Ambassador II Condominiums

Monday, October 11, 2010
Jack Taylor – Association Manager
Dale Hitsman – President
Brien Shermen– Vice President (absent)
Shaun Ross – Secretary
Jay Heath – Treasurer
Karen Henley– Member-At-Large

Homeowners Forum
No homeowners were present at this months meeting.

Meeting was called to order at 6:35pm. September’s minutes were approved as written.

Treasurer’s Report

For period ending September 30th, 2010
Bank, Savings and Investment Accounts
Checking 36,171.72
Insurance Reserve $4,766.79
Replacement/Special Assessment CD $200,035.92
Watermark CU Savings $126.36
Other Replacement Reserve CD $ 152,333.57
Petty Cash $100.00
Total Assets $ 394,506.52

Committee Reports
Security: No violations reported
Rules: No violations reported

Old Business
● The cradle for the handset at the main gate was finally replaced. We found a different company to service the intercom. The repairman also replaced the handset and other miscellaneous parts.
● Door knobs to all elevator lobby doors from the bridge walkway have been replaced.
● The fire extinguisher along with the glass panel outside one of the garage elevator lobby doors will be replaced soon.

New Business
● We’ll be scheduling our autumn window and vent cleaning for early November.
● The Board revised the verbiage to ‘Change of Occupancy’ section of the Rules to reflect that no move-in/move-out fees will be charged for moves between units. Please see the changes below.
● The independent auditor’s report was approved by the Board.
● A noise complaint from one homeowner to another was discussed. The parties will discuss how to resolve the issue.
● In regards to posting bills, please use the bulletin board for posts. Please refrain from taping messages to the walls.

Meeting adjourned: 7:19pm. Next meeting is November 9th, 2010 at 6:30pm in Unit E108.

Ambassador II Condominium Homeowners Association, 506 E Howell Street, Seattle, WA 98122

Rules and Regulations Section 11. CHANGE OF OCCUPANCY (Section 11.5 added. The complete Rules and Regulations document is available on our website.)
11.1 Owners must provide the name and contact information for all residents using the form provided by The Property Manager for this purpose. A resident is any person who stays in/occupies a unit for a period of more than 30 days in any calendar year. The owner must provide the Rules and Regulations document to all tenants. The most current Rules and Regulations document is available on our website.
11.2 A non-refundable $250.00 move-in/move-out-fee will be charged to a unit whenever there is a change in occupancy. This fee is required for any change in residents regardless of whether or not the unit is owner occupied. This fee will be deposited into the general operating budget and used to cover maintenance costs to common areas subject to extra use during the moving process.
11.3 Only one move-in/move-out-fee will be charged regardless of the number of people moving into a unit at any one given time.
11.4 This fee can be waived upon application to the Board if the Board determines that the fee will cause an undue hardship to the owner of the unit or the change of residents will not cause any additional wear and tear to the condominium or expense to the Association.
11.5 The Association will not charge move-in/move-out fees for any moves between units in the building or buildings. This rule does not exempt the owner from any other fees that are charged by The Property Manager or other entities if the owner sells one unit to purchase another in the same building or buildings.
11.6 All owners who choose to rent their units (to persons other than a related party) are strongly encouraged to screen potential tenants through a professional tenant screening service. The Property Manager can recommend a professional screening service to any homeowner who requests it. Screening potential tenants through such a service provides owners with information regarding an applicant’s credit history, rental history, employment history, and relevant court records. This information helps the owner make a more informed decision regarding tenants. The selection of a suitable and appropriate tenant shall be the sole responsibility of the owner.

Monday, September 13. 2010
Jack Taylor – Association Manager
Dale Hitsman – President
Brien Shermen– Vice President
Shaun Ross – Secretary
Jay Heath – Treasurer
Karen Henley– Member-At-Large

Homeowners Forum
A homeowner mentioned that the incidents of food littering around the property has gotten worse. Please be kind to your neighbors and take your trash to the trash! Or if you see any, please take it to the trash.

Meeting was called to order at 6:40 pm. August’s minutes were approved as written.

Treasurer’s Report
For period ending August 31st, 2010
Bank, Savings and Investment Accounts
Checking 33,583.42
Insurance Reserve $4,766.38
Replacement/Special Assessment CD $195,104.57
Watermark CU Savings $126.36
Other Replacement Reserve CD $ 152,333.57
Petty Cash $100.00
Total Assets $ 386,986.38

Committee Reports
Security: No violations reported
Rules: No violations reported

Old Business

Noise from the Redwood bar continued to be an ongoing issue. A Board member is contacting residents on the east side of the East Building to provide them more information on how to file a noise complaint. We will also post information in the lobby.

New Business

Karen Henley takes her seat as our newest Board member in the position of member-at-large. Shaun Ross becomes Secretary and Brien Shermen becomes Vice President.

The Board discussed a new garage door remote opener system for the alley garage. The alley garage is used only be Ambassador I vehicles. We will present our proposal to the AMB1 Board for consideration.

At the annual meeting a homeowner discussed having someone to call in the middle of the night for an emergency. Property Concepts answers their phone 24 hours per day for property emergencies. Their number is 206-935-7951.

The thermostat that controls the fans in the City Light electrical vault is malfunctioning–it will not shut the fan off automatically. City Light says it is our responsibility for repairs. The Board has asked for documentation that outlines responsibility before paying City Light to repair their equipment.

At the Annual meeting a homeowner asked if the entire building could be declared non-smoking. Our attorney advises us that we can declare as we wish but such a regulation is not enforceable beyond current statutes. Smoking in a common area is illegal and punishable by fine. Smoking in units or limited common areas (decks and private patios) is legal and permitted.

Parts are on order to replace the cradle for the handset at the main gate. This is taking longer than we would like, but it will be repaired as soon as parts are received.

At the Annual Meeting the subject of cleaning the carpets more often was discussed. The cost of cleaning all the floors is about $1,000 per visit. The Board will examine the carpets in late winter and, if the budget permits, will consider a second cleaning.

Meeting adjourned: 7:50PM. Next meeting is October 11th, 2010 at 6:30pm in Unit E108.

Ambassador II Condominium Homeowners Association, 506 E Howell Street, Seattle, WA 98122

Meeting called to order at 7:08 pm

Introduction and sign-in
Total attendance was 23 persons present or by proxy, such number constituting a quorum. Proof of notice of meeting was provided and IRS form 70-604 was read aloud as per federal law.
The previous years meeting minutes were approved as written.

Financial reports
● The Treasurer presented the budget highlights for the previous year and presented the 2010-2011 annual budget for approval by the membership. Our operating budget is 4.25% higher than last year, mostly due to increases in utility rates and voter-approved tax increases. The operating budget offers no new services. We expect a minimum 2% increase in dues next July for already announced utility rate increases.
● The most recent Reserve Study, completed in July 2010, shows that we are in a very good position with 94.5% funding of our total reserve needs. This is well above average for comparable associations. We expect this number to drop slightly next year, as we anticipate spending all of our 2010-2011 reserve replacement intake on expenses.
● Significant repairs and upgrades funded by Reserves for the previous year were the West Building walkway resurfacing, -03 deck stack repairs, elevator rail repairs, and replacing the north roof on the East Building.

The annual budget was approved by the membership as presented by the Treasurer.

Old business from previous meeting
● None

New business
● Nomination and election of Board members — We had two positions open due to term expiration and one partial term open because a member sold and moved. The membership placed three (3) names in nomination and elected Karen Hensley to the Board. Current Board members Shaun Ross and Dale Hitsman were re-elected.
● There was a discussion of the work to be done in the current fiscal year. We anticipate resurfacing the roof decks of the 2-story units on top of the East Building as well as rebuilding the -02 and -04 deck stacks.
● The Board will replace a water damaged suspended ceiling tile in the exercise / bike storage room.
● We brought up and discussed our ongoing concerns with the noise levels at the Redwood Bar. The late night activity and noise levels are an ongoing concern to several property owners on Howell Street. Affected residents are urges to call 911 if you have issues with the noise or other activities, especially in the alley. You may also call the non-emergency number at 206.625.5011 and follow the prompts. Also, you can contact the Redwood Bar at 206.329.1952 directly and talk with one of the owners (Lisa) to discuss your unhappiness or solutions to the problems.
● The membership discussed increasing carpet cleaning from annually to semi-annually.
● The membership discussed replacing the door knobs on the doors connecting the walkways between the west and east buildings to the elevator lobbies. The Board needs to investigate a possible legal issue before replacing the knobs.
● There was discussion of removing the resident directory from the main entrance or replacing the directory with something more elegant. The Board will investigate options.
● The Board will investigate ways to better protect the call box at the main gate with a unit that is less susceptible to vandalism.
● There was discussion of more vigorously enforcing conduct of building residents and their guests, especially those who are non-owners. The Board will send a letter to homeowners, who rent their units, reminding them to provide the Rules and Regulations document to their tenants. Current rules are available on the Association’s website (www.ambassador2.com).
● The membership discussed the possibility of making the building smoke free. We will ask our attorney for the current laws, ordinances and regulations that apply to condominiums.

The Board would like to remind all homeowners to replace all original water heaters and water supply lines in their units. As a general rule if your water heater says Bradford-White, it’s likely the original equipment. If the supply lines to your sinks, toilet(s), dishwasher, and clothes washer are gray plastic, they are probably original too. The Board strongly urges all residents to pay close attention to their toilet(s). Many of these are at the end of their useful life. If you experience an issue where your toilet is clogging excessively, it’s likely your toilet needs to be replaced. We have also experienced several instances of spontaneous tank cracks over the years. Original equipment toilets are “Crane” brand. Aged equipment may fail without warning causing significant water damage to your unit and those around and below your unit. The Board also recommends replacing your plastic dryer vent hoses with newer non-plastic dryer vent hoses, which provide better flow and reduce the chance of trapping lint.

Meeting was adjourned at 8:35 pm.

Monday, August 9. 2010
Jack Taylor – Association Manager
Dale Hitsman – President
Shaun Ross – Vice President
Jay Heath – Treasurer
Greg Mitchell – Member-At-Large
Brien Shermen– Secretary

Homeowners Forum
No homeowners were present at the August meeting.

Meeting was called to order at 6:32 pm. July’s minutes were approved as written.

Treasurer’s Report
For period ending July 31st, 2010
Bank, Savings and Investment Accounts
Checking 36,706.15
Insurance Reserve $4,765.98
Replacement/Special Assessment CD $190,160.62
Watermark CU Savings $126.36
Other Replacement Reserve CD $ 152,333.57
Petty Cash $100.00
Total Assets $ 385,164.67

Committee Reports

Security: No violations reported
Rules: A homeowner was fined $100 for misuse of the recycling bins. A dishwasher in the recycling bin violates Seattle recycling rules. It also violates the Association rules pertaining to disposal of appliances and other material too large for our dumpsters. Please dispose of your old appliances through the Seattle Transfer stations (Wallingford and South Park).

Old Business
● We have completed the West Building walkway resurfacing. Thank you to all the residents who endured through one of our most inconvenient projects in years.
● East Building carpets were cleaned.
● The noise issues at the Redwood bar continue. Please call 911 if you have issues with the noise or other activities, especially in the alley. You may also call the non-emergency number at 206.625.5011 and follow the prompts. Also, you can contact the Redwood (206.329.1952) directly and talk with one of the owners (Lisa) to discuss your unhappiness or solutions to the problems.

New Business
● We experienced two dryer vent issues in July. One unit experienced a clogged vent, which was then cleared. The other was more serious. A fan in the dryer stopped working, which did not push the moisture out the vent properly. Over time condensation collected in the vent pipe and eventually leaked into the wall causing damage to the insulation and drywall. If you experience drying times that are growing longer, it may be time to inspect your dryer.
● The Board has discussed next summer’s capital improvement projects. We have tentatively decided that our next projects will be repair/repainting of the -02 and -04 deck stacks as well as resurfacing the decks of the 2 story units in the East Building. We will contact affected homeowners in the second quarter of 2011.
● The Board has written off a balance owed by a previous Ambassador II owner whose unit was foreclosed. In addition, we have written off a balance from a former Ambassador I owner who did not pay their annual dues for shared area maintenance. That unit was also foreclosed.

Meeting adjourned: 7:20PM. Next meeting is September 13th, 2010 at 6:30pm in Unit E108.

Ambassador II Condominium Homeowners Association, 506 E Howell Street, Seattle, WA 98122

Monday, July 12. 2010
Jack Taylor – Association Manager
Dale Hitsman – President
Shaun Ross – Vice President
Jay Heath – Treasurer
Greg Mitchell – Member-At-Large
Brien Shermen– Secretary

Homeowners Forum
No homeowners were present at the July meeting.

Meeting was called to order at 6:35 pm. June’s minutes were approved as written.

Treasurer’s Report
For period ending June 30th, 2010
Bank, Savings and Investment Accounts
Checking 36,232.35
Insurance Reserve $4,765.58
Replacement/Special Assessment CD $185,191.07
Watermark CU Savings $126.32
Other Replacement Reserve CD $ 152,000.00
Petty Cash $100.00
Total Assets $ 379,387.23

Our fiscal year ended June 30th. We are in a sound financial position. Our actual budget differed from our estimated budget by $312 over. Our total expenditures were $279,117, which included Reserve expenditures for repairs of the -03 stack, North roof on east building, and the currently in progress West Building walkway re-surfacing.

Committee Reports

Security:

* A vehicle in the Alley garage appears to have a malfunctioning garage remote control. From time to time the gate continuously cycles. The Alley garage is used by Ambassador I residents.

* On July 10th at about 4:00 AM two fires were deliberately set on the Howell Street exterior of our East Building. One of the fires was in the City Light vault access shaft on the southeast corner of the building. The other was on the railing of the ramp on the East Building. Seattle Fire Department responded and quickly doused the fires. Damage was limited to scorched paint on the railing. We made our own repairs. SPD detained a suspect. A witness apparently saw someone set the fire.

Rules:No violations reported

Old Business

* The North flat roof of the East Building is now replaced.
* The noise issues at the Redwood bar continue. Please call 911 if you have issues with the noise or other activities, especially in the alley.
* The annual homeowners meeting is August 11th at 7:00 PM in the bike/exercise room. We are actively seeking new Board members. Please plan to attend the meeting. Don’t forget to bring a chair.
* As a reminder, please replace the water valves in your unit, as the gray plastic valves behind your toilet, under the sinks and behind the washer are original to the building and were the culprits of some of the flooding we had a couple of years back.

New Business

* West Building walkways are being resurfaced. Please be extremely careful and watch for updates that are posted in the lobby and throughout the common areas.
* The number of people leaving shoes and other items outside their unit doors has gotten out of hand. Condominium Rule 8.3 states “Per city fire code, no items of any kind are to be left or stored on steps, outside of doors or on walkways.” Walk-off mats, or “Welcome” mats may be placed outside the doors of the West Building only. Mats will be well maintained and must not constitute a hazard to others. No Mats in the East Building, please. They damage the rug.” Per the fire code, we are not only able to remove items, we are obligated to do so as a safety measure.” Please leave ALL personal items inside your units.
* Remember that it is summer and people have their windows open. Tobacco and other odors can drift into other units. Barking dogs disturb even more people in the summer.

Meeting adjourned: 7:30PM. Next meeting is August 9th, 2010 at 6:30pm in Unit E108.

Ambassador II Condominium Homeowners Association, 506 E Howell Street, Seattle, WA 98122

Monday, June 14. 2010
Jack Taylor – Association Manager
Dale Hitsman – President
Shaun Ross – Vice President
Jay Heath – Treasurer
Greg Mitchell – Member-At-Large
Brien Shermen– Secretary (absent)

Homeowners Forum
No homeowners were present at the June meeting.

Meeting was called to order at 6:35 pm. May’s minutes were approved as written.

Treasurer’s Report
For period ending May 31st, 2010
Bank, Savings and Investment Accounts
Checking $6,865.29
Insurance Reserve $4,765.18
Replacement/Special Assessment CD $210,599.10
Watermark CU Savings $126.32
Other Replacement Reserve CD $ 152,000.00
Petty Cash $100.00
Total Assets $ 375,427.72

The Board has approved a withdrawal from Reserve funds to pay for the scheduled repairs outlined below.

Committee Reports

Security: No violations reported
Rules:No violations reported

Old Business

• We are now an FHA Approved building. Buyers may apply for FHA backed home loans.
• The Board will meet with our contractor this month to finalize details for the bridge and walkway resurfacing. Please look for notices in the lobby with details. This project is scheduled to begin on July 12th.
• The replacement of the north flat roof of the east building is in progress and should be completed within the next few days.
• The noise issues at the Redwood bar continue. Please call 911 if you have issues with the noise or other activities, especially in the alley.

New Business

• The annual homeowners meeting will be Wednesday, August 11th, 2010. More details will be mailed to all owners in July.
• Our annual Reserve Study has been completed. Once again we are in the highest percentile of all associations with adequate funds for repairs and replacements of high priced items.
• The East Building carpets will be cleaned after the walkways and bridges are resurfaced in July.

Meeting adjourned: 7:30PM. Next meeting is July 12th, 2010 at 6:30pm in Unit E108.

Ambassador II Condominium Homeowners Association, 506 E Howell Street, Seattle, WA 98122

The Ambassador II Condominiums are now eligible for FHA backed loans. Please contact your real estate agent for details.

Monday, May 10. 2010
Jack Taylor – Association Manager
Dale Hitsman – President
Shaun Ross – Vice President
Jay Heath – Treasurer
Greg Mitchell – Member-At-Large
Brien Shermen– Secretary

Homeowners Forum
No homeowners were present at the May meeting.

Meeting was called to order at 6:35 pm. April’s minutes were approved as written.

Treasurer’s Report
For period ending April 30th, 2010
Bank, Savings and Investment Accounts
Checking $6,979.54
Insurance Reserve $4,764.79
Replacement/Special Assessment CD $205,816.18
Watermark CU Savings $126.32
Other CD $ 152,000.00
Petty Cash $100.00
Total Assets $ 370,758.58

The Board has approved a homeowners dues increase of 4.25% for the 2010-2011 fiscal year. The increase is primarily due to increases in property taxes, water, electricity, and garbage collection. Property Concepts will send all owners information in the coming weeks. The dues will increase starting July 1, 2010.

Committee Reports

Security: There was a vehicle break-in this month. Please wait for the garage gate to close as you enter or leave the building and please call 911 if you see someone loitering in the garages.

Rules: A noise violation was reported. A resident was playing a musical instrument late into the evening.

Old Business

• Our FHA status remains unchanged. This is a long and frustrating process.
• The Board awarded a contract to re-seal the West building walkways and bridges. This is a necessary procedure that will be inconvenient for all residents, especially those living in the West Building. Access will be restricted for a few hours, but we will maintain the ability of all residents to enter and exit their units on evenings and weekends. More information will be forthcoming. This is a weather dependent project that will be scheduled in July. Reserve funds will pay for this project.

New Business

The south lobby door closer failed and a new one was installed after an almost 4 week back-order. The door frame is in need of additional repairs, which will be done shortly.

Homeowners Alert:

The Board would like to remind all residents to report any building issues to the Property Manager, a Board member, your unit owner, or by sending a message to our email address listed below. We rely on residents to report issues since we do not have an on-site manager. Most reports can be handled quickly once we learn of the need.

Meeting adjourned: 7:30PM. Next meeting is June 14th, 2010 at 6:30pm in Unit E108.
Ambassador II Condominium Homeowners Association, 506 E Howell Street, Seattle, WA 98122

Monday, April 12. 2010
Jack Taylor – Association Manager
Dale Hitsman – President
Shaun Ross – Vice President
Jay Heath – Treasurer
Greg Mitchell – Member-At-Large
Brien Shermen– Secretary

Homeowners Forum
No homeowners were present at the April meeting.

Meeting was called to order at 6:30 pm. March’s minutes were approved as written.

Treasurer’s Report
For period ending March 31st, 2010
Bank, Savings and Investment Accounts
Checking $12,496.49
Insurance Reserve $4,764.38
Replacement/Special Assessment CD $205,646.43
Watermark CU Savings $126.32
Other CD $ 152,000
Petty Cash $100.00
Total Assets $ 376,105.29

A replacement reserve CD matured. The renewal interest rate was considerably below our expiring rate. The Board investigated other options and opened a new 12 month CD at another institution.

Committee Reports

Security: An act of internal vandalism occurred in early April: four overhead light fixtures were broken on the 3rd floor of the East Building. Glass was kicked into the elevator which jammed the elevator door open on the 2nd floor and forced it out of service. Sunflower seed shells were scattered from the Howell street entrance into the lobby, in the elevator and on the 2nd and 3rd floors. A resident witnessed the sunflower seed incident. The Board has contacted the unit owner.

Rules: A noise violation was reported. A resident was playing a video loudly after midnight.

Old Business
• Redwood noise continues to be an issue for residents living along the alley and facing Howell. Once again all affected residents are urged to call the Seattle Police Department non-emergency number to file a complaint. (206) 625-5011. A Board member is in contact with Redwood’s management.
• The FHA has finally completed tweaking the rules for HUD housing loans. We have begun the process of approval. We believe the building will be FHA approved this month. Stay tuned.
• The exit signs have been replaced with high-efficiency LED signs.

New Business
• The building exterior is quite dirty. The Board has elected to have the interior (courtyard) walls washed in June. We will wash all windows and clean dryer vents immediately thereafter.
• The flat roof on the north side of the East Building is nearing the end of it’s useful life. The roof will be replaced this summer. Replacement Reserve funds will cover the cost.

Homeowners Alert:
We have observed that some of the original toilets in the units are nearing the end of their useful life. Original toilets can be identified by the word “Crane” and a graphic of a crane on the top of the bowl. The tank may contain an old style float as well. These toilets may need to be replaced if they are no longer flushing properly and/or need to be “plunged” on a regular basis. Fixtures are the responsibility of the unit owner. Consult a professional if you need further assistance.

Meeting adjourned: 7:30PM. Next meeting is May 10th, 2010 at 6:30pm in Unit E108.

Ambassador II Condominium Homeowners Association, 506 E Howell Street, Seattle, WA 98122

Monday, March 8. 2010
Jack Taylor – Association Manager
Dale Hitsman – President
Shaun Ross – Vice President
Jay Heath – Treasurer
Greg Mitchell – Member-At-Large
Brien Shermen– Secretary

Homeowners Forum
No homeowners were present at the March meeting.

Meeting was called to order at 6:35 pm. February’s minutes were approved as written.

Treasurer’s Report
For period ending February 28th, 2010
Bank, Savings and Investment Accounts
Checking $12,802.53
Insurance Reserve $4,764.02
Replacement/Special Assessment CD $200,881.54
Other CD $ 151,978.78
Other Assets
Petty Cash $100.00
Total Assets $ 371,498.30

Committee Reports
Security: No security violations were reported.
Rules: No rule violations were reported.

Old Business
• Trash collection has been reduced to 2 days per week, Monday and Friday. The Board will monitor trash levels to make sure this is a cost savings. Extra charges for overflow are significant. Thus far we are well within limits.
• Fire Safety Systems completed replacing batteries on all hallway emergency lights. We also passed our sprinkler system testing.
• Our elevator has been repaired. The problem was narrowed down to elevator rails that were out of alignment. Repair costs were significant, but the results are smoother, quieter operations. Our Reserve funds will cover the costs.
• Once again the rules for FHA/HUD loans are being updated. We are continuing to monitor this situation.

New Business
• A homeowner requested a waiver of the move-in fees. Board policy is to collect a move-in fee whenever there is a change in tenancy. The Board rejected the request.
• The Association will be changing the signature cards for our Reserve accounts to allow for Board changes. Per the Association Documents, 2 Board Member signatures are required for any withdrawal.

Meeting Adjourned: 7:25PM. Next Meeting is April 12th, 2010 at 6:30pm in Unit E108.

Ambassador II Condominium Homeowners Association, 506 E Howell Street, Seattle, WA 98122