1105 Massachusetts Avenue Condominium Trust
Board of Trustees Meeting
May 21, 2026
The meeting of the 1105 Mass. Ave. Condominium Board of Trustees was held on Thursday, May 21, 2026 at 4 PM via Zoom.
Present for the Board of Trustees were Laura Cohen. Brad Settle, Alexandra Solemano, Peter Sullivan, Bev Thornton, and, Bob Whitaker, John was unable to attend this meeting.
Also in attendance were Elder Nunez and Myra Miller.
PREVIOUS MONTHS MINUTES: The minutes of the April 23, 2026 meeting were approved as presented. Motion to approve, all agreed.
FINANCIAL STATEMENT AND ACCOUNT STATUS: There are several balances that we are following up on.
2026-2027 BUDGET DISCUSSION: After a building tour with Elder, Brad realized that there are many things that need attention. He would be more comfortable knowing that we will have enough funds to address them. One priority is to repair the concrete of the full garage ceiling. We have received complaints about water intrusion into the garage during storms. If we have to remove sheet rock in a section of the garage ceiling, then we should proceed to remove it so that we can view the concrete behind it.. Bev remembered that when the engineer with Rene Mugnier came through, he said that when rust is showing on the concrete, , the rebar must be exposed, scraped clean, and sealed up.
Motion to increase the condo fee 5% and a parking increase of $10. Majority approved.
We may need to put together an amended capital plan for the next 10 years.
Bev and Brad will go over the new fee letter and make changes.
BEUDO UPDATE: Brad has an update. An appeals committee was created. They have come up with rules of how they will proceed. Process for filing for exemptions is extensive. We will see how those ahead of us handle this. Our building is on the slower of the 2 tracks for meeting a deadline. Over time we need to use less resources. Our complete ramp-out is 50 years away. One reason to get a hardship compliance plan is if you are in a building with two or more owners of non-residential condominiums. We need to tell the story that this will impact our residential units when that was not the intent of the law.
BEUDO requirements also support bringing in a project manager. Bob might know someone. Elevator, structure, BEUDO and capital needs update are several items someone could start with.
ELEVATOR INTERIM CONTRACT: Contract signed. Meeting planned with VDA
INSURANCE RENEWAL: The master policy is renewing on May 23rd. Letters will go out to all unit owners with the insurance information.
TOILET VALVE REPLACEMENT: The toilet valve replacement project will continue in a few weeks. There are many projects for Ray that are back logged. Some of the delays are under our request with graduations etc. there are many visitors, and we do not want to shut water down for a full day during these events.
OTHER MAINTENANCE: Myra went over the items listed. Waterproofing started, kitchen stack replacement of 3-8 F units completed. Need to replace one storage tank and failed shutoff valves in hot water room. Plow damage on parking deck surface needs repair; getting estimate. Also getting estimate for repairs to concrete in garage.
Unit 2A is changing over to a residential unit.
Boston Burger needs to continue to clean the grease that they spew out which currently is pooling on the recently replaced roof, landing on the side of the building/sidewalk, and dripping through the walls into basement mechanical spaces. This grease is from Boston Burger. We may need to report this to the city. BBC needs to clean the ducts regularly and thoroughly and not just the roof. They need to correct the situation so it does not continue to happen.
NEXT MEETING: June 25th at 4 PM