Ambassador II Condominiums

Homeowners Forum
No homeowners were present at this months board meeting.

Treasurer’s Report
For period ending June 30th, 2008

Bank, Savings and Investment Accounts
Checking $41,202.35
Insurance Reserve $4,744.70
Replacement/Special Assessment CD $261,900.42

Other Assets
Petty Cash $100.00

Total Assets $308,915.12

Committee Reports
The board has approved the purchase of a second bike rack to accommodate more bicycles. Additionally the board is also looking at more effectively utilizing the bike racks and discussing policies surrounding the long term storage of bikes not being actively used on a day to day basis.

The elevator remodel committee is pleased to announce that elevator remodel is nearly ready to begin. We are currently waiting on our last permits to be approved so we can have the new interior installed.

Security
There were no specific security incidents this month, however. We are still dealing with an ongoing security issue with one of the THS units and hope to have resolution with the tenants eviction in the coming month.

Rules
A THS unit has received multiple noise violations in the last month. Fines have been sent to THS.

Old Business
Papers have been served in the foreclosure of one of our residents.

Another Ambassador II resident has stopped their foreclosure proceedings and has paid their back-dues to the association.

Due to repeated problems with the THS units in the building, the Board is working to contact THS to see if better tenant selection policies can be put into place. This will be a topic of discussion at the Ambassador II annual meeting on Wednesday, August 13th at 7:00pm.

All light fixtures in the building have been fixed and have good bulbs in them. Please notify the board if any additional bad bulbs or fixtures are noticed.

New Business
One of the THS owned units flooded last month, which caused the two units below to suffer water intrusion. The Board is working with the involved parties to a resolution.

Insect contamination from a THS unit has left our building contaminated with cockroaches. We are working with THS to ensure the infestation is resolved immediately. All residents please be conscious of the problem and ensure that no food is left out, in particular pet food.

The board is engaging Davey Tree Service for a tree trimming. It has been two years since the last trimming. They will be coming to inspect and provide a bid in the coming month.

MAINTENANCE REMINDER
Hot water tanks, washing machine hoses, dishwasher hoses, dryer vent hoses & supply lines – – Owners are reminded to replace older hot water tanks. Many have manufacturing dates printed on them; if not, please consult a plumber to verify. If your water heater is over seven years old or shows any signs of seepage, please replace it as soon as possible. Additionally, washing machine and dishwasher hoses have supply lines that do wear out and leak. Please check them and replace as needed. Dryer hoses connect your appliance to the exhaust vent. Blockages that can result in long drying times and heat build-up are often found right behind your machine. Pull out the dryer occasionally to make sure the vent hose is clear of obstructions. If the vent line for your appliance needs cleaning, please contact a professional service. Supply lines from the water supply below your sinks and toilets also wear out with time. Check them for leaks and replace as needed. Fixtures are the property of the homeowner who is responsible for their maintenance.

Updated: The section of these minutes pertaining to the bike racks was updated on July 22nd to more accurately reflect the discussion at the July board meeting.

Homeowners Forum
A unit owner was present to discuss fines levied against the unit for rules and regulations violations. The board considered the matter and the fines will be reduced.

Treasurer’s Report
For period ending April 30th, 2008

Bank, Savings and Investment Accounts
Checking $37,264.56

Insurance Reserve $4,742.33
Replacement/Special Assessment CD $251,778.60

Other Assets
Petty Cash $100.00

Total Assets $294,852.66

Committee Reports
The homeowner votes have been tabulated. We have selected an option for our elevator car remodel. We will give plenty of notice for the day the elevator will be out of service for interior upgrades. The Board is hopeful that the elevator will be easier to keep clean. The elevator car remodel is a Replacement Reserve funded upgrade. Styling option ‘A’ was selected by fellow homeowners with selection ‘C’ colors. The engineering company is being scheduled for the upgrade. The upgrade will happen within 6-10 weeks due to permits and will take a single day.

Security
There were no security concerns for the month of April.

Rules
An ongoing noise violation issue is nearing an end. The Board will be working with both owners to come to an agreement that is satisfactory to all parties concerned.

Old Business
Change in janitorial service. We have contacted 4 agencies and received 2 bids. One more bid is expected in the very near future – the Board will be waiting to receive the third bid before selecting and engaging a new vendor.

The Board has voted to do repairs on a deck unit that was not resurfaced when the exterior (not courtyard) decks were re-surfaced a little more than 2 years ago. E-Rein construction will perform the repairs.

New Business
The Board has approved the FY 2008-2009 budget. Homeowners will be receiving details in the mail shortly. Due to a substantial increase in property taxes and increased pricing in nearly all contracted services, the budget increase this year will be 10%.

The Washington State Legislature has passed a new law (S.B. 6215) that requires all condominiums to obtain regular Replacement Reserve studies (Replacement Reserves are funds that cover expenses outside of the yearly operating budget). A small percentage of the budget increase is to comply with the legislature’s requirement for annual study updates and a full study every 3 years. The Board has a 4 year old Reserve study. We believe we are current with our Replacement Reserve needs. The Board will be getting a new reserve study sometime in 2009.

First half of garage taxes paid in April – $10,692.84.

Ambassador I HOA annual common area dues are coming in this month.
Management met inspector for the earthquake insurance underwriter on-site.

Meeting Adjourned: 8:10 PM

Next Meeting is May 9th, 2008 at 6:30pm in Unit E-406

Homeowners Forum

No homeowners were present at this month’s meeting.

Treasurer’s Report
For period ending March 31st, 2008

Bank, Savings and Investment Accounts
Checking $42,542.66
Insurance Reserve $4,741.13
Replacement/Special Assessment CD $246,655.82

Other Assets
Petty Cash $100.00

Total Assets $295,008.54

Committee Reports
The internet access committee has determined that we will likely not be bringing building-wide internet access to vote this year for budgetary reasons. During the annual homeowners meeting we will provide a brief presentation on the progress so far to provide further information to residents.

The beautification committee is working to continue landscaping projects around the building. The hardscaping project will likely be pushed back by a year due to budgetary concerns.

The elevator facade upgrade survey has completed. We will be posting results and scheduling the upgrades in the near future.

Security
Loitering deterrent strips – E-Rein Construction bids in March chronicle. We have received all the bids required and will continue to consider the matter.

A complaint has been received about loitering on the steps and ramp outside our front entrance. The Board would like to remind residents that the ramp is there to provide handicapped access to both the Ambassador II as well as the on-site business. Please be mindful of this intended use and do not block the ramp.

Rules
A resident who had contacted the Board regarding fines has failed to appear before the Board to discuss the matter. The assessed fines will stand. The same unit has been sent a warning letter regarding their parking.

A unit owner has received second complaint for a dog barking during the day. The Board has asked the complainant to follow up with the unit directly, and we will monitor the situation.

A unit owner has received an additional noise complaint. The Board has received complaints about this unit numerous times in the past and in each case the Board has determined that the sound is not coming from that unit. We will be working with both unit owners to help resolve the issue.

Old Business
The Board has been impressed and highly satisfied with the quality of the maintenance work provided by Eric, however there are maintenance service frequency concerns The board will ask Eric to come by more frequently.

New Business
Change in janitorial service – 06/07 task list e-mailed to Board of Directors. The new task list will be gone through in the coming week and we look forward to continued enhanced cleaning service.

Unit foreclosure lawsuit proceeding – account balance not reduced

One of the units decks is in need of service. The Board is working with Erein Construction to get the issue resolved promptly.

Homeowners Forum
No homeowners were present at this months meeting.

Treasurer’s Report
For period ending February 29th, 2008

Bank, Savings and Investment Accounts
Checking $31,869.06
Insurance Reserve    $4740.00
Replacement/Special Assessment CD $241,500.06

Other Assets
Petty Cash $100.00

Total Assets $279,175.82

We are back on budget this month with a receipt of past due assessments, plus recouping all costs and collection fees. April is the month that we collect shared assessments from the Ambassador I owners. This will put us solidly in the black for the rest of the fiscal year

Committee Reports
There were no committee reports this month.

Security
The second floor south stairwell door is still undergoing repairs. The repairs will be completed shortly – additional equipment is required to fix it.

We are having increased problems with transients around the building. If you see transients on or around our property please call the police immediately.

Rules
A unit was responsible for a number of rules violations during the month of February. These violations included safety, malicious damage, noise complaints, and potential legal liability to the building. Glass was thrown deliberately on common areas creating a significant safety risk to the building and HOA owned property on site. The unit owner has been sent a fine for the violations as well as a clean up fee for the broken glass.

The homeowner with recycling fines has again deferred their appearance before the board to discuss fines. This same unit has received noise complaints and a warning has been sent.

A unit has been experiencing noise problems with a nearby unit. We are working with the unit owner to determine the exact source of the noise to help put a stop to it.

Old Business
The elevator upgrades are in progress – we have samples of the materials available in the lobby. If you have an opinion as to which theme you like the best, please vote prior to the 21st.

We had another hot water heater leak in the building. Please check yours to ensure it is not too old – after 7 years hot water heaters often fail and the unit owner is responsible for all damages to their unit, the units of their neighbors, and any association owned property.

New Business
The Board has engaged a new cleaning service. Given the bad luck we have had with cleaning services we are engaging the service of an on site resident, who will be working on W2 basis for the building, and should improve overall building cleanliness.

Due to a lack of interest in the exercise equipment, the Board will be removing selected unused pieces of equipment in an effort to make room for more bicycle racks, which are being eagerly adopted.

The board will be purchasing a carpet cleaner to help our new cleaning crew tackle some problem areas. By spending a small amount of money in the short term, we hope to save thousands of dollars on new carpet in the long term.

The fence in the courtyard is loose and is in need of a fresh coat of paint. We will be tackling this issue in the coming months once it warms up enough to paint properly.

A unit owner has been working on their unit and their workers have left messes in the building. A notice about this failure to clean up construction debris has been sent to the unit owner.

Homeowners Forum
No homeowners were present at this months meeting.

Property Managers Report

• Garage Tax – Calculated for 2007 with notice of 2008 space evaluation of $20K per. Just received updated mailing addresses from Ambassador I and will mail property tax billing.
• Utility Billing – ABI has switched billing address back to them; will pay as received.
• Bicycle Rack Assignments – All spaces in first rack assigned; consider second rack.
• Loitering deterrents; investigated by Board President Shaun Ross.
• 503/Flake collection action.

Treasurer’s Report
For period ending January 31st, 2008

Bank, Savings and Investment Accounts
Checking $23,275.98
Insurance Reserve $4,738.80
Replacement/Special Assessment CD $236,318.33

Other Assets
Petty Cash $100.00

Total Assets $265,399.26

Since our last report 2 months ago, we have paid the buildings earthquake insurance premium for this year. We now have $8,013,660 worth of coverage, an increase from last year. The premium went down slightly. For the current fiscal year, the Association is $3,528 over budget. This is expected and are well within budget for the entire fiscal year. Please see below in the old business section for information that has already placed us back under budget.

Committee Reports
The beautification committee has put together several proposals for the elevator refurnishing to help enhance the impression our building gives to guests. We will be posting the three proposals in the lobby within the next week. Please take a look at them and contact the board or Jack at Property Concepts to cast your vote for option A, B, or C. During the next monthly board meeting, we will sign the contract for the elevator refurnishing and notify residents of the day during which the elevator service will be interrupted.

The technology committee has found a ‘last meter’ solution for providing the building with internet access in the form of a number of Meraki wireless routers. These routers will allow us to securely provide internet access for the entire building quickly and easily. During the next 4 months a ‘last mile’ will be devised to get large amounts of bandwidth for the Meraki routers to share. For more information about Meraki routers visit the Merkai website.

Security
We have had continuous loitering problems in areas surrounding our property. The board has investigated a loitering deterrent solution to make it less comfortable for transients to sit on the walls surrounding our building. Several bids should be available as early as next month and pending approval from our lawyers and insurance providers, we will be selecting a bid and installing the deterrents.

Rules
There have been several noise complaints made recently regarding late night movie playing from several units. Please be aware of your noise levels after 10pm.

Old Business
The bicycle rack is being utilized heavily, and the board will be installing another bike rack to expand our capacity. In order to do this, several of the unused pieces of exercise equipment will be removed. Please contact the board if there are particular pieces of equipment that you use and we will ensure that specific equipment is not removed.

A repeat-offender to the association for past due payments on homeowners dues has paid up. This has resulted in $6,411 boost to our budget. These funds arrived at the last minute and were not included in the monthly treasurers report.

New Business
The Ambassador II and Ambassador I have changed the way utility bills are paid. Primary ownership of the bills will belong to Ambassador I , and the Ambassador II homeowners association will reimburse Ambassador I for all bills paid.

A homeowner (different from above homeowner in the old business section) has been sent to collections for past due homeowners dues. The homeowner currently owes approximately $6,300.

There has been an increase in graffiti in and around the building. Please call the Seattle Police when you see graffiti or people loitering around the building. Their number is (206) 684-7587. The volume of calls helps shape their patrol routes. With the recent rash of crime in our area, we would like to see an increase in police presence.

The garbage and recycling area has been starting to become unsanitary. The board will be engaging our maintenance vendor to power wash the garbage area and rectify the problem.

The board is investigating pricing on carpet cleaners. By having a regular maintenance contractor who can operate the machine, we hope to keep the carpets in better shape so the building looks nicer. We then don’t have to replace the carpets before their time.

Yet again, the board is extremely unhappy with the cleaning services provided by our current cleaning vendor. We are considering alternative means of getting the building cleaned. Due to our poor luck with external cleaning vendors, one of our unit owners has offered their services as an on-site cleaner. This would likely increase the cleanliness of the building without increasing our budgeted costs.

Homeowners Forum
No homeowners were present at this months meeting.

Treasurer’s Report
For period ending November 30th, 2007

Bank, Savings and Investment Accounts
Checking $36,963,69
Insurance Reserve    $4,736.42
Replacement/Special Assessment CD $226, 009.33

Other Assets
Petty Cash $100.00

Total Assets $268,775.41

Committee Reports
The bicycle committee has completed the installation of the bike rack in the multi-use room. Our first bikes are already in the rack, and the response has been very positive. There are still spots available – please contact the Board to speak for one of the remaining ones. Please note that bikes are not permitted in hallways, on decks, or on the common walkways – all bicycles and other items must be either registered and stored in the association racks or stored within the confines of your unit.

Security
Thankfully there were no security violations or concerns during the month of November.

Rules
There were garbage and recycling violations this month from one of our units. The unit owner has been sent fines for both occurrences.

Property Managers Report

• New lighting has been installed on the Howell Street side of the building.
• Our handyman, Eric, has been hired and is working – he has already made great headway on painting and other jobs around our building.
• Interior light repairs – Robert Bates task and will repair-replace.
• One of our units has again gone to collection – our attorney has been engaged.

Old Business
The Board has set up an event calendar for the Ambassador II building. Currently, the calendar mainly contains information regarding reoccurring events like garbage/recycling pickup and our monthly Board meetings, but may be updated to include other kinds of events. If you have suggestions for the calendar please contact the Board. To view the event calendar point your browser at https://ambassador2.com/event-calendar/

New Business
The elevator remodel is progressing nicely – the Board has selected a vendor and will be posting samples of the materials for unit owners preview. The remodel will take place sometime in the first quarter of 2008 and will involve only a single day with the elevator offline. This remodel will increase the beauty and value of our homes as well as reduce the cleaning and maintenance issues that we are experiencing.

Meeting Adjourned: 7:40 PM

Homeowners Forum
A homeowner was present to discuss several issues. We discussed the building maintenance to the homeowners satisfaction. We will be posting Property Concept’s phone number in the lobby for adding maintenance tasks to our new contractor’s list. The resident is also concerned about abandonded itmes near the storage units in the Summit garage. We will be cleaning up the area and monitoring it more closely.

Treasurer’s Report
For period ending October 31st, 2007

Bank, Savings and Investment Accounts
Checking: $30,972.23
Insurance Reserve: $4,735.22
Replacement/Special Assessment CD: $220,866.60

Other Assets
Petty Cash: $100.00
Total Assets: $257,639.77

In October we paid 1/2 the property taxes, window and dryer vent cleaning and North Stair repair bills; all were anticipated and in the budget. For the fiscal year, we have a $9,409 surplus thus far. (Next big budgeted expense: property earthquake insurance.)

Committee Reports
The beautification committee is investigating updates to our elevator. We will not be replacing the elevator itself, but the panels, flooring, and ceiling, which can be replaced for a reasonable amount of money. This will greatly increase the style and sophistication of the elevator. The update would greatly increase the impression that visitors get of the building as well as increase property values. The upgrades would be paid for from reserve funds specifically set aside for elevator car remodels. We will be obtaining official bids and voting on the issue in the coming month.

Security
Multiple times in the last few days persons unknown have jammed toothpicks and/or nails into the garage doors, which gain entryway to the elevator. Doing this essentially prevents the door from locking thus enabling unlimited access to the building without a key. Please check the doors as you enter and exit to ensure they close and latch properly. If you find items jammed into the locking mechanism, please contact the property manager or the board immediately. When the association determines the responsible party, a $1,000 malicious damages penalty will be applied. There is a $100 reward for information regarding who is responsible for this security issue – an additional $400 will be paid if/when a fine is assessed and collected against the responsible party.

Rules
A unit owner abandoned cabinets in the garbage room. No furniture can be disposed of in the garbage room. A fine has been assessed to the unit owner.

Property Managers Report

• Lighting addition – fixtures have been purchased, and Property Concepts is working with D. W. Close Electrical to install them.
• One of the units has again lapsed in their HOA dues payment. If no payment is received by 11/15/07, the account will be sent to collection.
• A unit has repeatedly contaminated the recycling. This is a unit we have had refuse problems with in the past. A fine has been assessed.

Old Business
The association is nearing completion of hiring of Eric as a handyman for the building. We fully expect the paperwork to be complete within the week. He will start immediately upon finalization of the paperwork.

New Business
The Association has completed the purchase of a bike rack for the exercise room. To use the bike rack residents will be required to register their bike and obtain an ABII sticker from the Association. This will enable us to prevent complete chaos in the bike room. Attached to the minutes, please find the bicycle rules and the rack registration. If you are interested in a spot on the rack, please fill out the attached form and mail it to Property Concepts at the address at the bottom of this document. Bike storage is first come-first served and 100% free for Ambassador II residents.

Meeting Adjourned: 7:50 PM

Usually the minutes are posted as a file with a short summary. Several residents have commented that it would be easier to digest via RSS if the minutes were posted directly to the website so the board is making this change. The full contents of the minutes will not be posted to the website, but all the required monthly information will be. Residents will still receive a full copy of the minutes via postal mail.

Homeowners Forum
No homeowners were present at this month’s Homeowners Association meeting.

Treasurer’s Report For period ending August 31^st, 2007

Bank, Savings and Investment Accounts
Checking: $44,136.19
Insurance Reserve: $4,734.05
Replacement/Special Assessment CD:$ 215,758.85

Other Assets
Petty Cash: $100.00
Total Assets: $265,694.97

Committee Reports
Maintenance contractor
The Board has engaged Eric; formerly of Scotland’s Finest Painters; to be the building’s handyman. Due to his great work ethic and high quality of work while painting for Ambassador II, we are pleased to bring him on the books. He will be attending to all the ‘little details in the building that otherwise would go undone such as minor repairs, light bulb changes, painting, and other maintenance tasks. If you have a maintenance request for the common areas of the building, please contact the Board, and we will add it to Eric’s task list. Eric will also be the building’s on-call contact for emergencies 24 hours a day.

We will be engaging Robert (our prior handyman) to finish up some of the electrical work and will be keeping him in our speed dial for any major projects, but Eric will be replacing him for day-to-day maintenance tasks.

Bicycle racks
The Board has finalized the plans for installing a bicycle rack into the exercise/multipurpose room. A bike rack will be installed within the coming months, which residents will be able to use. For liability reasons all bikes must be registered prior to storage. We will be publishing an application form, which residents can fill out in order to get a small sticker to be applied to the frame of the bike prior to storage. Please be advised that storage of bikes in the multipurpose room is entirely at the residents risk. The Ambassador II Homeowners Association will take no liability or responsibility for damaged or stolen bikes. Please note that only registered bicycles will be permitted in the bike racks. All other property or unregistered bikes will be removed without notice.

For both the security of the stored bikes, as well as the appearances of the courtyard, we are currently investigating installing blinds on the exercise room windows. In addition we will be installing a new lock on the exercise room door. The lock will use the same key we are currently using for common area access, but will automatically lock when closed unlike the current lock.

Beautification
The beautification committee met further with Oriental Landscaping to discuss the south (Summit) side of the building. We are now collecting ideas and information, and will be putting together several proposals for the unit owners to vote on at the next Annual Homeowners Meeting.

Property Managers Report
The unit which was in collections with the Homeowners Association has satisfied the collection. However, the unit owner has not paid their dues this month so it seems likely we will end up back in collections with the unit owner again.

The unit owner which had repairs resulting from a roof leak has requested additional reimbursement for repairs. The Board is awaiting further documentation before considering their request.

The alley garage light was changed out with directional fixtures. This change has significantly increased the lighting in the alley without adding light pollution for unit owners.

The Board has approved additional lighting sources for the south walkway. By installing these additional lights, the south side of the building will have better lighting for increased security for the building. The lighting may take some time to install as electrical work will be needed to bring additional power to the southern side of the building.

Old Business
The new cleaning company is coming up to speed but has missed some key areas. The Board has collected a list of areas which need attention and will be bringing them to the cleaning contractors attention. If the cleaning contractor does not improve significantly, we will, yet again, be searching for a new provider.

New Business
There is was no new business discussed this month that was not covered in other areas of the minutes.

Meeting Adjourned: 8:15 PM

Next Meeting is November 12th, 2007 at 6:30pm in Unit E-406

The board met on Monday the 11th this month. There was extensive discussion regarding both adding lighting to the building exteriors as well as landscaping. The meeting minutes can be viewed by clicking here.

The annual homeowners meeting took place as usual on Wednesday, August 15th. The primary topics of discussion were the annual budget and landscaping. Please see the meeting minutes for more information. The 2007 annual homeownsers meeting’s minutes can be viewed by clicking here.