Condo docs

August 26, 2024

 Board meeting called to order at 5:08 PM. Board members attending included Alex Rosner, Lee Seligman, Jerry Ness, Debbie Lerer, Joyce BenEzra and Nella Mangiafico and Elizabeth Sachs(Elite Co.)  Non Board members attending were: Eva Rosner, Sharon Ness, Ruby Allman, Nanci Scholnik, Lou Scholnik.

Reading of past minutes from the last Board meeting was waived.  Lee made the motion and it was approved.

Legal updates on "summary judgement" involving Section 1 and the common area pool payment for insurance was first on the agenda.  Unfortunately, we discovered that after filing a complaint, 40 days must pass before any judgement is made. We presented our documents on August 14 and, therefore, 40 days must pass before we are made aware of any decisions from the court. Lou requested a new strategy for our filing. He said we must get a summary judgement to settle this case since the court must decide this case.  Lou said we are not aggressive enough.    
Our unpaid legal costs exceed $11,000(including a few items beyond the legal fees in our lawsuit with Section 1) and we currently do not have a budget for that.  


Alex spoke about quotes for Electric Panels  which must be updated in some of the villas in order for us to get insurance. Lee was offered multiple bids, the best being a bid of $1900 per villa which would include permits, surge protectors, a bridge for other electrical items, and 2 ground rods. This bid also includes a few other electric items that are necessary. The update must be completed by January 1, 2025 since our current insurance ends December 31, 2024 and we may be forced to go with Citizens. We must move quickly because there are shortages of panels and clearly a short time frame considering all that has to be done.  The board approved of conducting a special assessment meeting (14 days prior notice) for residents of Section 2, to inform everyone of the impending assessment. A motion was passed to upgrade the panels on the 10 villas which have not yet been updated.  We must investigate whether it is permitted to only assess the villas that need updating or must all the villas be assessed and, within a reasonable time, a return of the assessment fee would be given to those who already had updated electric panels.
In addition, a motion was passed for an up to $300 assessment to cover the cost per unit for roof cleaning for those who need that done. That will happen after hurricane season, Nov. 30. Both assessments will be covered at the special assessment meeting to be held after the 14 day notice is delivered to all unit owners or their representatives.    


Pool issues:  Gina, president of Section 1, told Nella that she does not want to repair the broken pool furniture but wants to replace it with new chairs, umbrellas, etc.  The issue is that we cannot trust Section 1 to pay for their part of the costs for common area, based on our current financial issues with them.  


Elizabeth said that we must immediately remove the broken chairs because they are a liability.  Carlos must stack them and put them out of the pool area. It was suggested that they be chained to the fence so as to prevent their use and any potential liability. 
Jerry mentioned that Gloria should not ok any new villa buyers until our Board interviews them and vets them. 


It was stated at the meeting that Section 2 should send a monthly bill to every resident of Section 1, stating "PAST DUE'' on every common area cost that they have not paid!


Debris removal:  Alex said that our insurance covers debris removal up $50,000.  The City, following a hurricane, will clear the garbage but beyond that, FEMA addresses the issue. We must pay what FEMA doesn't cover, which is approximately 2 1/2% of the entire bill.


Alex, the arborist, is coming tomorrow.  His proposal was accepted and he will begin the tree trimming.  
We also mentioned that Section 2 should consider adding new plants/bushes to our section to enhance its beauty. 


We must ask Carlos, the maintenance man, to clean the light globes, remove and lock up the broken chairs at the fence, skim the pool regularly, and if we decide to keep the fountain,replace the motor. It was slso decided that we should develop a schedule for Carlos to more efficiently utilize his time that we are paying for.  


We will call for a wet check to test our sprinklers.  Should we need a new Irrigation Co., Elizabeth knows of one.



Ruby submitted the $144 annual bill for our new website, EMERALDGREENSECTION2.COM.  Our board meeting minutes, condominium docs and other areas of interest to our homeowners will be posted regularly.  


Alex reminded us all that by June 2025, all Board members must take an online class in order to be certified properly and legitimately.  


Elizabeth said we are in a flood zone now so this is a very vital issue.  We must, however, verify this statement. If we truly are in a flood zone now, this is a vital issue.    
Lee discussed the House Bill 1029. It offers free inspections for hardening of the villas in order for us to potentially secure better insurance rates. It also offers financial assistance from the state should we qualify for it.  
At one point, in the past, we prepared amendments and revisions to the Condo docs and paid for a revision to make owners responsible for outside of their homes.  Unfortunately, it was never submitted. We can amend the rules and regulations to say that exteriors of homes are the responsibility of homeowners. This addition would be beneficial because it would remove the cost of maintenance on the units from the Condo 
Association and place it upon the unit owners. An attorney should be consulted for the proper verbiage and to verify the legality of this possible change.    

Meeting adjourned at 6:40.  Motion to adjourn passed.  Next meeting is scheduled for September 19, 2024, 5:00PM.