tasks that have been already accomplished; a $250K roof replacement; a $40K

passenger elevator shaft replacement; a $50K passenger elevator modernization

project and completing 80% of the brickwork repairs at a cost of $180K…all done while

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staying out of debt! Those are huge tasks and you should all be proud of your

stewardship rolls in taking care of this century old building.

19. Attachments

19.1. Forsyth Parkside HOA Task List (pdf document): This is a spreadsheet that we

maintain to help keep us moving forward with building repairs and improvements. We

started this task list in 2014 to provide a central document to jot tasks down as we

become aware of them. The task list is not in any specific order and just because it is on

the list does not necessarily mean we are going to do the task. The task list is just a

place for us to record our thoughts so we don't lose sight of them. Depending on

urgency, funds and available time, we do a task and strike it out as it is accomplished.

You can see that we have accomplished many tasks…all performed with volunteered

time. I would like to thank everyone that has volunteered their time and talents to

work on the many tasks.

Forsyth Parkside HOA Task List Item Task Description

129 send out State of the Building letter

130 send out letter for A/C opening repairs

131 program realtor agencies into the front door call box

132 replace the failed protection timer in the passenger elevator control panel

133 made copies of building drawings (digital copies) and added to Buildium

134 installed telephone line booster on the VoIP line (loop current and battery voltage)

135 installed new passage set in the 6th floor stairway door

136 made nine updates to the front door call box system

137 relamped to 3rd floor hallway

138 installed fire rated ventilation louver in elevator mechanical room

139 got ducting parts at home depot

140 installed new 4-lamp fluorescent light fixture in elevator mechanical room

141 installed new GFCI receptacle in elevator mechanical room

142 installed dedicated exhaust fan receptacle in elevator mechanical room

143 installed dedicated light fixture receptacle in elevator mechanical room

144 repaired and reinstalled lock on the downstairs bathroom door

145 replaced garden hose (50ft) at front of building

146 replaced broken garden hose nozzle at rear of building

147 replaced flood lamp at west end of 6th floor hallway

148 replaced multiple CHL bulbs in 6th floor hallway

149 cleaned the inside of the 5th and 6th floor freight elevator doors

150 installed flower bed around the Magnolia tree at rear of building

151 replace passenger elevator controls

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152 follow up with Wright Security on new smoke detectors

153 get fan t-stat from Grainger Industrial Supply

154 strap down conduit better in the elevator mechanical room

155 install exhaust fan and ductwork for the elevator mechanical room

156 rewire exterior light fixture at the rear door

157 coordinate inspection of boiler for insurance

158 hang new paintings in the lobby

159 replace HVAC filter in lobby

160 get roof drainage issue fixed

161 replace cat5 cable for hall call stations in elevator hoistway damaged during on-going work

162 get pass code from Wright Security in case of false alarm (forsyth)

163 troubleshoot and repair Howard street camera

164 troubleshoot and repair lobby camera

165 troubleshoot and repair parking lot camera

166 nogotiate/verify next years natural gas pricing

167 make digital copies of passenger elevator schematics

168 troubleshoot and repair internet issues (found bad attenuator on the cable modem)

169 determine signage needed in elevator car to cover holes from old e-light fixture and order

170 run new conduit on freight elevator for new e-light

171 missing two screws in hall call stations. get new SS screws and install

172 get plastic anchors need to mount new elevator/fire warning signs

173 make punch list for elevator

174 ensure Vertical Lift has completed all the punch list items

175 run conduit in passenger elevator hoistway for new fire alarm system and future network cabling

176 replace furniture and rugs in lobby and install artwork (lobby committee)

177 review the HOA application form and update

178 replace emergency light fixture in the freight elevator

179 order new light diffusers for the passenger elevator (current one broken)

180 repair loose trim in the north hallway

181 repair wall at back (north) door

182 renew no-ip account for 2015

183 scrape peeling paint at front entry and repaint

184 make repairs to 4th floor hallway wall (damage from unit 4G)

185 write trash rules (break down boxes, no Styrofoam in recycle, do not set recycle outside of can)

186 clean the dryer vents in the laundry room and replace filter screens

187 remove piping systems that have been abandon-in-place in the boiler room

188 demo old boiler heat exchanger

189 rewrite the bylaws and rules

190 build a routine maintenance plan for the building

191 replace light fixture at the back door with track lighting

192 finish wiring can lights above mail boxes

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193 finish sofit above mail boxes

194 build a a desk for the HOA office

195 move new computer to the HOA office

196 Add Chuck to the front door directory

197 Add Alice Ball to the fron door directory

198 Troubleshoot the call system for the front door

199 Order replacement call system for the front door call system

200 Program the replacement front door call system

201 Replace the call box system for the front door that was damaged by electrical storm

202 Troubleshoot the East camera

203 Ask Been to get Alice Ball's window repaired

204 Make proxie ballots for annual meeting

205 Make ballots for annual meeting

206 Build budget with Tom for annual meeting

207 Fix front door not latching again

208 Troubleshoot West camera

209 Repair West camera

210 Inspect work in unit C1 (bike shop)

211 remove abandoned in place emergency light in passenger elevator and cover w/warning sign

212 install warning signs for elevator on each floor

213 clean the inside of the remaining freight elevator doors

214 paint the inside of the freight elevator doors and stencil with the floor number

215 make copies of all HOA keys that we do not have duplicates for

216 clean / strip wax buildup in elevator

217 make repairs to stairway walls

218 paint stairway walls

219 paint stairway trim

220 paint stairway floors

221 look into getting LED fixtures/bulbs in the lobby (lobby committee)

222 replace lighting in the lobby (lobby committee)

223 replace ventilation louvers on west side of building with brick

224 replace bicycle room doors

225 replace utility room door

226 review control panel for freight elevator and AutoCAD schematic and panel layout

227 install under voltage relay on the freight elevator to protect motor against single-phase loss

228 write a briefing documents for new owners/tenants

229 build a database of all units/owners/tenants

230 schedule preventative roof maintenance

231 install light fixture in the front door call box

232 troubleshoot receptacles in the lobby

233 replace receptacles and covers in the lobby

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234 relocate the electrical outlet located in storage unit 103 to next to the phone demarcation

235 update building elevation drawings to reflect correct window sizes and placement

236 make a new cardboard backing for the front call box directory

237 scrape and paint laundry room

238 diagram the phone systems, internet, DVR and fire alarm monitoring system (use Visio)

239 look into putting the front entry lights on the same timer used for the lobby lights

240 come up with a west door latch system

241 replace the outside freight entrance door

242 relocate camera on west side of building toward the south end of the west side

243 remount camera in lobby

244 add camera to lobby (channel no.8)

245 trace hot and cold water piping that goes into the slab

246 make plan to upgrade plumbing in phases

247 the front garden watering system needs to be repaired

248 replace all light bulbs with LED bulbs

249 replace mailboxes (relocate to lobby)

250 replace flooring in hallways

251 replace lighting in hallways

252 replace drop ceilings in hallways

253 repaint hallways

254 replace front door

255 replace parking lot door

256 remove split rail fence and have proper wall/fence built

257 resurface parking lot

258 secure parking lot (gates)

259 upgrade building plumbing

260 rewire electrical in common spaces

261 investigate card access system

262 look into adding a roof deck

263 write scope of work for building manager (include a fee schedule)

264 hire a building manager

265 add on to or replace hallway baseboard trim (contract out)

266 add crown molding to hallways to hide edge of drop ceiling (contract out)

267 trim around doors in the hallways (contract out)

268 relocate vestibule pull station on 2nd floor

269 relocate vestibule pull station on 3rd floor

270 relocate vestibule pull station on 4th floor

271 relocate vestibule pull station on 5th floor

272 flush mount hallway pull stations/ horns/e-lights and receipts on 2nd floor

273 flush mount hallway pull stations/ horns/e-lights and receipts on 3rd floor

274 flush mount hallway pull stations/ horns/e-lights and receipts on 4th floor

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277 install camera software on the HOA computer

278 test new camera and POE switch with the HOA computer

279 install new camera in the lobby

280 install new a/c grates in front of building

281 Get all the other Board members setup to receive emails from the [email protected]

282 Build storage in the boiler room

283 Power wash the West side of the building and sidewalks

284 Repaint the stripes in the parking lot

285 Repaint the unit numbers in the lot

286 Repaint the yellow on the curbs

287 renew no-ip account for 2016

residences at forsyth parkside 2016 state of the...

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