AllState Agent for Flood Insurance

The AllState Insurance agent Andrea Gaulitz has been very helpful with several of our owners (including myself) when it comes to quick and affordable flood insurance coverage.

She was able to help me and other owners in a matter of minutes and saved me a lot of money compared to other insurance agents that quoted me.

Her contact information is:

Andrea Gaulitz
Operations Manager
Allstate Insurance Co.
Maher Agency
P:773-334-4500
F: 773-334-6883

FEMA and National Flood Insurance Program

I have been in contact with FEMA in regards with the National Flood Insurance Program (NFIP).

Here are some facts:

1. FEMA issed maps that show our building being located next to a "1-percent-annual-chance" flood zone outlined by the edges of the Chicago River.

2. Based on the maps that FEMA sent we ARE NOT in the flood zone but really close to it.

3. FEMA states that we can obtain an Elevation Certificate for the entire building which then can be used by each individual owner to request a Letter of Map Amendment from FEMA.

4. The Letter of Map Amendment can be used to request from mortgage companies and lenders not to require Flood Insurance.

I will be looking into how we can obtain an Elevation Certificate from an engineer and of course will need to determine the cost of such service.

When I know more I shall inform all owners as needed. Below, I am attaching email communication with FEMA Map Specialists:

EMAIL RECEIVED OCT-17
Please note that it is the responsibility of lenders to determine whether a property requires flood insurance. FEMA does not make these determinations on behalf of lenders. If any resident of your condominium building is required to purchase flood insurance, it is his or her responsibility to request a Letter of Map Amendment, as explained in the aforementioned MT-1 forms. However, because the units are located in the same building, an Elevation Certificate, if prepared for the overall structure, can be used by any resident of the building.

EMAIL RECEIVED OCT-15
Judging from the location of your building on the Flood Insurance Rate Map, it appears that a corner of the building touches the flood zone. The building itself does not have to be completely located within the flood zone for flood insurance to be required. There is a possibility that the elevation of the building may put it above the Base (1-percent-annual-chance) Flood Elevation, and therefore outside the flood zone. However, to determine this, you would need to have an Elevation Certificate prepared for the building and then request a Letter of Map Amendment (LOMA) to show that the building is outside the Special Flood Hazard Area, the area subject to inundation by the base flood. Instructions and application forms for this purpose may be downloaded from the FEMA website at http://www.fema.gov/library/viewRecord.do?id=1492.

Because the building is so close to the flood zone, it is highly likely that lenders are going to require flood insurance unless a LOMA is issued for the structure.

EMAIL RECEIVED ON OCT-14
FEMA requires specific written documentation in order to make an official determination regarding the location of your property relative to the Special Flood Hazard Area (SFHA), the area subject to inundation by the base (1-percent-annual-chance) flood. However, the property appears to be shown on Panel 17031C0404 J of the effective Flood Insurance Rate Map (FIRM) for Cook County, Illinois and Incorporated Areas dated August 19, 2008. The Federal flood insurance requirement applies to structures located in SFHAs that carry a mortgage backed by a federally regulated lender or servicer. I have attached a copy of a FIRMette that shows the area of your property.

Please note that even though your unit is located on the third floor, you would still be required to purchase flood insurance if your condominium building itself is located in the SFHA.

Flood Insurance - Update

Several owners have been asked by their mortgage companies to provide flood insurance. The master policy of our building ONLY includes sewer backup insurance but does not cover real flood.

I need to point out that Flood Insurance is the responsibility of the Association since obtaining flood insurance for the entire building will cost thousands and will necessitate a huge increase of the assessments. In addition many home owners DO NOT have a mortgage and are not obligated to obtain flood insurance. Raising the assessments for all is simply not fair.

Thus, the insurance has to remain the individual home owners' responsibility.

All owners that need flood insurance may contact State Farm agent Miguel Dabul:
Phone: 773-728-8101

Hallways and Stairwells Renovation Project is now Complete

This well-needed project is finally done and the results are great. I hope that all owners agree that our building is finally looking the way it was supposed to look like. Our hallways and stairwells are inviting, high-quality, wthout being too modern or pretentious.

Our building looks like it is well-maintained and we all have gained from this project in terms of value.

Mr. Chris Tesseris and his crew have done a phenomenal job, they were quick, excellent quality, professional, very kind to all of us and performed their duties as expected.

A Chronicle of the Project
The project started mid-June. The first task was to install drywall on the ceilings to make them all look uniform. The next task on hand was to remove the carpeting from the walls and patch all the uneven surfaces. At the same time the crown molding was being installed. The crown molding alone was enough to give new life to our hallways by adding a level of height and width perception while covering the ugly cable conduits.

Drywalling and taping was completed a few days later which was followed by sanding. At the same time the tile replacement on the side foyer started. At the time when the stairwells were being painted, the hallways were being primed and prepared for painting. The painters were asked to repaint the master stairwell to match the color scheme of the hallways. It was soon decided that the secondary stairwell had to be painted as well to match everything.

When the hallways started being painted we had some mixed reactions to the color, but soon we all got used to it. Having the old ugly carpeting there didn't help us visualize the end result.

The front and side entrances were painted brown to match our color scheme and looked great immediately. Soon after the paimter was asked to paint the inside of the front doors to match the outside.

The light fixtures that were originally chosen were emitting really bad lighting and were running too hot. They would had tripled our electric bill since they used 215 Watts of power for each light fixture. We decided to purchase more of the old lights and go with all compact fluorescent bulbs through out the building. Our new light fixtures burn 32 Watts per light which is considerably low, good for our check book and for Mother Earth.

The installation of the carpeting in the end of July marked the completion of the project. The final result was stunning. For the first time since 1994 when I moved in the building I feel that the hallways are as nice or nicer than my home.

Photos
Here are some photos showing the completed project:

Front Entrance

Side Entrance

Side Foyer Tile

The Hallways

Crown Molding

The Carpeting (Tiger Lily)

Cost

The final cost of the job is $31,500. Originally it was quoted at $30,000, but Tesseris had to purchase the light fixtures and fluorescent bulbs which cost around $600. Furthermore, the carpetting that we chose was higher quality than originally quoted and cost an extra $900.

We asked Tesseris not to replace the front foyer's tile which saved us about $1,000 but added painting the secondary stairwell with the same color which cost an additional $1,000.

I hope everyone enjoys our new hallways and I also hope that we all do our part to prolong their lifespan to the maximum possible thus protecting our investment.

Dog Food and Water Bowl Found in the Elevator

The night of April 20th, 2008, I found the elevator deactivated on the 1st floor and inside it an abandoned tin dog food and water bowl.

I took the bowl and placed it outside next to the garbage.

I need to emphasize that the owner/renter that did this is very inconsiderate. He/she left the elevator switched off on the ground floor, not considering elderly neighbors that live in the building. This person also thinks that his/her dog duties are more important than those of the rest of us humans.

I have noticed tenants using the elevator with their dog. Dogs smell and the elevator smells for several minutes after.

I think that everyone would appreciate a little more respect. Simply walk your dogs through the stairs and do not use the public areas for your own selfish convenience.

Thank you.

Niko Syridonos (3D, 2H)

Assessments To Be Raised as of May 1st, 2008

Per the recent Association General Vote, the Association unanimously agreed to raise the assessments by a total of no less than $600 per month, split between Units according to the inside areas percentages of each Unit, specifiedin the Association By-Laws.

The following table shows the official percentage of inside areas used by each unit, as well as the increase in monthly assessments:

TABULATION OF INSIDE AREAS PERCENT OF TOTAL:

1st Floor
1A 3.404 - $20.43
1B 3.677 - $22.07
1C 3.763 - $22.58
1D 4.190 - $25.14
1E 3.745 - $22.47
1F 3.506 - $21.04
1G 3.916 - $23.50
1H 5.114 - $30.69

2nd Floor
2A 4.088 - $24.53
2B 3.745 - $22.47
2C 3.916 - $23.50
2D 5.114 - $30.69
2E 3.916 - $23.50
2F 3.745 - $22.47
2G 4.088 - $24.53
2H 4.943 - $29.69

3rd Floor
3A 4.259 - $25.56
3B 3.848 - $23.09
3C 4.019 - $24.12
3D 5.285 - $31.71
3E 4.088 - $24.53
3F 3.916 - $23.50
3G 4.259 - $25.56
3H 5.456 - $32.74

The above additional rates will be assessed as of May 1st 2008. Make sure to drop off/send our Treasurer the correct amounts.

General Association Meeting to Vote on Important Topics

15 Members were present, representing 16 Units (majority)

Today our Association met to discuss and vote on the following topics:

- To award the construction of hallways and stairwells to the contractor of our choice.
- To hire Cagan Management Group to be our Condominium Association Manegement Company
- To raise the assessments by a total of $600 in order to cover Management Group fees and/or establish a cash reserve.

We discussed our current financial status. We currently have about $25,000 in cash and close to $3,000 in Assessment receivables. Based on this financial picture it will be hard paying for the hallway construction.

Hallways Construction Project

• Initial Budget was $25,000. That budget was set at the General meeting in October of 2007.
• The project includes: New Paint, New Carpet, Smoothing out walls and celings, New Lighting, Foyer floors.
• We published an RFQ in February 2008
• Requested Quotes from several contractors that have been recommended to us.
• Published ads on various web sites including Craigslist and constructionjobs.com
• We came in contact with 10 contractors, 6 contractors visited us
• Received 4 quotes (see quotes in here)
  - Accu-line Construction of Elmwood Park
  Pricey, good experience, didn’t provide references
  $37,000 - $40,000
  
  - SKG Home of Chicago - $45,130 - $47,675
  Very experienced. Most expensive. Can provide interior design services. Great portfolio (on web site). Great proposal.
  $45,130 - $47,675 (will negotiate)
  
  - Mark Construction of Chicago - $29,100
  Cheapest. No references.
  $29,100
  
  - Tesseris Construction of Chicago - $30,000
  Niko Spyridonos’ preferred vendor. Very good price. Great portfolio. Very experienced. Has performed all Niko's personal projects (Unit 3D and 2H construction, business office, Cafeneo Restaurant on Lincoln Avenue). Master carpenter.
  $30,000
  

The Association unanimously voted to choose Tesseris Construction since the price is reasonable and the Association members trusted that Niko Spyridonos will manage the relationship well.

Management Company

• The building needs to be profesionally managed
• Requested Information from 3 companies
• Cagan was the only one to respond

About Cagan

• Based in Skokie
• Full service management company
• 24-hour emergency service
• Payroll via Cagan
• All Paperwork
• Treasurer Assistance
• Electronic Transfers of Assessments

Following a vigorous discussion and after we felt that all concerns were heard and addressed, the Association unanimously voted to require Niko Spyridonos to negotiate a contract with Cagan. The finalized contract will be discussed again by the Association and the Association shall vote to hire Cagan or not to hire Cagan based on the contract. The above is to be completed within 60 days.

Assessments

The Association unanimously decided and voted to raise the assessments by a total of $600 per month to cover the expense of hiring Cagan, but in case Cagan is not hired the additional revenue will cover growing expenses and current needs to build a reserve.

Quote from SKG Home

Niko,

Thank you for the opportunity to provide a quote for the work needed at the 2619 W. Agatite condominiums.

As I mentioned to you, I am a full service organization for "one-stop shopping" which combines general construction with interior design services. I would welcome the opportunity to be awarded this job and hopefully will be working with your organization.

Attached please find the proposal for the work you have defined. Please take a look at it and let me know what you think.

I have separated the proposal into two sections. One for the labor and materials and one for the carpet. On the carpet proposal, I have quoted you three options for commercial grade carpet; one for standard quality, the second for a medium grade quality and the last for the top of the line. I can show the association samples of each of which you can choose. Please note, I did not quote replacement of the concrete pad with limestone because I believe it can be repaired. If you want to remove the concrete pad and replace with limestone, I can easily amend the proposal to reflect that cost.

Lastly, I want to be awarded this job. If there seems to be a large discrepancy between me and other bids, I ask to be given the opportunity to try and "sharpen my pencil" to fit within your budget. In addition, I will provide you with the verification of insurance prior to the beginning of the job.

If there are any questions, please do not hesitate to call me at 312.305.5667.

Many thanks,

karen stephenson
skg home inc.
312.305.5667 cell
312.664.9252 fax
karen@skghome.com

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Hallway and Stairwell Renovation RFQ

The following Request for Quote was issued and released to several contractors on 2/21/2008.

River’s Edge Condominium Association
Request for Construction Quote

Project: Hallway, Stairwell, Foyer and Entryway Renovation

Quote Due Date: March 15th, 2008

Background:
The River’s Edge Condo Association has been in existence since 1973. The building is in need of remodeling in its common elements.

Job Description:
- The complete repainting and resurfacing of all hallways. Paint colors will be determined by Association. We will choose a three-color scheme. Hallway walls, door frames, hallway ceilings.
- Removal of wall carpeting on the walls of the hallways. Resurfacing of areas behind carpet. Painting appropriately.
- Ensuring that all hallway walls are smooth and do not show any bumps or imperfections as they currently do.
- Painting of the outside of all condominium entrance door frames in white or other light color to contrast the color of the walls.
- Resurfacing of all hallway ceilings.
- Replacing of all hallway light fixtures with modern light fixtures that the Association will purchase.
- Removal of external cable conduits that are run along the hallway ceilings and hiding the conduits into the ceiling or wall.
- Removal of carpeting from all hallways and stairwell landings and elevator and replacing with commercial grade carpeting of the Associations’ choice.
- Repainting of the main stairwell walls and stairs in same colors as current (white/brown).
- Repainting of main building entrance to color that matches the overall building style.
- Repainting of both foyers (front and side) to color schemes that match those of the hallways.
- Propose a tasteful solution for improving the outside of the side foyer. Currently, walls are covered by old tile and floor is plain concrete. Possible solution could be slate tile but it needs to match the character of the building.

The Vendor of Choice:
- The vendor of choice will be a reputable company that has several years of experience in similar projects.
- The vendor must show proof of liability insurance coverage.
- We expect the vendor we choose to provide all labor and sub-contractors. The Association will be responsible for paying the vendor only. The vendor in turn will need to pay all its sub-contractors.
- The preferred vendor will be located within the Cook county area.

Project Length and Work Hours
- We expect the project to be completed no later than 30 days from the day it starts.
- The Association will provide all access to building so the vendor and its employees may work as needed.
- The work may take place strictly between 8am – 5pm, Monday – Saturday. Any other days and times are strictly not allowed.

Project Budget and Project Award
The Association has allocated a budget towards this project. The budget will NOT be disclosed. We will award the project to the vendor that brings the best value to the Association and does not exceed our budget. The Association reserves the right NOT to award the project to any vendor and request additional quotes.

Changes in Project Scope and Price
Any project of this nature may need to change in scope to accommodate the goals of the project. Reasonable changes shall be expected and shall be welcomed by the vendor. The Association will NOT accept price changes for “reasonable” changes in project scope.

Payment Terms
The Association will pay 1/3 of the total cost on the 1st day of the project. The 2nd 1/3 will be paid upon completion of the hallways. The final 1/3 will be paid upon completion of the project and acceptance.

Minor Adjustments
The vendor shall warranty to fix minor issues free of charge for 60 days after completion of the project. These are issues that may arise in relation to the project. For example, if the new carpeting tears at a seam, the seam will need to be corrected free of charge.

To Provide a Quote
- Contact Niko Spyridonos at 847-980-7799 to arrange to visit our building to see the work and measure before quoting.
- Provide a brief letter describing the job that will be performed and provide a solid price and length of project in calendar days.
- Provide the company name, contact information, and web site address or photographs of other similar projects.
- Provide 2-3 client references.