Tierra Encantada BOG Meeting Minutes 2/14/2024

The Meeting was called to order at 10:03 a.m. by President, John Mitchell. Participating were Tom Whiteman (Vice President), Boyd Bass (Secretary/Treasurer), Julie and J Reardon (Property Manager), Marybelle Suczek and Deb Gale (Accounting Committee), and Jim Thompson (Construction Committee). Others in attendance: none Please note, new information is in bold.

Minutes:

• The Minutes of the January 10th, 2024, Board Meeting were digitally approved by the Board, distributed to owners, and posted on the website.

Financial:

• The December Financial report was digitally approved by the Board, distributed to owners, and posted on the website.

 Julie reported continuous returned checks from one owner; a board member will follow-up.

• The January Financial report has not yet been received.

Summary of new information discussed:

• The maintenance log was reviewed.

• CAMM Update: 2024 Projects

• Old Business: East parking lot, late fees

• New Business: Operations Budget was Approved with an 8% fee increase effective April 1st, 2024.

• Upcoming Board Meeting: March 13th, 2024, 1000 a.m. Central Time

Manager’s Report / Maintenance Log Review:

• The maintenance log was reviewed. Management reviews log entries that have been completed since the last BOG meeting as well as the status of pending items. OWNERS ARE REMINDED: If you have a maintenance, housekeeping, or any other property concern (including any leaks to inside units), please send Julie (TIERRA-SPI@hotmail.com) an email and copy the board. (bcb3@earthlink.net; twhiteman@msn.com; jmitch2001@hotmail.com). Items on the maintenance log are worked by Property Management and reviewed by the board every month.

 Completed items:

 Lightbulbs were replaced around the elevator area on the 2nd floor; windows washed and treated Feb 9th, 2024; GFI outlets were replaced in the bays, and elevator repairs are complete.

 The green fishing lights on the dock have been intermittently working and the board is aware. J explained that the bulbs we use are no longer being produced but he had some in stock to replace the one that was not working. He will monitor and replace bulbs with alternative led green lights when necessary.

 The board approved a wireless proposal from Absolute for fire alarm monitoring; J will report back if costs significantly exceed the initial proposal.

 Dusk to dawn sensors were discussed, no changes at this time.

 Needs attention: Julie is working on the schedule for other maintenance items on the list to include follow-up on the possibility of wireless phone lines for the elevator alarm calls and scheduling the elevator annual inspection.

Capital and Major Maintenance (CAMM) Reserve Review

2024 Projects:

• Leak Mitigation – Various leaks were identified after the heavy rain in November 2023, and in December extensive leak testing was done on two units. Several leak sources were determined, and repairs are underway on one. The board anticipates other leaks will be repaired as part of the 2024 spalling repair project. The Board has received Mr. Solorio’s detailed water infiltration report for all open leaks at TE. Mr. Solorio (Simon) has requested that owners who experienced leaks should send an email to Julie and copy the board. Simon investigated leaks around some north facing doors and another leak around one Cora Lee window; he recommended repairs that will be accomplished during the Fall project. Pending

• 2024 Spalling Repairs –Drawings for the spall repairs on the west side of building 1 (Bay front) are complete and out to contractors for bid. This work requires scaffolding and will be a major project. The tentative schedule for this work is Fall 2024. Additional spall repairs were added to the scope of work for the Fall project that will include Stacks 5 – 10. Work is anticipated to start at the beginning of October. Pending

• 2024 CAMM Budget: The board is currently reviewing maintenance requirements for 2024 and the following four years. The 2024 CAMM budget will be presented to the owners at the annual HOA meeting in April. Tentative items for 2024 work include leak mitigation, spalling, steel beam maintenance, and walkway repairs. The board is aware that both repainting the building and replacing the roof are scheduled to be done in the next 5 or 6 years. Pending

• Walkway Resurfacing: Project is out for bid, proposals due to Simon Feb 19th, 2024. Pending

Other Old Business:

• East Parking Lot – The board discussed ownership of the east lot and whether it should be held as a separate asset of the HOA as it is currently held or be a part of the general common elements of the HOA. They decided it should have been classified as part of the general common elements when it was acquired, and next steps will be researched. Copies of the Deed and Current Tax Statement were provided and classifying the lot as a common element is being researched. The board will provide a letter authorizing one owner to represent TE on this matter. Pending

• Late payments –The number of late payments of numerous owners in 2023 is a concern. The current interest charged for late payments appears insufficient to incentivize owners to pay on time. The accounting committee requested guidance from the Association lawyer about assessing late fees. The Legal Opinion has been received and the committee will report at the next Board meeting. After some discussion on how much to assess, the board deferred this item to the March BOG meeting. Pending

New Business:

• The board approved the 2024 Operations Budget which requires an 8% increase in fee effective April 1st, 2024. Closed

• Potential Agenda Items and the 2024 CAMM Budget will be discussed at the March BOG meeting when more information is available. Pending

An Executive Meeting was convened to discuss Property Management.

The next board meeting will be March 13th, 2024, 10:00 a.m. Central Time via zoom.

The meeting was adjourned at 11:30 a.m.

Submitted by Boyd Bass, Secretary