innov8ion wrote:I would think that Charter would cough up the cash necessary to provide the option of cable to the building as a long-term investment on their part. Whether this is true or not, I'm sure we'll find out the unfiltered scoop later. I also think that $$$ was involved in keeping Charter out in the first place, but we'll never know so it doesn't really matter...
The Central Scrutinizer wrote:
innov8ion wrote:- He said Charter asked for an exclusive agreement and mentioned something about fees to install the necessary infrastructure
I don't know who is telling the truth (Ted or Cable Guy), but I can guarantee that $$$ is involved somewhere.
And like you said, once it is our building, we can do what we want. And the more options, the better.
Has anyone currently residing in the building had any issues with FedEx deliveries? I've received two phone calls, one a few weeks back and one today, from different senders advising that FedEx isn't able to access the building and/or the keypad to advise of delivery? Just curious if anyone has been left a note with the tracking # and attempted delivery information for FedEx to date?
I wasn't able to get a hold of anyone on the phone today so I have sent a note to both the sales office and the Civitas Management to address but thought I'd check with other residents as well.
cbroy2544 wrote:Has anyone currently residing in the building had any issues with FedEx deliveries? I've received two phone calls, one a few weeks back and one today, from different senders advising that FedEx isn't able to access the building and/or the keypad to advise of delivery? Just curious if anyone has been left a note with the tracking # and attempted delivery information for FedEx to date?
I wasn't able to get a hold of anyone on the phone today so I have sent a note to both the sales office and the Civitas Management to address but thought I'd check with other residents as well.
Speaking of which, are people like FedEx, UPS, mailman, newspaper man, etc, given cards to enter the building? I would hate to think that we can't get deliveries. How does this work?
For those that received the email from Civitas Real Estate Services, I'm curious as to what your thoughts are regarding their scope? Does anyone see any merit in perhaps the current/future residents getting together informally to discuss expectations and concerns as things within our building progress forward?
Personally, I just want to make sure I understand what are true HOA responsibilities and what items, such as the distribution of parking checks and the associated expenses incurred, should be covered by the developers.
For those that didn't receive the email, I'd be happy to forward it to you. Just send me a pm with your email and I'll make sure to forward it to you.
Hi. The sales office just told me about this blog. Kinda cool.
I believe that the HOA is supposed to help oversee the building - the HOA board anyway. It is outlined in the Declarations and By Laws. Generally the Board oversees the management company who is in charge of collecting assessments, paying building expenses, taking care of the building -common areas, mechanical systems, access system, etc.
I didn't think that Civitas Real Estate Services was saying that parking was part of the mangement, I just took it as the parking was not part of their assignment to help with the move-in process. I think the developers are responsible for parking checks and payments, not the HOA.
I met someone today in the sales office yesterday who told me that his building also requires scheduling of the freight elevator. I, initially, thought that was strange but guess it isn't so uncommon.
The Central Scrutinizer wrote:And have any of you done anything with your closets? If so, who have you used?
Rob and Kurt installed New Space closets in their unit. It is gorgeous!! I planned to look into getting them because Rob said he got the whole thing done for under $1000. I think their info is posted earlier in the forum when offering that upgrade to all of us was in the plans.
cbroy2544 wrote:For those that received the email from Civitas Real Estate Services, I'm curious as to what your thoughts are regarding their scope? Does anyone see any merit in perhaps the current/future residents getting together informally to discuss expectations and concerns as things within our building progress forward?
Personally, I just want to make sure I understand what are true HOA responsibilities and what items, such as the distribution of parking checks and the associated expenses incurred, should be covered by the developers.
For those that didn't receive the email, I'd be happy to forward it to you. Just send me a pm with your email and I'll make sure to forward it to you.
The Central Scrutinizer wrote:And have any of you done anything with your closets? If so, who have you used?
Rob and Kurt installed New Space closets in their unit. It is gorgeous!! I planned to look into getting them because Rob said he got the whole thing done for under $1000. I think their info is posted earlier in the forum when offering that upgrade to all of us was in the plans.
Ummm....it wasn't offered to me. I guess I'll have to call them.
The Central Scrutinizer wrote:And have any of you done anything with your closets? If so, who have you used?
Rob and Kurt installed New Space closets in their unit. It is gorgeous!! I planned to look into getting them because Rob said he got the whole thing done for under $1000. I think their info is posted earlier in the forum when offering that upgrade to all of us was in the plans.
Ummm....it wasn't offered to me. I guess I'll have to call them.
At one time we were told they were PLANNING to offer the closet systems but I think when things started to look like they were falling behind, they scrapped that idea. It is my understanding that ultimately no one was offered a closet system as an upgrade. Sorry if my verbage was misleading.
cbroy2544 wrote:For those that received the email from Civitas Real Estate Services, I'm curious as to what your thoughts are regarding their scope? Does anyone see any merit in perhaps the current/future residents getting together informally to discuss expectations and concerns as things within our building progress forward?
We should definitely do that.
shelbyelyse wrote:I planned to look into getting them because Rob said he got the whole thing done for under $1000.
I got New Space closets too, but mine were well over $1000. I did get a few bells and whistles, but even without those it was more than $1000.
Oikonomia wrote:Hi. The sales office just told me about this blog. Kinda cool.
I believe that the HOA is supposed to help oversee the building - the HOA board anyway. It is outlined in the Declarations and By Laws. Generally the Board oversees the management company who is in charge of collecting assessments, paying building expenses, taking care of the building -common areas, mechanical systems, access system, etc.
I didn't think that Civitas Real Estate Services was saying that parking was part of the mangement, I just took it as the parking was not part of their assignment to help with the move-in process. I think the developers are responsible for parking checks and payments, not the HOA.
I met someone today in the sales office yesterday who told me that his building also requires scheduling of the freight elevator. I, initially, thought that was strange but guess it isn't so uncommon.
Welcome! Overall, I'm quite pleased with my place and hope you'll enjoy living here as well. Have you closed and/or are you living in the building yet?
I have read the Declarations and By-Laws and am familiar with the HOA structure. It appears as though there are provisions which outline when Unit Owners shall occupy a seat on the Board even though the HOA's operations are under the direction of the developers control for a specified time. To paraphrase, no later than 60 days after conveyance of 25% of the max number of units in the Condominium to Unit Owners, at least one member and not less than 25% of the members of the Board, shall be elected by the Unit Owners other than the developers.
The email from Civitas specifically indicated that they (Civitas) "have tried to handle a number of management related issues that fall outside of our current the scope of our current contract – mail service (US Postal) initiation, package delivery, the building access system, trash removal, parking checks, just to name a few."
Given the info in the By-Laws and some of the items that Civitas listed as management related issues is what prompted my questions pertaining to what are management and developer responsibilities. Considering the By-Laws also have specific provisions about the HOA formation, I would expect that the residents should be receiving some info regarding the election of a Unit Owner to the board when those provisions have been met. That being said, I’ve also found that info isn’t always as forthcoming as what I’d expect, hence the reason, I suggested that the Unit Owners get together to collectively discuss pertinent items. I was told just this weekend that there are over 30 residents in the building which means that the 25% provision has been met.
I am not trying to sound overly concerned, but there are Declarations and By-Laws in place to outline duties and provide a framework of operations. For that reason, I think we as Unit Owners, need to be versed in these By-Laws and ensure that the HOA is operating within it’s structure, especially when the HOA is under the control of people who do not currently own and/or live in the building.
I agree we should start preparing, Cara. An informal meeting inviting for all that have reserved / closed at the Meridian is a great idea. Can anyone think of a good place to hold it? How about date / time? We'd need a means to communicate this informal meeting with the target audience. Perhaps we could choose a meeting place / time and have the developers send out an email to their email list, or they could share the email list with us and we could send it. We could also post flyers in the lobby and near each elevator....
Discussion Ideas
We should find out when this date is so we can prepare. "To paraphrase, no later than 60 days after conveyance of 25% of the max number of units in the Condominium to Unit Owners, at least one member and not less than 25% of the members of the Board, shall be elected by the Unit Owners other than the developers."
We need to learn the process for electing members of the board and as mentioned, better understand the responsibilities of the HOA. It'd probably be a good idea to speak with other loft HOA's in the area to learn best practices and other tips in dealing with management companies. Which HOA's are active already?
It might serve us well to survey some loft management companies regarding scope of services and corresponding costs. Also, preliminary surveys / talks with residents to feel out the scope of services desired for our building. Can anyone recommend or otherwise know of loft management companies in the area?
Nice timing UE and thanks, was in the process when you mentioned it. I've created it here: http://groups.yahoo.com/group/themeridian_hoa/. I'll talk with the developers and let them know people are expressing interest in talks about forming the HOA and ask for the email list so we can send invites to the new Yahoo Group.
Thanks,
Dave G., Unit 604
Urban Elitist wrote:
innov8ion wrote:We'd need a means to communicate this informal meeting with the target audience.
You could start a Yahoo Group and have everyone join. It has worked great over a Moon.
Got some feedback from Elaine of Civitas Real Estate Services (a management company that the developers have currently only hired for transition services.) She's been helpful in answering questions that are probably on a lot of our minds.
I want to add that I think it would be unfair to negatively judge Elaine or her company for the holes in service that the developers have not contracted them for. Also, my interactions with the developers have been positive and I am confident that we can all work together to make the transition smoother. Hopefully the information below, Elaine's in quotes and my comments in bold, will help you to better understand the situation...
- "To the best of my recollection, the MCOA Board is 5 members. There are several thresholds at which the Unit Owners can elect members on that Board. So, at the threshold you have identified, the Unit Owners can elect two Board members. The other three board members are appointed by the Declarant (Developer). As to whether the threshold has been met – that is for the Developer to answer."
- "With regard to the email list, giving out that list is a privacy issue. We cannot give away people's email addresses or phone numbers without their consent. That is for everyone's protection and privacy. I would envision that once the Board has its first meeting, it will address contact information and create a "buzz" book of sorts."
This explanation seems reasonable and they agree that a Yahoo Groups community can be a great way to enhance communication among tenants. I'll place a flier near the mailboxes pointing tenants to the group
- "Your HOA dues are low – partly The Meridian building doesn't have a lot of extras (pool, fitness center, etc). Many of the other buildings have dues in the .15 -.20 /month / per square foot range (without an on-site manager). Having said that, your HOA dues will cover the basic management services that we outlined (common area upkeep, hiring the cleaning contractor, paying the building bills, producing monthly financial reports for the Board, enforcing the By Laws and Declarations, collect assessments, preparing closing documents for unit buyers and sellers once the units start selling for the second, third, fourth time, handle emergency calls, etc, to exclude an on-site manager). We are trying to help set and manage expectations for the Unit Owners when we say that we are confined by the budget."
- "With regard to the HOA budget, yes, we have seen one. The Developers took time to put together a budget that not only took into consideration the annual operating expenses, but it also includes funding for a capital reserve account for capital repairs as the building ages. This will be important for the Unit Owners as they market their units down the road. As building ages, condo owners become worried about special assessments and by funding some capital repairs each year, it will increase the marketability of the property by allowing current owners to tell future buyers that there is $XXXX in reserve to help limit/reduce/offset capital repair issues (roof / A/C systems/ concrete work, etc)."
- "The Meridian documents, again from what I can recall, provide that the Unit Buyers fund their dues each month. For any unsold units, the Developer pays the monthly dues for that unit, once construction on that floor has been completed. So, from what we know and understand, both you (Unit Owners) and the Developers are paying monthly dues to the Association. The money belongs to the Association – not the Developer. The Association is a legal entity. The Developer cannot just take the money from that entity."
- "So, the money that is being paid to the Association now, is an Association bank account and is being used to fund monthly operating costs – i.e. the trash service, common area electricity for the floors that have been turned over by the contractor, the telephone system for the elevator emergency, etc. If the Association isn't paying a management company yet (which it isn't) – then the money just builds up in the account."
- "Due to the complicated elevator situation and the fact that the Developers are trying to get the building construction completed – they hired us to provide a service to you – the Unit Buyers, while you moved in. We have been engaged to help you with walk-throughs, orient you with the building, scheduled your move-ins, arrange for an elevator operator, etc. Our services for the Transition Contract are being paid for from Developer funds – NOT Association funds."
- "Yes, we agree that a management company needs to be hired – and we agree that it is overdue. We don't believe that this has been done maliciously by the Developer, but rather as a precautionary measure. I think – all told – the Developer would rather wait until the full Board is in place to hire a management company. The problem is that the building is getting completed and many things need to be addressed – NOW. (And some issues are overdue.) To accommodate this desire to continue to delay the hiring of a management company, we have offered a management contract that allows for termination, by the Board, once in place, with sixty (60) days notice. If the Board decides that we're not the company for the job, then they can terminate the contract."
I don't know the exact numbers, but there are a fair amount of people in the building now. Given that, there are issues that need to be addressed that a management company would handle. Since some of these issues have been neglected, some residents understandably have become impatient and eager for HOA transition. For example, we don't care who starts US postal service or who sets up the building access system (which isn't programmed yet but should be done by Oct 2) -- we just expect it to be done in a timely manner. If it's not in Elaine's contract, then it's the developer's responsibility. I hope that the developers realize this and consider selecting an interim management solution. It could serve to make the transition less stressful.
- "All of this being said, we do think that your HOA dues may be slightly low, but the Developers have worked to put together a reasonable first year's budget. While the first year expenses are always tricky to predict, we don't foresee a big increase in your dues. In addition, you as a Unit Owner will have the right to vote on your annual budget."
- "Dave, we have a lot of ideas and suggestions for the Unit Owners and the Developers. The Meridian is a beautiful building. There will be a learning curve for the new board, just as there has been a learning curve for the Developers. All in all, I think everyone has the same goal in mind – a beautiful building, that is well-maintained, appreciates in value and that has a wonderful community of residents."
Does anyone have any idea about extra parking either in-building from people leasing their spot or in surrounding garages and what the prices are? Thanks.
innov8ion wrote:Nice timing UE and thanks, was in the process when you mentioned it. I've created it here: http://groups.yahoo.com/group/themeridian_hoa/. I'll talk with the developers and let them know people are expressing interest in talks about forming the HOA and ask for the email list so we can send invites to the new Yahoo Group.
Thanks,
Dave G., Unit 604
Urban Elitist wrote:
innov8ion wrote:We'd need a means to communicate this informal meeting with the target audience.
You could start a Yahoo Group and have everyone join. It has worked great over a Moon.
Just a plee to have owners et al keep posting on this board. I understand there's a need to keep things in house, but going private precludes potential downtown residents from understanding what living here is really like. Sure, Moon's private board has "worked out great" for them, but its done little to keep the buzz going and I for one haven't a clue what's going on over there (not that I care but I'm sure others do).
I agree that Elaine and Civitas Real Estate Services should not be judged on performance of services for which they have no contract but Elaine took it upon herself to jump in the middle of a lot of my issues, taking them on. I also have an opinion based upon her performance of the services that they do have a contract for. I think this move in process is a good way to tell how this company might behave in its capacity as a management company. Although we have no say, I think we can still be served by expressing our opinion should the issues in their charge be peformed at an unacceptable level. It is my understanding that it was Elaine specifically who took on responsibilities outside of the scope of their current contract. I think it is interesting that now while they are having issues negotiating the contract that they step back out of those responsibilities. I don't want to be manipulated into pressuring the developers to sign a contract that at the outset increases costs to me without any evidence that I will have decent services. A good decision should be made on management personnel who can efficiently and effectively take care of our needs.
The windows are blue up to the second floor now. Personally, I really hope they do the entire building. The white windows are just so blah. Blue would really jazz things up.
Framer wrote:The windows are blue up to the second floor now. Personally, I really hope they do the entire building. The white windows are just so blah. Blue would really jazz things up.
Saw the Meridian for the first time lit up this evening and must say it looks phenomenal! And as much as the blue windows add some interest I don't think it will look as good if they do the blue all the way up. That classic white on white is hard to beat and will never go out of style.
I was just looking at the Meridian website and noticed it has changed, pretty much reflecting that they are featuring the unsold units (no surprise). I was curious if any of the loft owners had pictures of the fountain garden or if it was done yet? Do the loft owners get any input for what goes into the garden? I was also impressed with the lighting scheme, a real standout on Washington.
Manchester wrote:I was just looking at the Meridian website and noticed it has changed, pretty much reflecting that they are featuring the unsold units (no surprise). I was curious if any of the loft owners had pictures of the fountain garden or if it was done yet? Do the loft owners get any input for what goes into the garden? I was also impressed with the lighting scheme, a real standout on Washington.
As of about 2 weeks ago, the fountain wasn't even started. I would suspect the loft owners could plant whatever they wanted to in there. (I assume that is what you are talking about)
I've created it here: 
