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Flash Plumbing will be conducting essential work on Thursday, November 14th, and Friday, November 15th, from 9 AM to 2 PM. The purpose of this is for the plumbers to identify the location of the water shut off valves. 

On November 14th, Flash Plumbing will need access to all units on floors 2 through 5 to locate the water shut-off valves. Flash Plumbing will return on Friday, November 15th, to access units on floors 6 through 9. 

Work for the remainder of the building is scheduled for mid-December and we will provide further details as they become available.

To facilitate this process, we kindly ask that someone be present in each unit to grant access. If you are unable to be home, please coordinate access with a trusted neighbor, friend, or family member. Alternatively, you may confirm with the Board or Management that they can use your emergency key, which is on file.

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Hopefully, we will have fewer repairs.

The de-humidifier repairs are complete.

Our Declaration prohibits Owners from storing any personal property in common areas of the building.  There are items of personal property outside of storage lockers on the 2nd, 3rd and 4rth floor storage rooms.  Soon the Property Manager will have those items removed from the common area and discarded.  If you have any items of personal property stored outside of a storage locker in the storage areas of the building, please relocate that property to your storage locker or unit at your earliest convenience.

Unit 908 reports that someone has placed their personal property in 908's storage locker 2-8 and installed a lock.  If you know whose personal property is in Storage Locker 2-8 please let the locker Owner know by contacting  kpatrino@icloud.com at your earliest convenience. If no one claims this property, the lock and property will be removed and discarded.

There was another incident of elevated carbon monoxide levels in the 17th floor boiler room which affected the 16th floor hallway and some residential units on Sunday, June 30th in the evening.  The levels quickly subsided when MHL turned off Boiler #2.  FE Moran was at the building on Monday, July 1st but did not find anything new and concluded it was a ventilation issue.  It turned out that the exact ventilation issue it identified - that a fan was not running -  was not the cause as the fan was not previously used for ventilation.  So far, keeping Boiler #2 turned off and the fan turned on, has prevented further carbon monoxide level increases. FE Moran is scheduled to come back out on Monday, July 8th.  We did have a short period without hot water.  It is back.

In the meantime, Hipoint installed a wifi connection on the 17th floor and MHL will be installing a “Smart” Carbon Monoxide detector on the 17th floor that will notify, by phone notifications, everyone on the Board, management, and 16th-floor residents of any issues it detects. 

On June 22, 2024, our roof architect-consultant advised us that the roofing work was nearly done and that he would be performing an inspection of both roofs for items to be completed. Each week Tom Hutchinson prepares a report with items that were not done to his satisfaction and assigns the follow-up work to Clark Roofing.   We have not received any definite date as to when the work will be done, but we expect it to be soon.

Clark Roofing does not work on the roof if rain or high winds are forecasted.

On a positive note, although we budgeted 10% extra for unanticipated necessary work not contemplated in the contract with Clark Roofing, Hutchinson advises us that he is not aware of any additional work for which we may be billed.  This frees up the funds that we set aside for “extras”!

When Flash Plumbing was originally scheduled to start the water pipe labeling project, the project was being managed by FS Residential and Flash.  The Board was not consulted regarding the water shut-off date or hours and neither was MHL.  However, we will be consulted and involved going forward.

This project is particularly difficult to plan as the building cannot shut off the water without shutting off the water to the commercial properties.  The only day the commercial properties are not operating their businesses is Sunday, which drives up the costs and makes it difficult to schedule many plumbing projects including the water pipe labeling project. The next step is that Flash Plumbing will give us an estimate to install a shut-off valve allowing the water to our residential units to be shut off without shutting off the water in the commercial properties.  That will give us much more flexibility in going forward with the pipe labeling project as well as scheduling plumbing projects within our units. 

In answer to a few questions we have received, the plumbing company that installed the plumbing in the building has been contacted several times by both MHL and the Board and is not interested in labeling the water pipes or otherwise helping us.  We do have digital copies of the CAD drawings but plumbers are not interested in them telling us that plumbers seldom follow the drawings when installing plumbing and the drawings would not be helpful.   The other problem is that the CAD software program is obsolete and we’ve discovered that very few, if any, plumbers have the program to view the CAD drawings.

The Mandatory Maintenance of the air handlers being performed one floor at a time by Maintenance Hotline has been a success!  A number of air handlers which had been neglected for years now have clean components, condensation hoses and filters.  

MHL has suspended the inspection and testing of the shut off valves in individual Units until there is a complete labeling of the water pipes in the building allowing for a quick shut off  of water to a particular water leak.  Because some of the shut off valves will fail due to age and lack of being exercised, MHL wants to be able to quickly shut off a water pipe to stop a leak from a failed shut off valve.. The Board has identified a plumber able and willing to label the water pipes in the building to allow for a quick response to a major leak and that work will be scheduled in the near future..

MHL expects to finish up the Mandatory Maintenance by the end of May.

It is not necessary to turn off the equipment in the workout room via the black on/off buttons (I/O).  Using the main control panels to stop the machines is sufficient.

Please notify the Property Manager and Board of any water infiltration, noting the date and time, association with rain and location of water.  Please complete the water infiltration survey which you can find here. (link)  Once the roof is completed, if water infiltration continues then the source(s) will need to be investigated. Click here for the survey.

The pest survey did not reveal any major infestation of pests, however, several units reported problems with moths.  If you see a moth, please let the Property Manager know the details as she will be arranging for a moth extermination service to all of the common areas and Units experiencing moths in the near future.. 

MHL will install filters in your air handlers without charge regardless of whether you buy your own filters or buy them from MHL. It is recommended to change filters in your air handlers every 6 months.