1105 Massachusetts Avenue Condominium Trust

Board of Trustees Meeting

September 24, 2026

The meeting of the 1105 Mass Ave Condominium Trust Board of Trustees was held on Thursday, September 24, 2026 via zoom. Present for the Board were Laura Cohen, John Giannacopoulos, Brad Settle, Peter Sullivan and Bev Thornton. 

Also in attendance were Elder Nunez and Myra Miller.

PREVIOUS MONTHS MINUTES:  The August 27, 2026 meeting minutes were approved as presented.

FINANCIAL STATEMENT AND ACCOUNT STATUS: On the list of delinquents there was someone who is not normally delinquent, Myra will follow up with him.  There was a question about the accounts payable.

BEUDO: Brad wrote a response to the BEUDO board, we are 1000 square feet away from not having to conform and want some consideration to include units that are currently resident occupied which is contrary to the tax basis information. We need to hope that the next few years there are more conversions back to residential status.  Brad explained that he looked at the tax database.  There are a couple of units where the tax status is not the usage of the unit.  We are at 73%, but the limit is 75%.  Peter asked about how they measure and maybe we can include hallway measurements, laundry rooms etc. We have to be very careful about what we are asking for to be included, because parking is totally commercial and will hurt us.

INSURANCE CLAIM:   Myra has submitted an insurance claim for a situation from unit 7F where a pipe behind the well leaked.  It flooded out 7G and damaged flooring and carpeting.  It also ran down the shaft and damaged the ceiling in Café Sushi.  We have a $25,000 deductible on the policy.

FRONT RAILINGS: The pipe thickness of the material we have on site is not made anymore.  Brad was looking at other buildings railings that have updated from original.  Several have gone for a more aesthetic, metal slat railing and tensile wire railings.  It was suggested to wait for the capital needs study and see what they predict about its replacement.

OTHER MAINTENANCE: The boot has been installed on the lamp post in the parking lot.  Toilet and valves are mostly done.

Brad asked what % of units have been renovated, rough guess would be 25-30%  Peter asked if there is any way to view through video cameras could be done.

Tomorrow is trash chute cleaning, also scheduled is the flow test for the sprinkler system.

Trustee elections are coming up and we need to send out the first notice. 

It was decided to send out a notice via Butterfly to inform residents of the impending Nor’easter and to be cognizant of the chance of water infiltration etc.

NEXT MEETING DATE: The next Board meeting is scheduled for October 22nd at 4 PM via zoom.

Respectfully submitted,

Myra Finn Miller

ELN Management