By noon today the Aransas County Airport had had 4 inches of rain. The high wind and high tide has taken a toll on our pier again. The picture shows just some of the damage done today. The date on the picture is incorrect. It was taken today.

Fishing has really been poor. I went out five consecutive days starting last Sunday. Altogether we came back with one trout, one red, and one gafftop. That works out to about $30 a pound for the fish just for gas.
Rob has almost finished the decks on the bayside. There has been ongoing discussion about continuing with the decks of the 700 building. That will be another ten to twelve thousand. All the loans have been made and I'm not sure how the board will come up with additional funds.

Chris and Karra have helped out the local sheriff. This story appeared on the front page of the Rockport Pilot.

The Aransas County Sheriff's Office (ACSO) has a new deputy on staff, but he won't be recognized by a uniform or a badge. In addition, the latest staff member's hiring was made possible by the generosity of two local residents who are committed to the community. Deputy Flaco, a two-year-old Labrador, was purchased, and Investigator Lou Lourcey was sent to Somerset to train with him. The two are now ready to hit the streets and schools in Aransas County in an effort to abate the drug problem in the community. Chris and Karra Crowley, who moved to Aransas County from California in 2005, believed having a canine on staff would benefit the ACSO. Their belief and commitment was manifested by their $12,000 donation to the ACSO mounted posse. The funds were used to purchase the dog, as well as to convert a Ford F150 to carry the canine. Funds also will be used for food and veterinary care for Flaco. Sheriff Mark Gilliam explained the ACSO had just completed the 2008 budget process when the Crowleys approached the department about a canine unit. The sheriff said he did not want to ask the commissioners court for more funds, and that is when the Crowleys stepped up and offered the donation. C. Crowley said at first they talked about having a patrol/attack dog, but the ACSO was concerned about the liability. Crowley had no problem with the change to obtaining a drug dog instead. The sheriff pointed out patrol dogs are great, but with the large number of burglaries and forgeries directly linked to drugs, they believed acquiring a drug dog would be a better option. He also hopes this will help curb the drug problem in the schools by coordinating with the Aransas County Independent School District officers to conduct random searches. With that in mind, ACSO investigators opted for the labrador, which is a more friendly, playful dog, rather than using the more common German shepherd. The sheriff also said when seeking an investigator to take charge of the canine, he spoke to Lourcey first and asked if he would take the position. He explained the job doesn't end after an eight-hour shift as the canine officer has to take the dog home with him and care for him. Lourcey readily agreed and is enjoying the task immensely. The investigator, who has four grown children, said it is almost like having a child in the house again. Even his wife, who was skeptical at first, has taken to Flaco. Gilliam and Lourcey said they are ready to put Flaco to work not only during the execution of warrants, but for traffic stops, searches through local school campuses, and at the county's new weigh station. The care and maintenance of the new deputy is covered for the year due to the Crowleys and another $500 donation. The sheriff hopes through Flaco's work, drug seizures will occur which will net funding to continue paying for his upkeep, which in turn will help the ACSO put a dent in the local drug trade.

The Sept. 22^nd Kontiki Board of Directors meeting began at 9:10am. All board members were present. Owners Ann Killingsworth, Chris Crowley, and myself were in attendance. Rob Mabe and Justin Schmidt were also present. My overall impression of the meeting is that we are in for a number of big expenditures. It was noted that Phase II has gone to $400 per month to catch up on their expenses. The board worked very well together and Chris was also actively engaged in the deliberations.

There was no treasurer’s report and little discussion of the budget other than Karra noting that we are out of money again and that she will issue another $50,000 loan on Monday, Sept. 24. Barbara Schultz is no longer handling our account at Johnson and Cate. I’m not sure that she is still with the company.

The board discussed the hiring of Justin as property manager. Justin was recently made onsite rental operations manager. There was some interest in calling an executive session for personnel issues, but no action was taken. It appeared difficult for the board to discuss the hiring and salary for Justin with him in attendance. Pack suggested that perhaps as had been done at least once in the past, the rental manager would manage the Phase I property at a reduced rate because of the revenue received as rental manager. Chris said, “That’s not going to happen.” At that point Richy suggested $750 per month, but the decision was made to pay $800 per month as John Knostman had been receiving. As the meeting proceeded and the jobs were heaped upon Justin to complete or look into, the pay seemed to be well justified, if not too little. The issue of conflict of interest was raised by Scott as to Justin assigning work on the complex to himself. He said that would not be a problem, as he would contract out the larger jobs.

The board then assigned Justin the task of hiring a full time employee for Phase I to do everyday tasks. While I don’t disagree on the need, it raises the question of budgetary constraints. As Dave Schultz noted at last year’s owners meeting, out declaration prohibits the board from going more than $1000 over budget unless it is for repair. Other than property manager there is no money in the budget for employee salaries.

The parking lot has been repaired in house with asphalt and is in much better condition. Discussion centered on what to do now. An approximate cost of $2 to $3 per square foot was proposed as feasible to redo with asphalt. I would estimate that would put us in the $150,000 to $200,000 range. The board felt that concrete was not that much more and would be longer lasting. Justin was asked to bring quotes for the owner’s meeting for asphalt, concrete, or just seal coating as has been done in the past. Chris said that owners should not have a less expensive option and so Justin was redirected to bring only quotes for asphalt and concrete. I feel that the entrance road is in such a bad condition that the only option is asphalt or concrete. However the parking areas around the buildings are not that bad, in my opinion. A seal coat there may be quite adequate. This issue probably points out quite well the divergence of interest in those who see Kontiki as an investment property and those that see it as a pleasure property. We all want to see it well maintained, but investors, quite normally, are in a hurry to do all the repair work ASAP and get a quick return on investment while others may be more willing to pace the repairs.

Another expensive item discussed was roofing. This year to date we have spent $1,702 for roof repairs and with all the rain we have experienced, roof replacement may not be that urgent. My opinion is that the concrete tiles are fine, but near the edges there is some rotten wood and nails used in the edge areas were really too short. The nails are not rusted and maybe some fascia board replacements and longer nails would do the trick. Chris feels that a new composition roof is needed now. One was placed on Phase II this spring. The cost would be less than half of a new tile roof that was quoted at just less than $500,000, but roofing companies have warned that a composition roof will show unevenness that exists in the roof supporting structure. That could possibly be built up. Justin suggested that we could do everything possible to improve the roofline from the curbside and not spend so much on the bay side since it couldn’t be seen unless viewed from a boat in the bay. Bids will be reviewed at the next board meeting.

The Bug Free pest control contract was discussed. Karra noted that she had requested a copy of the contract and it was lacking in details. Costs have been much more than she had proposed in last year’s owner’s meeting. The board will ask for a better description of services and costs.

Pier and Breakwater repairs were discussed. Mark Dominquez from Kinsel Construction will have bids for Justin on Sept. 24^th. Richy reported that Moose Johnson does not return his phone calls concerning the breakwater. Chris suggested that legal intervention might be required. It was decided that a letter would be sent to Moose to give him 30 days to complete the needed work on the breakwater. If that is not done, the retainage will be used to pay someone else to complete the work, if it can be done with the remaining money. Pier repair will consist of extensive remodeling of the newest pier extension. It will be elevated and increased in size at the end and moved away from the breakwater. More lighting will be installed.

Shrubs have been removed from in front of the 100 building. Cut ants had devastated the shrubs and plants will replaced. Justin will resolve the cut ant issue before proceeding with the replanting. River rock was spread as an example for the board to choose between the white rock in front of the 700 building and river rock. The board voted 3-2 to go with the river rock for all the buildings.

The issue of pressure washing the buildings was presented. Justin said the cost would be about $1,500 per building. The board decided to try to use the pressure washer we already own and use JoMax to remove the mildew and mold to see what condition the remaining paint is in.

The tennis court is in need of resurfacing. No one could recall who did the job last time. Justin will get bids to have the work done and the board will review the bids.

Pack presented what he had found about the cost of security lights that we are being charged for. There seems to be a discrepancy between the number of lights on the property and the number we are being charged for. Chris said that Justin said we are paying only about $100 per month, but Pack produced bills that show we are paying over $400 per month for what may be as many as eleven lights when only four are present on Phase I property. When the CPL serviceman was here on May 22, he was under the impression that this was one property, not two phases and separate HOAs. Their records may date back to the time that the original owners, LJB Enterprises owned the whole thing, because he did say that he counted seven security lights on the Phase II property. All the security lights have been out since last Thursday. They are not metered so we are charged whether they are working or not. Pack gave Justin his contacts and findings and Justin will pursue the issue.

Our contract for commercial electrical service has expired. Justin will seek bids for a new contract.

Karra will email the board a copy of the loan agreement. Richy said that he had not yet seen it. The $50,000 that Karra will deposit will complete the $150,000 that was agreed to be loaned.

Phase II will share security costs for Paul Walton to patrol the area. Richy said that he had asked Paul, earlier in the summer, to patrol Phase II as part of his rounds and perhaps he had overstepped his authority, but it did make sense. I believe Phase II will pay 25%, although I didn’t hear a motion. At one point Richy said that Paul spends 90% of his time at Phase I and Chris suggested that maybe 25% share was too generous.

A discussion of security issues revealed that the recent loss by theft was for about $20,000 and seemed to entirely consist of property owned by the Crowleys. Even the big screen TV in the recreation room was taken. Locks and combinations were accessed without force which indicated that possibly a previous employee may be involved. Chris has posted a $2,500 reward in the Rockport Pilot for information leading to an arrest. Security cameras were quickly installed at Phase II within six days time. Chris very much wants similar cameras for Phase I. Bids were about $10,000 for four cameras including one night vision capable. The board discussed the need for cameras around the complex since we have a single ingress and egress route surveillance of this area would cover all vehicular traffic and capture license plates numbers. Chris felt that this alone would not be sufficient evidence for prosecution. The issue will be decided at the annual owner’s meeting.

The problem that I see is that despite our attempts to renew this property, the buildings are still old and when one repair is accomplished another major maintenance issue pops up. The exposure, especially on the bay side, is just so great that when one rotten board is removed for replacement, another is discovered. The outside stucco can be seen separating from the walls in places and the foundation has always been suspect. I think the efforts are well intended and much needed, but it may be a losing battle until the next hurricane does us a favor and allows us to rebuild completely. Until then it is just going to be very costly just to try to stay even.

After the meeting Karra called me over to discuss the email that I sent her regarding financial issues. She asked if most of my questions had been answered and I said that “yes, they have for the most part.” On the issue of vending machine money in our account, she said that Phase II did have a Coke machine, and perhaps that should be Phase II money, but she was not sure.

The large cost for grounds maintenance was a result of an accumulation of bills that had not previously been submitted. Placing the HOA accounts in interest bearing bank accounts caused the bank charges she said. I’m not sure I understand this totally.

The board asked Justin to look into the security light billing that I questioned and I had learned earlier that the pier repair costs in May were a mistake and had been billed to us by accident. Security costs that I had inquired about will now be shared. Karra brings a lot of experience and organizational skill to our board. I really appreciate her efforts. I told her that owners had, in years past, received information about our property by intermittent disclosures and information included with the monthly assessment bills. With all the activity going, maybe that could be restarted. She agreed that would be a good idea.

I did learn during the weekend that Christie Aguirre is no longer employed in the onsite rental office. She will be missed. Her sister Sarah will be having her first child soon. Richard, who spent many years as our primary inside maintenance man before he left for employment with Sandollar Security, has returned for part time repair work here. It was good to see him again.

When I first started this blog in early 2006, it was to keep friends up to date on fishing and such. I had no idea of the wider readership that it would receive. It never occurred to me that Google and Yahoo searches would have people all over the country viewing and reading my musings. I try to accurately report news that comes to me, but I don’t hesitate to include my own opinions and ideas concerning issues affecting Kontiki. I received a call last week from a prospective condo buyer who said they had read every post I have made in order to be fully aware of the issues before making an offer on a unit. I advised the caller that to get a wider view of the property, board members and other owners may need to be contacted. The ideas and opinions expressed here are entirely my own and may differ, and probably will, from those of other interested parties.

This is the property manager's report that was given to the board at today's meeting.

PROPERTY MANAGER'S REPORT

MAY 2007- SEPTEMBER 2007

Buildings / Decks

Repair / Replacement of the following front lower decks:

101-102, 103-104, 209-210, 501-502, 503-504, 505-506,

507-508, 601-602, 603-604, 605-606, 607-608, 105-106,

107-108, 201-202, 301-302, 303-304, 305-306, 307-308.

Repair / Replacement of following rear lower decks 108 upper and lower, 103, 104, 105,

106

Lowered A/C stands on 102, 107, 202, 206, 303, 308, 401, 704, 705

Repairs to stucco around new decks completed by Coastal Bend Painting

Replaced screens as needed by Eddie Nava

Removed damaged stucco around electrical meters on the 700 building. Repaired all

dryrot and termite damage. Rebuilt meter enclosure and installed new stucco.

Painted beach skirting on 100, 200, 300 buildings to match natural wood color.

Roof repairs completed by River City Roofing on 501 and 705

Repairs and adjustments to electrical panel doors on multiple buildings

Hydrojetted main sewer lines to clear grease build up and debris.

Ran sewer camera through drain lines to check for damage to lines completed by Tite

Lines Plumbing.

Installed clean outs near lift station.

Collected bids for exterior painting.

Collected bids for pressure washing of buildings, handrails, decks and touch up paint of

all buildings. Had small portion of 600 building pressure washed to see results.

Breakwater / Docks

Inspected and refastened loose deck boards on pier and board walk

Repaired boat slip platform behind 500 building completed by Jack Gibbs Co.

Collected bids on replacing boat slips with new wood platforms

Multiple pilings, stringers and deck boards repaired / replaced by Jack Gibbs Co.

Repaired damage to end of pier (Replaced deck boards and handrails)

Replaced multiple halogen bulbs on pier

Grounds / Landscaping / Out Building

Replaced outdoor shower valve

Checked property for damage to sprinkler system

Removed fourth dumpster near maintenance shed

Removed dead plants from 100 building and installed weed block with river rock in

flower beds

Installed multiple plants in front of 100 building

Had all palm trees trimmed by CMT Services

Had pool handrail repaired by AA Pool Service

Collected bids for new landscape contract

Had Garrett Construction patch pot holes on main drive

Repaired pot holes through out parking lot using approximately 50 bags of asphalt

Pool furniture repaired multiple times using stainless hardware

Installed new hose hanger in pool area

Lift Station

Multiple repairs made by Peeco

Removed and cleaned floats completed by Peeco

On going maintenance and minor repairs to lift station

Replaced capacitor and wire connectors

Partial List of Ongoing Projects

Repairs / replacement of decks

Replacement of bulbs and light fixtures as needed throughout property

Obtaining bids to detach end of pier and rebuild L-Head larger and raised

Install drains on beach bulk head near 100 building to allow better drainage and stop sand

Erosion

Repair to parking lot including pot hole repair and restriping.

Received bid from Sand Dollar Security for Phase I property.

Repairs / replacement of damaged posts under buildings.

Ongoing Maintenance for Phase I

Property is inspected and maintained daily, including but not limited to picking garbage and debris in parking lot and surrounding areas, emptying garbage cans, watering areas not covered by sprinkler system, inspecting boat ramp. Straighten and properly place pool furniture. Inspect barbeque pits and clean as needed. Clean and straighten furniture under canopies at end of 300 building. Inspect and clean fish cleaning table as needed. Skim pool.

May 2007 - $765.00

June 2007 - $765.00

July 2007-$765.00

August 2007 - $765.00

September 2007 - $765.00

These are the minutes from the May board meeting that were approved at today's board meeting.

Kontiki Phase I HOA Board Meeting

May 5, 2007

Location: Phase II Clubhouse

Attendees: Richy Ethridge, Scott Schomburg, David Schultz, Pack Killingsworth and Karra Crowley

Scribe: Scott Schomburg

1. Meeting called to order at 9:11am.

2. Meeting minutes from the November 7, 2006 Owner’s Meeting unanimously accepted.

One note to the 11-7-06 meeting minutes – several weeks after the meeting the new pool fence was changed from white vinyl to black aluminum.

3. Property Manager’s Report – Attached

NOVEMBER 2006 – APRIL 2007

Buildings / Decks

Repair/Replacement of the following decks and balconies:

102, 103, 104, 105, 107 upper decks

202, 203, 204, 206, 207, 208 upper decks

Replaced upper rear decks to 700 building

Replaced front decks and stairs to 700 building

Repairs to stucco around new and or repaired decks completed by Coastal Bend Stucco

Replaced screens as needed by Emma Nava

Removed damaged stucco from east end of the 700 building, repaired dryrot, replaced 6 windows and installed new stucco.

Replaced remaining damaged skirting around all buildings with the exception of the backs of the 100, 200, and 300 buildings. This area was replaced 3 years ago.

Tile and vent work on 103, 208, 708 completed by Anthony Downum $1,925.00

Roofing repairs to 504 completed by Anthony Downum, Inc. $1,200.00

Replaced damaged wooden fence around pool area with 4’ tall pool code sentry aero by Del gard in black, expanded area inside fence

Removed wooden deck and poured two concrete pads inside pool fence

Installed 106 new, marine rated exterior lights on the fronts of all buildings

Repairs and adjustments to electrical panel doors on multiple buildings

Replaced 3 damaged lights facing beach behind 100-300 buildings

Cleaned, glued and added support to drain line under 600 building

Replaced damaged boards in lower deck of 107

Breakwater / Docks

Kinsell & Company completed replacement of tiebacks on bulkhead

Inspected and refastened loose deck boards on pier and boardwalk

Removed boat slip platform (behind 600 building) from water, repaired and reinstalled

Added support for light and handrail on pier

Dug holes along seawall to reinstall “warning signs” at staircase, bayside

Grounds / Landscaping /Out Buildings

Installed outdoor shower in swimming pool area

Replaced all broken sprinkler heads throughout property

Replaced signs around property

Ordered 4^th dumpster to be placed near maintenance shed

Replaced 20’section of faulty wire on lights at south end of tennis courts

Dusted ant powder along curb of 700 building, and between 500 and 600 buildings

Replaced leaking/cracked hose bib at 400 building

Cleaned, repaired and touched up paint on bbq near pool

Lift Station

Replaced control panel at lift station, repairs made by Peeco.

Removed and cleaned floats, reinstalled

Replaced capsulation

Ongoing maintenance and minor repairs to lift station

Partial List of Ongoing Projects

Repairs/replacement of decks

Replacement of exterior lights (front complete, rear to be complete by May 20, 2007)

Replacement of bulbs and light fixtures as needed on pier and around property

Installation of additional lighting on pier

Addition of seats with backs on pier

Obtaining bids for real security cameras

Repairs to additional 35’ of pier

Kinsel to provide solution/price for sand erosion

Repairs/replacement of damaged posts, including those under 600 building

Ongoing Maintenance for Phase I

Property is inspected and maintained daily, including but not limited to picking up garbage and debris in parking lot and surrounding areas, emptying garbage cans, watering areas not covered by sprinkler system, inspecting boat ramp.

November 2006:$450.00

December 2006:$450.00

January 2007: $450.00

February 2007: $450.00

March 2007: $450.00

April 2007: $450.00

Beginning May 2007:

The following items have been added to the daily maintenance schedule:

Straighten and properly place pool furniture

Inspect barbecue pits and clean as needed

Clean & straighten furniture under canopies at end of 300 building

Inspect and clean fish cleaning table as needed

Skim pool

4. List of “To Do” items – This is a general ongoing list of items that need to be completed. As items are completed they are removed. As items are discovered they are added.

1. Re-hang hose racks and hang hoses on them – This will be done in flower beads, not on beach front.
2. Fill potholes – some completed several weeks ago. Another 30 bags of asphalt need to be laid.
3. Make new pool rules sign and hang in the pool area – New sign made. Vendor needs to correct spelling error. Sign will be hung by Memorial Weekend.
4. Hang swim ring, safety hook and dip net on the pool fence in a clean fashion – These need to be properly hung prior to Memorial Weekend.
5. Fix the pool gate; the spring hinges do not work – For liability reasons, needs to be repaired by Memorial Weekend.
6. Fix the one pool fence picket that has come loose at the top.
7. Replace the BBQ pit at the 300 bldg cabana and either refurbish or replace the BBQ pit at the pool – Pit at pool has been refurbished. Pit at 300 bldg cabana should be replaced by 5-20-07.
8. Have the energy company replace the bulb in the parking lot light at the west end of the 700 bldg. It has been out for several months.
9. Fix the photo cell or whatever is causing the lights to stay on under the big canopy at the fish cleaning table. – This will be done along with several other electrical problems.
10. Lower the balcony rails on 209 and 210.
11. Add 4th dumpster next to maintenance shed.
12. Clean up the electrical in the pool pump area. - This will be done along with several other electrical problems.
13. Put the pool light on a timer!!! This will be done along with several other electrical problems.
14. Make sure the sprinklers are on a timer and that they are timed for predawn watering.
15. Move the pier light from the channel side to the other side. This will help the fishing. Pack or Larry can show Justin which one needs to be moved. This will be done along with several other electrical problems.
16. Add lighting to center of the landing at the end of the pier. – Long term project to be looked at later.
17. Finish the 300 building decks.
18. Repair finger pier at 400 building side. – Old walkway will be pulled from the channel and finger pier will remain as is until decision to do a full repair on all of them.
19. Finish decks and balconies on 100 and 200 building.
20. Fix the railing on the 709 balcony.
21. Fix the channel light that is out at the cabana at end of 300 building. – This will be done along with several other electrical problems.
22. Keep all skirting gates closed. – This has been added to daily list of items.
23. Re-stripe and renumber the parking lot. – This was tabled.
24. Need to put condo numbers above all the new doors. – This is being done.
25. Two shut off valves at end of 308 are leaking by. Causing two sprinkler heads to slowly leak on the side walk.
26. Fire ants are very prevalent. Need to have our exterminator treat them. – We will broadcast a fire ant treatment on the entire property.
27. Anytime deck/balcony rebuilding is being done, the respective owners need to be notified so they can plan accordingly. – This is being done.
28. Beach lights – They should probably be mounted inside the skirting. – New beach lights are being installed. Scott to send sample to Justin.
29. Beach front skirting is only three years old. It just needs new paint
30. Clear stored wood out from under the all buildings. It is a termite haven. – This will be cleared by deck building crew when they are finished.
31. Justin to check all skirting for access to hand shut off valves to individual units.
32. Justin to look into installing new support pipes for the tall portion of the tennis court fence.

5. Daily Task Items – These items where discussed and added to the Property Managers Report

Walk Property Every Morning

a. Pick up trash in parking lot, grounds and beach.

b. Inspect the boat ramp daily and clean as needed. Split cost 60/40 with Phase II.

c. Straighten/Properly place pool furniture.

d. Check trash cans

e. Empty if they are half full or more.

f. Empty if the trash can stinks or covered in flies.

g. Check BBQ pits and clean out as needed.

h. Clean up/straighten furniture under the canopies at end of 300 building and fish cleaning table.

i. Skim pool every morning.

6. Day Specific Maintenance Items

1. Grounds look very good. Keep doing what we are doing.
2. Level the beach every Monday and Friday morning.
3. Check lights on piers, buildings and parking lots two evenings per week.
4. Skim grass out of the pool after mowing.
5. Check fire extinguishers in all units once per year. HOA will pay for this service except when a missing fire extinguisher needs to be replaced. The unit owner will be billed if an extinguisher needs to be replaced.
6. Replace batteries in smoke alarms in all units twice per year. The HOA will pay for this service.
7. Clean out mitigation area the first of each month in winter and every two weeks in the summer.

7. Roof budget pricing and plan – These prices are being reviewed because eventually (probably within the next 5 years) we will need to put on a new roof.

a. New tile roof (same as existing roof) - $425,000

b. Composition shingle - $225,000

c. Karra has proposed to get a roof certification and look into getting a scope and price for a preventative maintenance program.

8. Board to consider repainting exterior (Scott)

a. Tabled until next board meeting

9. Derrick Construction Update (Richy)

a. Richy to visit with Derrick construction and propose that he dredge the sand from the shallow area where the new breakwater was installed.

10. Discuss possible need to resurface tennis court (Scott)

a. Dave Schultz to check with Barbara and see who did our last court repair. We will get a proposal to repair the court and make a decision from there.

11. Discuss options for updating shrubbery and ground cover

a. Karra to do a test area of new shrubs and ground cover in front of the 100 bldg. the board to look at the white rock in front of the 700 bldg and the river rock in front of the motel unit and then vote on the best style.

12. Discuss installing centralized locking mailboxes with announcement board (Karra)

a. Karra to get a price and plan for location for the mail boxes. This can be presented either via email or wait until the next board meeting.

13. Discuss number of signs in windows around complex

a. Richy and Karra have asked the board’s opinion on rental signs in the windows around the complex. Richy and Karra think they are unattractive and the number is excessive. These signs could be posted in the announcement board of the proposed mailbox center. David Schultz abstained and Scott and Pack were against forcing removal of the signs. The subject was closed.

14. Review SOP, consider adding “open camp fires are not allowed on beach” (Scott)

a. The language was accepted and will be in the SOP’s and the rental documents.

15. Security – Discuss modification of schedule for summer months

a. Unanimous vote to extend Paul’s hours on summer weekends to 12 hour shifts. The shift will start at 5:00pm and go until 5:00am on Friday and Saturday nights.

16. Security Cameras

a. Karra presented a quote from Sandollar Security to install 4 infrared cameras to record activity on the property 24 hours per day. Karra will gather some information from Sandollar on the quality of the recorded image; is the recording good enough to prosecute on.

17. Discuss Phase I golf cart (Richy)

a. The Phase I golf cart is sitting unused. Justin will price the repair of the golf cart and the sell value. Board will decide what to do with it after that. The offer was made to donate it to Phase II but they do not need another tool to have to maintain.

18. Election of new officers

a. It was a unanimous vote to keep the slate of officers the same from the last year.

19. Other new business.

a. Before the property manager makes any decisions regarding aesthetic changes they will brought before the board. This can be done via email or phone. This is to keep the board informed and the appearance consistent throughout the property.

b. New six panel store room doors in place of the original flat doors are necessary due to the need to replace the door jambs. Exterior flat replacement doors with new jambs are difficult to find.

c. No barbeque pits of any type are allowed on decks or balconies. This includes charcoal or gas. This is to mitigate the risk of fire.

d. The contract for the loans from the Crowleys has been created and will be sent by Karra to the board for their review.

e. Three $25,000 loans from the Crowleys have been taken by the HOA as of 5-5-07.

20. Property Manager - Karra stated that Chris’s term as property manager was up and proposed that Justin be hired as the property manager. Pack proposed that we run an ad to check the open market.

21. Set time for next meeting.

a. Saturday September 22, 9:00am at the Phase II Clubhouse

22. Meeting Adjourned

a. 1:18 pm

Here is a copy of the agenda that the board used for their meeting this morning. I will post my notes from the meeting soon.

Phase I Kontiki Beach Resort of Directors, Agenda, Board Meeting, September 22, 2007, 9:00 a.m., Phase II Clubhouse

1. Modify/Accept May 5, 2007 minutes

2. Property Managers report (Chris/Justin)

3. Board to consider hiring a full time employee to do routine maintenance, cleanup and minor repairs

4. Confirm replacement of smoke alarm batteries (twice yearly) and inspection of fire extinguisher (annual)

5. Asphalt Repairs Replacement

6. Bug treatment inspection review contract, frequency and billing

7. Pier Repair Update

8. Breakwater Repair Update

9. Board to Consider Repairing Exterior of all Buildings/Review bid to pressure wash and touch up paint

10. Annual Maintenance and Inspection of Roof-Certification not available (Karr)

11. Derrick Contraction Update (Richy)

12. Building 100 updating shrubbery and ground cover (Karra)

13. Tennis Court Inspection and Recommendation for Repairs Date of last inspection? (Dave)

14. Result from Light Post Inspection and change in billing to Phase II

15. Board to review loan agreement

16. Security Patrol Winter Schedule 25% of cost to be billed to Phase II

17. Gardening Services Provided by __at a cost of $240.00 per week

18. Review information on Security Cameras

19. Phase I Golf Cart (Richy)

20. Electrical contract expires at the end of October 2007. Current rate .1274 per kwh. Look for new supplier?

21. Discuss Property Manager Position, who it will be, responsibilities and pay

22. Other new business

23. Set time for next meeting

The Kontiki complex has been a veritable beehive of activity this week. Only four units were occupied early in the week and it was a good time to get some work done.
The parking lot potholes have been pretty much repaired although Justin said he could have used about twenty more bags of asphalt. Pier repair started this morning. We have several sections that are in bad shape. Note in the picture that new posts are being jetted down to provide better support for the new joists.


Another worker is repairing the stucco that has been removed in order to replace the flashing around decks and stairs. Stairs have been completed on the 100 building and started on the 200 building.
The AC stands are being lowered and repaired. It is a tricky process. You can see on the picture of the stand for 206, that the new board has been placed below the old white board. Two men then lift the AC unit while another pulls out the precut old white boards and slips in new support 2 by 6s and the unit is lowered.




The decks are a major project. It looks like a crew of four works all day. Rob is doing this. He started at 108 and is working toward 101. He plans to begin on the 200 building next week. It is a massive quantity of lumber involved. As you can see in the picture the debris pile is large and he hauls off about this much every day.


Work is continuing on the wall of 707 and 711. The utility box had rotted off as you may have seen in an earlier post. The wall was found to be rotted and there were some termites so a large section had to be replaced.



A crew was here on Tuesday to power wash all wood and walls of all buildings. They started on 601 and it looked good, but it looked like painting might be needed after the washing so Justin said that he called them off until the board can meet to see if they want to paint because it would do no good to wash now and not immediately paint. The washing alone would be in the $10,000 range. The remains of a small fire was noted on the corner of 601. It looks like a cigarette may have caused the damage, but I can just imagine what would have happened had this been on the bayside where the wind would have accelerated the blaze.


A new landscape contract has been secured. They will do what Tommy was doing for lawn care including trimming the palm trees. I think the cost will be about $275 per week. I hear that this may have been necessary because we had a break in and all the landscaping equipment was stolen!
The extra dumpster that is used for high volume summer activity was removed on Tuesday.
The tennis court lights were put on a timer. I'm not sure this is a good idea. They are on right now at 1:30 am and I have no way to turn them off. The lights are needed very little in the off season and they don't need to be on every evening. A second manual switch could be placed in the line so that they could be turned off at any time and turned on only when the timer allowed.
At the board meeting last August it was noted that Moose Johnson was in the process of building a barge and he would then come to finally finish the work on our breakwater. I see in the Rockport Pilot that Moose will have his barge here to dredge the Legget Channel during the coming five weeks. The Legget channel is the one leading into Key Allegro. Maybe he will do ours then. We are still having problems with parts of the shoreguard and whalers coming apart. I also noted in the Pilot that the Duck Inn is closing for good this week. The present owners bought it from Mr. Duck in 1960!
The new Chili's is coming along well. It is in front of Walmart, as they sometimes are.
I understand that a board of directors meeting will be held on Saturday the 22nd. I have not heard the time or place. Usually they are at 9 am at the Phase II recreation room.
On a more personal note, I have not posted for the last week partly due to the addition of another grand daughter. She was born on Sunday the 9th. The picture below is of my youngest daughter, Allison and grand daughter Breleigh.

Karra still has not responded to my financial questions. I did talk to Barbara Schultz yesterday. She said we have taken another $25,000 loan from the Crowleys. She said the July financials were mailed on Tuesday. I'm not sure who is overseeing the budget. The board had scheduled a meeting for Sept. 22nd, but I don't know if it will go on as announced at the last board meeting.
I talked to Rob yesterday also. He said he will be working on replacing the stairs, landings, and decks on the 100 and 200 buildings starting this week. There is so much work to be done. You can see in the photo that the utility box cover near 706 has fallen off from rot. It has been this way for two months.