Ambassador II Condominiums

Ambassador II Condominium Association
2018 Annual H.O.A. Meeting Minutes
https://ambassador2.com

Meeting was called to order at 7:08pm on Wednesday, July 11, 2018.

Board Members in attendance:
Brien Sherman (President), Kenny Long ( Vice President), Jay Heath (Treasurer and Acting Secretary), & Jeanne Perrin (Member at large)

Introduction and Sign-in:
● A quorum was met with the number of persons present and proxies received equaling 19.
● The proof of meeting notice was provided to all attendees.
● The IRS resolution 70 -604 was read aloud by the Treasurer per federal law.
● The membership approved the 2017 annual meeting minutes as written.

Financial Report:
● Budget: Highlights of the previous fiscal year’s expenses we presented by the Treasurer. He also presented the 2018 /2019 annual budget for approval by the membership. A dues increase of 6.5% over the previous year was presented.
○ The membership voted to approve the 2018/2019 annual budget as presented.
● Explanation: Increases in utilities and insurance and labor costs were the primary cause of our increase. We also had unexpected reserve withdrawals of $30,000 due to uninsured losses caused mainly by water damage. We implemented a Reserves surcharge to repay this withdrawal. This surcharge will continue at least one more fiscal year or until funds are repaid as required by RCW 64.38.075.
● Per a newly enacted regulation we are required to provide the following information- As of the 2018-2019 budget approved at the Annual Homeowner Meeting we are saving $8142 per month in reserves plus an additional $1250 per month to pay back the loan mentioned above. Our Reserve Study consultant recommends saving a minimum of $8100 per month and a maximum of $8740 per month to fully fund our reserves to cover the highest repair estimates our Reserve Study predicts. The latest study spans the period between July 1, 2018 and June 30, 2019. These figures will change annually as new updates are performed.

Old Business:
● Water Supply Valves & Hoses: If the water valves to your sinks, toilet(s), washing machine, and dishwasher are gray plastic, they are original equipment and NEED to be replaced as soon as possible. These gray plastic valves have failed without notice, causing considerable damage. We also urge everyone to check and change washing machine hoses every 5 years; braided hoses are more durable.
● Toilets: Please consider replacing your toilet(s) with newer more efficient models. The Board strongly urges toilet replacement as several instances of spontaneous tank cracks over the years have been reported. If your toilet says “CRANE,” it’s likely original equipment.
● Water heaters: Please replace water heaters by the time the manufacturer’s warranty period ends. Equipment past its warranty period may fail without warning, causing significant water damage to your unit as well as neighboring units.
● Recycling: Please be cognizant of what you put in recycling. The City sends out lists of what is accepted and these are posted next to the containers. Just because it has a recycling symbol on it doesn’t mean it is accepted. Just because you think it should be recycled doesn’t mean it can be. No cloth or clothing of any kind. No appliances, furniture, or electronics. Just as examples.
● Smoke Detectors: If your smoke detector doesn’t have a battery backup, it is well past its expected service life. According to USFA/FEMA, smoke detectors are recommended to be replaced every 10-years. Also remember that carbon monoxide (CO) detectors are now required by State law. Rental units must be equipped immediately with CO detectors. Whereas, resident owners are required to install CO detectors as a condition of sale.
● Emergency lighting and outlets: The emergency lights in the east building and garages have been replaced. These new units have a longer battery life and LED bulbs. Most outlets in the common area were also replaced.

Nomination & Election of Directors:
● Brien and Jay have been re-elected for another 3 year term. Board positions will be discussed at the next monthly meeting in August. An unexpired term was not filled as no Association Member chose to run. It is acceptable per the ByLaws to have fewer than 5 Board members.

New Business:
● Exterior Repair: The stucco on both buildings has been inspected and repairs are suggested. The first section on the list will be the east side of the x04 stack. We planned on doing this in the Spring but the Ambassador I project forced us to postpone the project until at least the Fall, but we are having difficulty getting a start date.
● We have let a contract to replace the lighting in the East Building, West Building walkways, and a few garage and exterior fixtures. The new lamps are LED. Our current lighting is beginning to fail at an increasing rate. By doing it now we can take advantage of some City Light rebates that expire this year.
● We have every intention of replacing the rug in the East building this year. To be done this fall.
● The 600 E Howell project was discussed. As of this writing no start date is known.

Homeowners Discussion:
● Inquiries regarding the status of the THS unit ownership. After discussions to sell their units THS retains ownership and management of their 6 units.
● Discussion about transients and people sitting on the steps. All residents are encouraged to call the authorities.
● A homeowner asked about a roof repair. This has been done and the owner will let management know if there are further issues.
● Discussion about stolen packages. Ongoing issue, especially with packages left more than a day or two.
● Discussion of parking issues. Parking is difficult for visitors and will be getting worse due to construction and new buildings being erected with no parking spaces. The Board reiterated that Dentist office parking spaces are not to be used nights or weekends. We understand that sometimes residents want to load or unload next to the elevator and that is acceptable as long as the office is closed, but cars must be moved as soon as is practical. Violators get one warning unless the Dentist office needs the space immediately.

Repeat violators can be towed at the owners risk and expense.

Meeting adjourned at 7:45 pm.
Next annual meeting is tentatively scheduled for Wednesday, July 10, 2019.

Ambassador II Condominium Board Minutes
https://ambassador2.com

Monday, July 9, 2018
President: Brien Sherman                                        Vice President: Kenny Long (absent)
Treasurer & Acting Secretary Jay Heath.
Member At Large: Jeanne Perrin (absent)               Association Manager: Jack Taylor

Homeowners Forum
● No homeowner was present at the meeting this month.
No quorum was present in June. These minutes summarize two months of meetings.

Things to Always Remember
● GARAGE SECURITY: Before proceeding away from the building or to your parking space, please wait for the Summit Ave garage gate to close completely (Rule 3.17). Do not leave garage remotes in vehicles (Rule 4.10). When a vehicle is broken into, thieves usually take the remote, as it’ll be much easier for them to re-enter the garage for additional burglarizing. We strongly advise residents to never leave anything in lockers or vehicles that one does not wish to lose. Leaving valuables or even non-valuables in plain sight is an invitation for thieves. It is our individual responsibility to secure the building. One vehicle breakin reported in July.
● PARKING IN GARAGE: The Dentist office spaces are not to be used after hours for guest parking. There is no guest parking in the garages. All parking spaces are assigned. Unauthorized vehicles may be towed without warning at owner’s risk and expense. Non-resident owners, please advise tenants. A tow truck was called to remove a repeat offender in June, but once again, they left before the truck arrived.
● WATER SHUT-OFF VALVE: Every unit has a water shut-off valve located above the water heater. This valve will shut water off to your whole unit only.
● REGULAR UNIT INSPECTIONS: Owners not residing in their unit are strongly encouraged to inspect their unit on a regular basis, as tenants tend to not report damage to the unit. Non-resident owners who live out of the area are required by statute RCW 59.18.060(15) to have a local representative to protect their interests.

Treasurer’s Reports
● For period ending June 30, 2018
Checking: $28,338.78
Washington Federal Replacement / Special Assessment Reserve: $253,871.97
Sound Credit Union Savings: $227,556.40
Umpqua Bank 17-month CD: $239,378.54
Petty Cash: $100.00
Total Assets: $749,245.69

● For period ending May 31, 2018
Checking: $12,391.92
Washington Federal Replacement / Special Assessment Reserve: $257,620.36
Sound Credit Union Savings: $227,556.40
Umpqua Bank 17-month CD: $239,378.54
Petty Cash: $100.00
Total Assets: $737,047.22

Committee Reports
● No update on the 600 E Howell project start time. Interior demo and boarding up complete. Exterior cleanup and property inspection performed erratically.

Security
● Continued burglaries of residential garages. Non-resident owners, please discuss this continued security issue with tenants. No vehicle break ins reported last month.
● No packages were reported stolen from the lobby last month.

Rules
● Recycling reminders : Our rules are identical to the City of Seattle’s recycling rules. Just because a recycling logo appears on an item does not mean the City will accept it. Also, just because you think it SHOULD be recyclable doesn’t make it recyclable. Multiple documents listing accepted and prohibited items are posted near the dumpsters.
● With warm weather and open windows we remind tenants to control their dogs barking. Many residents of Ambassador I and II are disturbed by loud dogs, especially overnight.

Old Business
● The Ambassador I window project is ongoing. As we are no longer directly affected we will no longer publish updates unless the situation changes. The contractor continues to enter the common area using both the Summit and Alley gates.
● Reconstruction of a 5th floor roof deck and one other minor deck project are being done at the same time. Damage to the roof deck is moderate upon preliminary inspection. This is subject to change. Contract has been let. Start date is between the unit owners and the contractor.
● The Board will seek bids to replace the east building carpet which is severely worn in places. We will wait until lighting upgrades and deck repairs are completed.
● The Board has finalized the light replacement project for both buildings Samples will be installed shortly with the entire project wrapped up late Summer. Funds were transferred from Reserves to our Operating budget to pay for the project.

New Business
● The Board finalized arrangements for the Annual Homeowner Meeting.
● A small leak in a garage drain line was repaired. No damage.
● The Board was following a proposal by the Capitol Hill Chamber of Commerce to expand the Broadway Improvement Area. We sent a letter opposing the expansion, which would have meant an increase of many thousands of dollars to the Association for minimal benefits. As a result of many such opposition letters, especially from Homeowner Associations, the Chamber has suspended their proposal. We shall continue to monitor the situation.
● Our contract with Property Concepts is 25 years old and has never been updated. While we have no intention of changing Association Management firms at this time the Board will sign a new contract with changes to reflect current practices and regulations. There will be no impact to unit owners or residents.

Meeting adjourned at 7:25pm.
Next Board meeting is scheduled for Monday, August 13th, 2018 at 6:30pm in unit 108..
Ambassador II Condominium Homeowners Association:
506 E Howell St, Seattle, WA 98122 (not our mailing address)