1. North Point II Annual MeetingMonday, March 10, 2014
Please check in and pick up handout materials
2. Quorum
Except as otherwise provided
in these By-Laws, the
presence in person or by
proxy of unit owners having
33-1/3% of the total
authorized votes of all unit
owners shall constitute a
quorum at all meetings of the
unit owners.
3. Agenda
Registration / Quorum
Call to Order
Welcome and Introductions
Approval of 2013 Minutes
President’s Report
Budget
Election
Other business
Adjourn
4. NPII - Your Board
Michael Murphy - President (Term ending)
Kathleen Allison - Vice President
Kristi Meyer - Treasurer
Cheryl Sykora - Secretary (Term ending)
Suzanne Krolnik
Rick Straka (appointed mid-year - replaced Josh)
Trisch Pauers (appointed mid-year - replaced Linda)
5. Welcome New Owners
Kevin K- W14698 Fairfield Ct.
Vicki B. - W14619 Fairfield Ct.
Bob S - W14662 Northpoint Dr.
6. 2013 Annual Meeting Minutes*
North Point II Condominiums
Annual Association Meeting Minutes
March 11, 2013
The meeting was called to order at 7:00 p.m. by President, Michael Murphy. Total units represented were 27 (either
by proxy or in person).
Board Members Present: Michael Murphy, Kathy Allison, Linda Rocke, Kristi Meyer, John Kerslake, and Cheryl
Sykora. Sue Krolnik was absent. Jo-Ann Wordell was in attendance representing Prospect Management.
Approval of the 2012 Annual Meeting Minutes: A motion was made by Patricia Pauers (14696) to approve the
minutes from the annual meeting that took place on March 12, 2012. It was seconded by Kathy Heyderhoff
(14572) and unanimously approved by the Association.
President’s Report:
Projects completed this past year:
• 2 patio repairs completed
• Pool - VGBA additional certification by state
• Pool – leak fixed
• Several patio gates and fences repaired
• The sinkhole on fairfield court entrance was repaired last year
Planned Projects for upcoming year:
• Sink hole on Fairfield Court entrance will be fixed
• Roof attic venting.
• Mailbox replacement – there are 11 more to be replaced then that project is complete.
Mike discussed the following items:
• Chimneys – reminder to inspect and clean on a regular basis
• 8 unit buildings had the fire alarms tested this summer.
• Carbon monoxide detectors as well as smoke detectors are required in all units and should be tested monthly and
batteries replaced annually.
• Dryer vent cleaning is the owners responsibility
• Units with attached garages have doors into the unit that are fire rated, and need to stay that way.
• The association commissioned a report that has some energy efficiency recommendations for your attics:
o Air sealing measures – air seal the following areas in the attic with 2-part high expansion foam to reduce heat/air
infiltration into the attic space – interior top plates, fireplace chimney, vent water heater chimney, bath exhaust
fans, soil and vent stacks, accessible drop bat soffits, ceiling fans, wire penetrations, and other attic penetrations.
o Insulate open joist area to a R-50 value (in additional to existing insulation) with blown cellulose insulation.
o Replace bath fan ductwork.
NPII Annual Meeting Minutes
March 11, 2013
Page 2
o Install insulated pull down stair cover.
• Spring branch pickup is planned for May after we have our landscape company trim trees. Please pick up any
fallen branches near your unit and haul them to the curb.
• Bush replacement (arborvitae) by the pool is planned as a community project and volunteers are needed.
• A former homeowner sued NPII Association in small claims court. The claim was that the attic and roof were the
Association’s responsibility and any repairs needed should have been paid by the Association. The ruling was in
favor of the former homeowner for the amount of $6,927.93 for the expenses incurred. The Board voted not to
appeal due to the legal costs already incurred. It was settled at $6,000 and paid through March 2013.
Financial Report/Budget Approval:
Kristi Meyer presented and discussed the proposed budget for 2013-2014. A fee increase of 1% was proposed.
Kristi made a motion to accept the budget to include a 1% increase in fees and no capital improvement projects or
special assessments planned for the upcoming year. Ron Gately (14687) seconded the motion. The budget was
approved by the association unanimously. The quarterly fee is now $594.00.
Election:
An official ballot was presented to the Association with 2 nominees for open positions. The 2 nominees are Kathy
Allison and Josh Kerslake. By unanimous vote the association approved this ballot. These board members are to
be appointed at the next Association Board meeting which takes place directly after this annual Association
meeting.
Other Business Discussed:
• 14696 brought up a problem with dog droppings and to remind everyone to pick up after their dog. However it
has also been observed that people who don’t live in our complex are not picking up after their dogs.
• 14696 thanked the board for their hard work and dedication.
• Check out http://www.pmcwi.com/. On this website you can submit online maintenance requests, set up
electronic payments, or pay fees online.
Meeting adjourned at 8:20 p.m.
Respectfully submitted,
Linda Rocke
Secretary
* this is a summary - Mailed and Printed copy are what we are approving
7. Board Appointments
Vacancies in the Board of Directors caused by any other reason other
than the removal of a member thereof by a votes of the unit owners,
shall be filled by vote of a majority of the remaining members at a
special meeting of the Board of Directors held for that purpose
promptly after the occurrence of any such vacancy even thought the
members present at such meeting may constitute a quorum, and each
person so elected shall be a member of the Board of Directors for the
remainder of the term so removed and until a successor shall be elected
at the next annual meeting of the unit owners.
Trisch Pauers
Rick Straka
8. President’s Report
Review 2013-14 Projects
Introduce 2014-15 Capital Improvements / Planned Projects
Snow Contractor
Cross Connect Inspection
2013 Maintenance review
Community Projects
Capitol Reserve Study
Parking, Garage Doors, Pool, Pets - rule reminders
9. Capital Improvements /
Planned Projects!
2013-14 Projects
Roof venting/repairs
2014-15 Capital Improvements / Projects
Pool resurfacing
2 patio replacements / Sidewalk re-location
Soffit vent chutes / 9 attic remediations / air sealing
10. Roof Vents / repairs (2013)
Multiple contractors and expert recommendations reviewed
Decision made to remove ridge vents at peak because they are not
as effective for our condo design
Re-install mushroom vents minimum of 4 per unit
Warped and buckling decking replaced/repaired
Project costs were $8500 paid out of operating budget
11. Pool Re-Surfacing (2014)
In the past we have been able to just re-paint the pool but the paint
is no longer adhering for more than two seasons
Re-surfacing will last 7-9 years
More expensive but is more cost effective in the long term
(painting costs $3000 and only lasts 1-2 years)
Project will cost $6000.00
Note: we received bids for adding cement steps to the pool - the
cost for this was about $15,000 - the board does not recommend
proceeding with a pool steps project at this time.
12. Patio Repair (2014)
Re - survey patios across complex in spring
2 replacements planned for 2014. Will continue to replace patios in
future years
1 Sidewalk will be relocated to improve drainage away from building
vs
13. Attic (2014)
Multiple contractors and expert recommendations sought to determine
solution to our attic/roof issues - What are the issues:
Warm moist air from inside our units is getting into the attic space (through
bath fans/lights/tops of walls/chimney/attic stairs)
Warm moist air condenses and creates wetness on the underside of the roof
this can cause the roof deck to warp (warping can cause leaks)
possibly the growth of mold
Soffit vents could be clogged or the vent chutes collapsed not allowing for
adequate circulation of air from the soffits
Large ice dams and icicles
14. Attic (2014)
The association is responsible for repairs to the Attics based on our
by-laws (this was reinforced as part of the lawsuit last year)
What are doing to correct the problem:
Mold remediation for 10 units
Air sealing for 44 units*
this includes a cover for the attic pull down stairs*
Soffit vent chutes replacement/installation/clearing for 44 units
*We will note any units that have had any of this work done previously
15. Required Attic Costs
Air Sealing Measures: Air seal the following areas in the attic with 2-part high expansion foam
to reduce heat/air infiltration into the attic space - Interior top plates, fireplace chimney, vent
water heater chimney, bath exhaust fans, soil and vent stacks, accessible drop bath soffits,
ceiling fans, wire penetrations, other attic penetrations. Approx cost $400 per unit
Install insulated pull down stair cover. Approx cost $90 per unit
Air Chutes replacement / installation / clear. Approx cost $21 per unit
Mold Remediation for 10 units. Approx cost $42,055
* For units that one or both of the first 2 items above are not needed to be done, those units will be
reimbursed at the end of the project
We will be voting on a budget to fund this required work later in the meeting
16. Optional Attic Costs
The contractor that will be performing the Air sealing can also add insulation at the same time. We are
not requiring that this be done but we do recommend that you do this. Here are the benefits of doing so:
Reduced heating costs in the winter from using the furnace less
Reduced electricity costs in the summer from running the Air conditioning less
2nd floor is consistent temperature compared with main level
Brings insulation up to current recommended levels for new construction
Lower utility bill year round
Could pay for itself in about 3 years if you save $10 per month on your bill
Insulate open joist area to an R-50 value (in addition to existing insulation) with blown cellulose
insulation. Approx cost $400 - this will be paid by the unit owner directly to the contractor
17. Snow Contractor
New contractor for snow this season
After a very bad start to the season we met with the contractor two
different times to address the following key issues:
Timely response after a snow event
Quality of the plowing and shoveling
Snow placement (roadways and driveways not plowed wide enough)
Amended our contract with them to have a clause that if they did not
meet the time frames and quality that they would be penalized
18. Cross Connect Inspection
Letter from Independent Inspections, Ltd
NPII is considered commercial/business
Inspection is initially exterior but may need interior access
Time will be set up with the homeowner by Independent
Inspections if interior access is needed
Please report any problems found from the inspection to
Prospect Management
20. Community Projects
Spring 2014
Branch Cleanup from tree trimming (May)
Mulch replacement work day
Water repaired grass
Painting work days (garage door trim and some fence enclosures)
Spring 2013
Branch Cleanup
Thanks for your support
21. Capital Reserve Study 2014
To gain a better understanding of our Capital Reserve needs
Long term replacement planning
Improve budgeting process
Avoid special assessments in the future
May result in fees adjustments in the future
22. General Rules Reminders
A unit owner shall not place any furniture, packages or objects in common or limited
common elements, except that unit owners may place portable lawn chairs or lounge
chairs in and about the pool area provided that they are removed when the unit owner
and their guests leaves the pool area. A unit owner may place furniture, packages or
objects in the patio or garage of their unit.
Garage doors must be kept closed unless the resident is leaving for a short period of
time.
Glass, cans, & plastic should be placed in the marked recycling bin. Newspapers and
cardboard should be placed in the appropriate marked recycling bins. Other garbage/
trash should be placed in the dumpster.
Outside parking stalls are not assigned to units.
23. General Rules - Quiet Hours
Quiet hours will be in effect during the following periods:
Sunday evening through Thursday evening: 10:00 PM to 7:00 AM
Friday & Saturday evenings and the evening before a holiday: Midnight to 8:00 AM
All occupants shall exercise extreme care about making noises and in the use of musical
instruments, radios, stereos, & televisions that may disturb other occupants.
During quiet hours there shall be no noise audible outside one's unit.
In the parking areas; excessive noise, talking, slamming of doors, racing of engines, loud use
of horns shall be avoided.
24. Pool Rules
Replacement of a lost key will cost $35.00
Restrictions:
NO JUMPING AND NO DIVING INTO THE POOL
NO RUNNING IN THE POOL AREA
NO “CHICKEN FIGHTS” OR HORSEPLAY
Smoking is not permitted in the pool or pool area.
No glass containers of any kind are permitted in the pool area.
Children in diapers or not toilet trained are not permitted in the pool.
Pets are not permitted in the pool or pool area.
Persons with open sores of any kind are prohibited from entering the pool.
No loud music is permitted in the pool area.
No food is permitted in the pool area.
No diaper changing allowed on deck.
Each pool user is responsible for their actions and should act accordingly. Be courteous of
other pool users and residents.
25. Pet Rules
No animals, livestock or poultry of any kind shall be raised, bred or kept on the property, except
that each unit owner may keep one dog or cat per unit and other small household pets (such as
fish, canaries or parakeets) provided that they are not kept, bred or maintained for any
commercial purposes.
!
No pet shall be permitted which causes an unreasonable disturbance.
!
The owner of the unit in which the pet resides shall remove any pet excrement in common
elements immediately.
!
Dogs and cats may not be kept in the common elements and must be kept either in the unit, or
patio, or garage assigned to the unit.
!
All pets should be maintained on a leash while outside of your unit.
26. Budget Overview
2013-2014 we were on budget with minor reductions
- delinquent dues/foreclosures still a problem
- legal fees
- Attic repairs
+ no reserve spending
+ recouped some back dues
Three planned capital projects this year
27. NPII Balance Sheet March 2014
014 NP01 North Point Townhouses II Page: 1
M Balance Sheet
03/10/2014
C Prospect Management Company
Green Bay Ave 5645 N. Green Bay Ave.
e WI 53209 Glendale WI 53209
March 2013
Actual
ASSETS
Cash
1110-0000 Operating Cash - CAB 7,601.06
1150-0000 Savings Cash 4 73,472.51
¯ ¯ ¯ ¯ ¯ ¯ ¯ ¯
Total Assets 81,073.57
Total Assets 81,073.57
LIABILITIES & CAPITAL
Total Liabilities 0.00
CAPITAL
3810-0000 Prior Year Retained Earnings 62,447.02
NET INCOME +/- 18,626.55
¯ ¯ ¯ ¯ ¯ ¯ ¯ ¯
Total Capital 81,073.57
¯ ¯ ¯ ¯ ¯ ¯ ¯ ¯
Total Liabilities and Capital 81,073.57
28. NorthPoint II Dues Historically
On an annual basis, members of the Association currently
pay $2,352 for Association Dues. This computes to
approximately $6.44/day. For that, you get the following
services:
•
Sidewalks shoveled and salted
•
Driveways plowed and salted
•
Lawn care, including seeding, fertilizing, and
mowing
•
Tree care (pesticide and maintenance)
•
Pool operation and maintenance.
•
Maintenance/repairs on the exterior of the
building
•
Management and bookkeeping services for the
Association
•
Insurance
• Maintenance of common areas (lighting -
sidewalks - roads)
•
Buildup of funds for Major Repairs or
Replacements
!
!
!
Additionally, from a historical perspective, the condo dues
were as follows:
Fiscal years
Fees per quarter
92-93 $270
93-96 $300
97-98
$345
98-99
$375
99-01
$405
01-02
$450
02-04
$480
04-07
$495
07-08
$545
09-12
$560
12-13 $588
13-14
$598
Increases have ranged from $15/quarter to $45/quarter;
some increases have been greater than 10% of the
previous dues.
Most of the increases have occurred at a 1 or 2 year
interval, only one other increase happened at a 3 year
interval.
29. Attic special assessment
Summary of the two options: Either the reserve fund will end the fiscal
year with the same amount in it as when we started the fiscal year and the
special assessment will be less or we can put $20K in the reserve fund
this fiscal year and the special assessment will be higher.
Budget A: Special assessment of $42,940 ($975.90 per unit) that
uses this year’s reserve of $20,000 to help fund the cost.
Budget B: Special assessment of $62,940 ($1430.45 per unit) that
does not use reserves to fund the cost.
The special assessment can be paid in installments and will need to be
paid in full by December 31, 2014.
The last special assessment was in 2010 of $450 for radon abatement
31. 6520-0100 Accounting Services 150.00$ 175.00$ 175.00$ 180.00$ 180.00$ 180.00$
6520-0220 Banking Fees -$ -$ 20.00$ 10.00$ 20.00$ 20.00$
6520-0280 Consulting Fees -$ -$ -$ 1,000.00$ 1,000.00$ Reserve Study
6520-0480 Reimbursable Legal Fees 500.00$ 500.00$ 2,000.00$ 1,779.92$ 1,500.00$ 1,500.00$ Fewer foreclosures
6520-0560 Legal Counsel Fees -$ -$ -$ -$ -$ -$
6520-0580 Licenses, Fees & Permits 10.00$ -$ -$ -$ -$ -$
6520-0620 Meeting/Appointment -$ 45.00$ 45.00$ -$ 45.00$ 45.00$
6520-0680 Office Services 1,400.00$ 1,200.00$ 700.00$ 514.33$ 700.00$ 700.00$
6520-0770 Sump Pump Refund 600.00$ 330.00$ 330.00$ 330.00$ 330.00$ 330.00$
6520-0780 Telephone 220.00$ 400.00$ 480.00$ 354.96$ 400.00$ 400.00$
6520-0786 Radon Fan Refunds -$ 975.00$ 975.00$ 975.00$ 975.00$ 975.00$
6530-0100 Management Fee 9,600.00$ 9,600.00$ 9,900.00$ 9,900.00$ 9,900.00$ 9,900.00$
6610-0000 Property Insurance 7,610.00$ 7,610.00$ 7,854.00$ 7,995.80$ 7,854.00$ 7,854.00$
8500-0100 Reserve 1 Payable 14,045.00$ 18,000.00$ 20,000.00$ 16,500.00$ 55,484.00$ 55,484.00$ Reimburse*Cap*Imprv*(Rsv*20k*@*B)
8500-9999 Reserve Transfer Do not Enter Do Not Enter Do Not Enter Do Not Enter Do Not Enter Do Not Enter
Capital Improvements
8100-2050 Patio Replacement -$ 4,000.00$ -$ 7,000.00$ 7,000.00$ Sidewalk and 2 Patios
8100-2055 Attic Improvements -$ -$ -$ -$ 42,484.00$ 22,484.00$ Air*Sealing/(20K*for*Remediation*@*A)
8100-2150 Pool Improvements -$ 1,750.00$ 500.00$ 6,000.00$ 6,000.00$ Pool resurfacing and painting
Total Expenses 100,400.00$ 110,615.00$ 105,920.00$ 98,528.24$ 148,910.00$ 168,910.00$
Net Operating Income -$ (5,751.00)$ -$ 5,666.21$ -$ -$
Budget Budget Budget Forecast Budget A Budget B
GL Account # Description 2011-2012 2012-2013 2013-2014 2013-2014 2014-2015 2014-2015
Revenue
4500-0000 Association Fees 98,560.00$ 103,488.00$ 104,544.00$ 100,430.66$ 104,544.00$ 104,544.00$ No fee change for 14-15
Special Assessment -$ -$ -$ -$ 42,940.00$ 62,940.00$ Remediation*/*Air*Sealing
5050-0000 Late Fee -$ -$ -$ 310.00$ -$ -$
50555-0000 Returned check fee -$ 70.00$ -$ -$
6240-0000 Fines -$ 50.00$ -$ -$
5245-0000 Legal Fees -$ -$ -$ 94.11$ -$ -$
5285-0000 Capital Contribution 1,680.00$ 1,176.00$ 1,176.00$ 2,964.00$ -$ 1,176.00$ assume two units selling
5755-0000 Interest on Bank Accounts 160.00$ 200.00$ 200.00$ 275.68$ 250.00$ 250.00$
Total Revenue 100,400.00$ 104,864.00$ 105,920.00$ 104,194.45$ 148,910.00$ 168,910.00$
Expenses
6310-0000 Electric Common Area 2,690.00$ 2,690.00$ 2,770.00$ 2,807.45$ 2,770.00$ 2,770.00$
6320-0000 Gas Common Area 1,230.00$ 625.00$ 600.00$ 495.54$ 600.00$ 600.00$
6340-0000 Water & Sewer 1,200.00$ 1,275.00$ 1,290.00$ 1,261.55$ 1,290.00$ 1,290.00$
6410-0055 Attic Repairs 4,000.00$ 23,956.00$ 43,956.00$ $3500*to*reserves*+*Remediation
6410-0180 Gutter Cleaning 1,000.00$ 1,320.00$ 1,320.00$ 1,570.00$ 1,500.00$ 1,500.00$
6410-0200 Gutter Repairs -$ -$ 30.00$ -$ -$ -$
6410-0700 Roof Repairs 8,500.00$ 8,500.00$ -$ -$
6420-0320 Electrical 500.00$ 500.00$ 500.00$ -$ 500.00$ 500.00$
6420-0415 Fences/Gates 500.00$ 500.00$ -$ -$ -$
6420-0660 Maintenance - General 7,000.00$ 7,000.00$ 7,500.00$ 5,256.07$ 7,500.00$ 7,500.00$
6420-0725 Patios & Walks -$ -$ -$ -$ 600.00$ 600.00$ Mudjacking
6420-0740 Plumbing -$ -$ 300.00$ -$ -$ -$
6420-0850 Sewer Drain Clean Out 2,400.00$ 2,400.00$ 2,400.00$ 340.00$ 1,000.00$ 1,000.00$
6420-0860 Snow Removal 21,200.00$ 21,200.00$ 16,775.00$ 16,262.50$ 9,806.00$ 9,806.00$ Full year with new Contractor
6460-0050 Landscape Improvements 800.00$ 800.00$ 800.00$ 1,263.61$ 5,000.00$ 5,000.00$ Mulch / Tree trimming / grading
6460-0300 Landscaping Contract 11,555.00$ 12,100.00$ 12,100.00$ 12,267.00$ 8,500.00$ 8,500.00$ New Contractor
6460-0400 Landscaping Supplies 1,000.00$ 1,000.00$ 1,056.00$ -$ -$ -$
6470-0400 Pool Maintenance 8,400.00$ 7,000.00$ 7,000.00$ 5,964.51$ 7,000.00$ 7,000.00$
6470-0415 Drainage Tile Repair 4,000.00$ 7,120.00$ -$ -$ -$ -$
6480-0200 Alarms & Monitoring -$ 500.00$ -$ -$ 500.00$ 500.00$ Every other year
6520-0100 Accounting Services 150.00$ 175.00$ 175.00$ 180.00$ 180.00$ 180.00$
6520-0220 Banking Fees -$ -$ 20.00$ 10.00$ 20.00$ 20.00$
6520-0280 Consulting Fees -$ -$ -$ 1,000.00$ 1,000.00$ Reserve Study
6520-0480 Reimbursable Legal Fees 500.00$ 500.00$ 2,000.00$ 1,779.92$ 1,500.00$ 1,500.00$ Fewer foreclosures
6520-0560 Legal Counsel Fees -$ -$ -$ -$ -$ -$
6520-0580 Licenses, Fees & Permits 10.00$ -$ -$ -$ -$ -$
6520-0620 Meeting/Appointment -$ 45.00$ 45.00$ -$ 45.00$ 45.00$
6520-0680 Office Services 1,400.00$ 1,200.00$ 700.00$ 514.33$ 700.00$ 700.00$
6520-0770 Sump Pump Refund 600.00$ 330.00$ 330.00$ 330.00$ 330.00$ 330.00$
6520-0780 Telephone 220.00$ 400.00$ 480.00$ 354.96$ 400.00$ 400.00$
6520-0786 Radon Fan Refunds -$ 975.00$ 975.00$ 975.00$ 975.00$ 975.00$
32. Reserve Cash Flow Analysis
2004-05
Actual
2005-06
Actual
2006-07
Actual
2007-08
Actual
2008-09
Actual
2009-10
Actual
2010-11
Actual
2011-12
Actual
2012-13
Actual
2013-14
YTD
2014-15
A
Proposed
2014-15
B
Proposed
Contribution
- Special
Assessment
- Capital
Contribution
- Transfers
$219,606 $43,007 $0 $0 $0 $9,245 $32,292 $14,045 $18,000 $16,500 $58984 $58984
Expenditures $130,365 $181,852 $0 $0 $15,824 $5,300 $27,074 $5,750 $6350 $0 $55484 $35484
Net
(negative)
$89,241 $
(138,845) $0 $0 $
(15,824) $3,945 $5,218 $8,295 $11650 $16500 $3500 $23500
Balance
2/28/13
$55,503
Balance
3/10/14
$73,472
33. Approve Budget
No increase in Dues for 2014-2015 fiscal year
$594 per quarter or $198 per month
Why:
Operating costs have gone down
Increased need for funding capitol improvement projects
We are at the median fee amount based on condo’s in
Waukesha county currently for sale under $200,000.
Approving the budget will also approve the special assessment
34. Budget Vote
The NorthPoint II Board presents for your approval the
proposed budget for 2014-2015 that includes three capital
improvement projects, no increase in dues, and one planned
special assessment.
Budget A: Includes a special assessment of $42,940
($975.90 per unit) that uses this year’s reserve of $20,000
to help fund the cost.
Budget B: Includes a special assessment of $62,940
($1430.45 per unit) that does not use reserves to fund the
cost.
