2025-12-16 Board Minutes

The Landings Condominium

Board of Managers – Meeting Minutes

Date: December 16, 2025

Location: Zoom

Attendance

  • Steven
  • Jared
  • Pat
  • Ryan King
  • Joe 
  • Dan
  • Eli 

1) Electrical Remediation / Certificates

  • The Board reviewed progress toward completion of required electrical inspections and obtaining certificates.
  • Status update indicated that most certificates have been received, with a small number still pending.
  • Two units were confirmed as scheduled for inspection on January 12
  • Additional inspections were scheduled for the current week, and Ryan reported receipt of additional certificates from James.

Discussion highlights:

  • Board noted concerns regarding delays by remaining holdouts and the risk of failing the scheduled inspections, which could further delay completion.
  • Ryan advised he would follow up with James after the inspections occurring this week and again early next week to confirm readiness for the January 12 inspections and likelihood of passing.

2) Insurance Timeline and Risk

  • Jared reported that the insurance company requires copies of all certificates to shop the market and pursue potential reductions in premium and deductible.
  • The insurance company’s target deadline for receiving all certificates was cited as February 15.
  • The Board discussed the risk that delays beyond January 12 (plus certificate processing time) could jeopardize the ability to deliver all documents in time to secure improved insurance terms.

3) Motion: Enforcement Letter Regarding Inspection Delays

  • The Board discussed sending formal letters to the two remaining units scheduled for January 12, communicating urgency and consequences for further delays.
  • Board agreed to communicate to the remaining 2 units that failure to receive approval by January 12th would result in fines for the owners

4) Fireplace Inspections (Annual Requirement)

  • The board discussed the topic of reinstating an annual fireplace inspection requirement, as had been done historically.
  • Discussion included that homeowner inspections would be paid by owners and certificates provided to the Board.
  • Dryer vent inspections were also mentioned as a related safety practice, with consensus that dryer vent inspections are best scheduled in the spring.

Outcome: No formal vote. Item to be added to next month’s agenda for planning and coordination.

5) Common Elements Reminder (Unauthorized Items)

  • The board discussed an incident involving a homeowner placing a fire pit on common property without Board approval.
  • The homeowner removed the fire pit immediately after being contacted; matter considered resolved.
  • The minutes reflect the principle that owners may not place fixtures/objects on common elements without Board authorization.
  • A separate abandoned grill was discussed; Ryan confirmed it was removed from the front/common area.

6) Treasurer’s Report / Financial Items

  • Joe reported the financial statements looked acceptable for this time of year, with no significant out-of-budget issues noted.
  • Joe noted cash balance was temporarily low due to an advance payment of approximately $32,000 to the fire alarm company, with an additional $28,000 anticipated. Joe stated he would use reserves temporarily if needed and replenish afterward.

Deposits

  • Joe reviewed two deposit-related accounts:
  • One account (approximately $4,000) where he can reconcile who is owed funds.
  • Another account (approximately $4,500) with numerous transactions where the Board cannot currently determine who is owed funds; Joe and John King were so far unable to reconcile it.

Outcome: No decision made. Board to continue reconciliation work before determining next steps.

7) Holiday Gratuities (Vendors)

  • Customary holiday gifts/bonuses have historically been provided to Bruce (pool service) and Jeanette/Danette (bookkeeping support).
  • The board agreed to give the same as in the past

9) Next Board Meeting Date

  • After reviewing conflicts, the Board set the next meeting for January 20.
  • Ryan will provide inspection updates by email following the January 12 inspections.

Adjournment: Meeting concluded at approximately 7:57 PM.

Closing: Holiday well-wishes exchanged