ANY SIGNS OF LIFE ON BAY COLONY CLUB BOARD?

Failure by successive BCC boards to make the necessary, relatively inexpensive repair to our roofs is alarming and inexcusable. Their inaction could very easily cost each of us a bundle.  Still, our BOD, led by Wilbur Bullock, does nothing.

The upcoming hurricane season is predicted to be more active than normal.  What happens if we lose half a dozen roofs with massive water damage, subsequent mold and mildew growth requiring complete replacement of all dry wall and electrical wiring?  Our Association insurer can decide the losses were caused by a lack of proper maintenance and refuse to pay.  Maybe your homeowners insurer will take the same position and refuse to pay.  What will your out-of-pocket costs be for repairing your apartment and the inevitable special assessment?  Based on past boards’ performances how much waste, graft and kickbacks will be involved in handling this “emergency” special assessment?

An email  detailing this problem and its history was sent to each member of our BOD.  In all probability they will continue to ignore the problem,

It is up to us owners to INSIST the board address our roof problem and take action.  Call, email, write and buttonhole every board member and remind them of their fiduciary responsibility and the consequences THEY may face for continued failure to provide necessary maintenance.

BAY COLONY CLUB APR 21 BOD MEETING - SYNOPSIS

Board Members Attending: Paul Barros, Bill Brady (by phone), Wilbur Bullock, Betty Francis, Danielle Harrell, Bud Lauer, Malachy Smith.

Board Members Absent:

Miscellaneous Other Attendees: Coleen, BCC Manager

BCC Owners Attendees: 29 (est.)

President Bullock:  Declared that there is to be no chit chat among audience members.  (Not an Agenda item.)

Minutes:  Bullock proposed waiving reading of March 24 minutes.  This was objected to and motion was made to read minutes. Supported by Barros, Francis, Harrell, Lauer, and Smith; against: Brady.  Minutes were read, and an objection raised.  Amendment of minutes proposed and approved unanimously.  (This is second consecutive meeting in which prior minutes were determined to be incorrect.  Are these deliberate or accidental errors/omissions?  What action is being taken to correct errors?)

Treasure’s Report:  Brady gave a mostly inaudible report.  Apparently, from what could be heard, disaster is not imminent.  (Are the inaudible phone-ins part of the intent to keep owners in the dark and speechless… like elimination of Open Forum?)   

Manager’s Report:  Lots accomplished.  See BCC website for details.  (Not an agenda item.)

Committee Reports: 

Rules & Regulations:  Many posted meetings held.  No owners attending except 1^st meeting.  (When new revised Rules announced, it’s a safe bet that the usual complaints will be heard about not consulting with owners.)

Interview:  8 leases, 1 sale, 2 second occupants

Capital Improvement:  Prior quote for seawall repair still good.  (Still not considering the sorry state of our roof fastenings?)

Landscaping:  Good progress reported on re-furb of little park at exit road turn. (Pools betting on date one of our DWI drivers will again wipe it out.)

Dock Master:  Batten painting and new piling numbers required.

New Business:

Audit:  Approved unanimously.

Seawall:  BK Marine’s $120,750 bid to repair easternmost 470-foot section of seawall approved unanimously. 

Tumult:

Francis, at this point, demanded that an emergency agenda item be added to the meeting.  A general uproar and melee followed.  Bullock moved to adjourn the meeting.  It seemed (hard to know, given the noise level) all approved adjourning except Francis.  (If you have a clue what this was all about, please comment and enlighten us all.)   

Meeting adjourned at 7:40.  Corrections and comments would be appreciated.

NOTES:  Thanks to Bev Houston for keeping your blogger straight on the facts.  Opinions are your blogger’s.  Facts are facts.

This meeting (in addition to many prior ones) left a lot to be desired:

• Microphone and PA system (STILL) frequently not used and Board comments and conversations often unintelligible.
• Speaker phone output from Brady (STILL) completely unintelligible
• No Open Forum (Keep those owners shut down!) 

BAY COLONY CLUB REALTY REPORT AS OF 3/31/11

Total # 2 BR for sale:  14

High        $249,900

Low         $189,000

Median    $217,000

Sold 2 BR YTD:  8       LP/SP         Days on Market

High        $215,000         104%              33

Low         $131,000           9%                11

Median    $138,500          90%               44

Total # 1 BR for sale:  1

High       $ 89,000

Low        $ 89,000

Median   $ 89,000

Sold 1 BR YTD:  2        LP/SP         Days on Market

High:       $ 92,500                97%                180

Low:        $ 89,500                93%                 36

Median:   $ 91,000               95%                108

                                   

*LP/SP = Sales Price divided by Listing Price, or what % of the listing price was actually paid.

                                   

Information provided by Marge Matinale, Lic. Associate Broker, Better Homes & Gardens Real Estate, 954-298-2527, fax: 954-771-7367, email: margesells4u@yahoo.com

BAY COLONY CLUB MAR 24 BOD MEETING - SYNOPSIS

Board Members Attending: Paul Barros, Bill Brady (by phone), Wilbur Bullock, Betty Francis (by phone), Danielle Harrell, Bud Lauer, Malachy Smith,.

Board Members Absent:

Miscellaneous Other Attendees: Coleen, BCC Manager

BCC Owners Attendees: 41 (est.)

Elimination of Open Forum: President Bullock announced that there would no longer be an “Open Forum” at BOD meetings because “it violates Florida Sunshine laws.”  (Not an agenda item.  An open forum is only a violation if it is done outside the official meeting.  It could legally be restricted to 15 minutes maximum and included as an agenda item.  Nice going Wilbur, another maneuver to muzzle the owners and listen to no voice other than your own!)

Approval of 3/24 Agenda:: Approved unanimously (Not an agenda item)

Introduction of Committees: Ticket – Harriet Gustafson, Landscaping –Joyous Burkart, Planning/Capital Improvements – Gordon Houston, Rules & Regs – Danielle Harrell, Screening – Russ Parrot, Dock Master – Jim Gordon

Board Meeting (2/21) Minutes: Unanimously approved as read.  (Mystery motion on “Communication Between Board Members” which had passed unanimously disappeared from minutes for this meeting.)

Reports:  

Screening:  5 leases, 7 sales

Planning/Improvements:  Patio Fascia, canal seawall, roofs, balcony railings, pool modifications, B dock road curbs.  (STILL no plans for roof edge refastening or balcony railings.)

Landscape:  Improvements ($3,358) unanimously approved

Ticket:  Future meetings every other odd month

Manager’s:  Familiarization meetings

Unfinished Business: 

Cara Beth Walker:  UCM accepted offered settlement amount of $18,828.55.

Rules & Regs Format:   Format for update to be limited to 3 styles already submitted.   Passed.   Yes - Barros, Francis, Lauer, Smith   No – Brady, Harrell

Setting Agenda:  Method to set agendas.  Tabled.  For – Barros, Brady, Harrell, Lauer, Smith   Against – Francis

Board Communication/Operation:  Operation to be under latest Robert’s Rules of Order.  Communication not discussed.  (“Communication” discussed and voted on at last meeting, but vanished from minutes.  Following Robert’s Rules?  When will this happen?  See Notes below.)

New Business

Rental Deposits:  Stop collecting rental deposits.  Failed.  For -  Francis, Harrell, Lauer   Against – Barros, Brady, Bullock, Smith

Lease Addendum:  Wording stating BCC a “commercial” condo deleted.  Passed unanimously.

Security Guard for Parties: Motion to eliminate by Harrell.  Failed.  No second.  (Not an agenda item.)

Meeting adjourned at 8:55.  Corrections and comments would be appreciated.

NOTES:  In your blogger’s opinion, this meeting (in addition to many prior ones) left a lot to be desired: 

•  Microphone and PA system (STILL) frequently not used and Board comments and conversations often unintelligible.
• Speaker phone output from Brady (STILL) completely unintelligible
• Discussion of non-agenda items a violation of Robert’s Rules!
• R & R format and agenda setting rules discussed at far too great a length (thanks Francis!), while our dicey roof fasteners continue to quietly rust away.

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BAY COLONY CLUB – BLOG COMMENT POLICY 3/16/11

This Bay Colony Club blog was created to provide information about our community to owners, residents and employees.  We hope that the blog also provides a platform for folks to voice their concerns, complaints and compliments about our community.  We encourage comments that challenge or offer constructive criticism.  However, we reserve the right to edit or remove any post, for any reason.  Comments will be deleted or edited if they are: 

• Abusive personal attacks
• Off-topic
• Obscene

We appreciate our readers and thank you for adding to the discussion. We hope the above will help you add value to Bay Colony Club’s blog, find value in the comments of others, and continue enjoying the site.  If you make a comment that does not appear or has been deleted, you may contact us for an explanation.

BAY COLONY CLUB REALTY REPORT AS OF 2/28/11

Total # 2 BR for sale:  16

High        $249,900

Low         $189,000

Median    $217,000

Sold 2 BR YTD:  4      LP/SP         Days on Market

High        $215,000         104%              33

Low         $135,000          75%               12

Median    $146,198         89%                30

Total # 1 BR for sale:  2

High       $ 90,000

Low        $ 89,000

Median   $ 89,500

Sold 1 BR YTD:  0       LP/SP         Days on Market

                                   

Information provided by Marge Matinale, Lic. Associate Broker, Better Homes & Gardens Real Estate, 954-298-2527, fax: 954-771-7367, email: margesells4u@yahoo.com

BAY COLONY CLUB CONDO - OUR ILLEGAL ELECTION

Another Stolen Election?

A post-election inspection of election materials and other sources have proven our recent election illegal in some respects and very poorly organized and conducted in others:

1. Betty Francis, re-elected to the Board, was an illegal candidate.  She should not have been on the ballot and should not now be on the Board.  (For details, click on "Betty Francis Illegal BOD Candidate" under "LINKS" in the column to the left.) 
    
2. Included in the vote count were 23 ballots with incorrect or incomplete information on the return envelopes.  All these ballots should have been discarded. 
    
3. Return envelopes were not screened to discard those from owners with any delinquent payment to BCC.  (BCC Declaration, June 1980 Amendment (j):  "Any owner delinquent in any payment shall not be entitled to vote.  Official Records 9037, page 3")   All these ballots should have been discarded. 
    
4. Random, non-sequential numbers were not printed on the return envelopes.  This was done last year to prevent proven prior years' ballot box stuffing.  We are to believe that the villains have all gone straight?

HOW MUCH LONGER WILL BCC OWNERS ALLOW THEMSELVES TO BE DECEIVED AND ABUSED?  TUNISIA AND EGYPT DID IT.  WHAT'S WRONG WITH YOU FOLKS?! 

BAY COLONY CLUB FEB 21 BOD MEETING - SYNOPSIS

Board Members Attending: Paul Barros, Bill Brady (by phone), Wilbur Bullock, Betty Francis, Danielle Harrell, Bud Lauer, Malachy Smith,.

Board Members Absent:

Miscellaneous Other Attendees:

BCC Owners Attendees: 58 (est.)

Board Meeting Minutes: Reports:  None given.

Screening Report: 11 leases, 3 sales, 2- 2^nd occupant

New Business

Flood Insurance Same company as last year.  $70 million coverage (100% 0f appraised value), total cost $126,354.  Passed unanimously.

Manager’s Contract Offer a one year contract to Coleen (?) $60,000 per year plus benefits.  Passed unanimously.

Communications Between Board Members  No emails regarding BOD business to be forwarded or copied to non-BOD members or to the BCC office.  (Considerable confusion regarding this among BOD members and the audience.  See NOTES below.)  Passed unanimously - whatever motion was.)

Attorney Communications Between Board Members  Only BOD President to contact BCC attorney.  All communication between President and attorney to be copied to all BOD members.  Passed.  Brady, Francis, Lauer: NO.    Barros, Bullock, Harrell, Smith: YES,   See NOTES below.

Cara Beth Walker Legal Fees  Association to offer a $18,828.55 settlement for management company’s legal fees.  Passed unanimously.

Retainer for Becker & Poliakoff  Becker & Poliakoff to be retained as BCC attorney of record for another year.  Passed unanimously.

Write Off of Bad Debt  Write off the amount of $31,371 as noncollectable on foreclosed units 6223-4, 6261-2 and 6455-1.  Passed unanimously.

Meeting adjourned at 8:55.  Corrections and comments would be appreciated.

NOTES:  In your blogger’s opinion, this meeting (in addition to many prior ones) left a lot to be desired:

• Microphone and PA system frequently not used and Board comments and conversations often unintelligible.
• Speaker phone output from Brady completely unintelligible.
• Most of the Board had no idea what was meant by the two agenda items regarding communications.  Adequate pre-meeting preparations would save a lot of time in avoiding explanations to clueless BOD members and haggling over minutia and wording at the meetings.

BAY COLONY CLUB’S NEW BOARD – HELLO?

Perhaps our new Board of Directors might consider a couple of suggestions*:

BCC Manager

Sheila Meadows could be promoted to Manager and given a part-time (no fringe benefits) assistant/receptionist/clerk to assume the office clerical duties.  Sheila has been working at BCC long enough to know all the actors (both good and bad) and BCC’s policies and procedures.  Surely this is just as, good as, if not more valuable than claimed managerial experience in unknown condos or HOA’s? 

Sheila has been doing the manager’s job for (at least) two months and in that time has handled everything well.  Anyone who has lived here for any time knows of a whole gaggle of “experienced” managers who have been total disasters. 

We know Sheila and Sheila knows us.  Is bringing in unknown new manager (regardless of eye color) at much greater expense preferable  ?

Roofs

Hurricane Wilma in 2005 damaged roofs on the south side of BCC buildings 1 – 8.  Every Board of Directors since then has known that the damage was a result of the failure of steel edge fasteners and that future damage could be prevented by replacing the existing fasteners with stainless steel ones.  This is maintenance that still, 5 ½ years later, has not been done.

When the next hurricane rips our roofs off and massive damage to our apartments results, will the insurance companies (both our individual homeowners’ and the Association’s) pay off?  Or, will they claim that damages were the result of failure to maintain the property?

Why have successive boards failed to address this issue?

(See the May 11, 2010 BCC blog article “Bay Colony Club’s Next Hurricane” and Gordon Houston’s Capital Improvement Reports.

*Highly unlikely unless this BOD is radically different than our prior boards