1105 Massachusetts Avenue Condominium Trust
Board of Trustees Meeting
November 13, 2025
The meeting of the 1105 Mass. Ave. Condominium Trust Board of Trustees was held on Thursday, November 13, 2025 at 6 PM via Zoom
Present for the Board were Laura Cohen, John Giannacopoulos, Rick Landau, Brad Settle, Peter Sullivan and Bev Thornton.
Also in attendance was Myra Miller.
PREVIOUS MONTHS MINUTES: The minutes of the October 23rd meeting were approved as presented. Brad will review minutes in the future.
FINANCIAL STATEMENT: There were no questions on the most recent statement.
BONUSES: Myra made recommendations for bonuses for Elder and Jose. Also recommendations for increases in hourly rates for both for the coming year. All recommendations were approved.
BEUDO: We are trying to understand how the final BEUDO legislation applies to our building. Bev will send Brad the contact for Sharon (Cambridge Condo Alliance).
PREPARATION FOR ANNUAL MEETING: There was discussion about the suggestion for changing air pressure in the hallways and elevator to prevent the transfer of germs into units. Regarding air pressure we have no changes planned. The building is running as it always had. The Board voted not to change the building ventilation systems without a full vote of the board.
Someone came and posted a notice about a petition for the historical restrictions (the fraternity wants to put 2 floors above their building (1124 Mass Ave). Peter will attend
REAR BACK DOOR: The door frame is warped and does not latch. So our scheduling the door to be locked will not work with the current frame. Myra has called the door company to look at both the rear outside door and the front outside door to make adjustments. (PS Elder brought in the locksmith to work on the lock on the outer front door and he got it working but needs to order a part and will return to install).
There seems to be some confusion on the wording that is on the glass door about the hours that the door is locked, it was suggested to order a sign that door is unlocked during business hours. On the butterfly panel in the front mezzanine have a sign that it is to be used only during overnight hours.
TOILET FEED LINES: We have a start on the inspections. After we get a final count for valves and feed lines, we would do the work but not take full responsibility after this one time replacement. We may need a release for owners to sign. We need to possibly have people who refuse access sign a release as well.
BOARD POSITIONS: Brad was nominated and accepted the position of Chairperson, Laura Cohen was nominated for Treasurer and accepted the position.
If Roger decides to leave the Board. Bev and Brad talked to 2 potential candidates/replacements. Elder suggested Bob Whitaker as a potential candidate.
NEXT MEETING DATE: December 18th at 4 PM
Respectfully submitted,
Myra Finn Miller
ELN Management
1105 Massachusetts Avenue Condominium Trust
Annual Meeting of Unit Owners
November 13, 2025
The Annual meeting of Unit Owners of the 1105 Mass. Ave. Condominium Trust was held on Thursday, November 13, 2025 at 7:30 PM via Zoom.
Present for the Board of Trustees were Laura Cohen, John Giannacopuolos, Rick Landau, Brad Settle, Peter Sullivan and Bev Thornton.
Also attending were Elder Nunez and Myra Miller.
Unit Owners attending were Nancy Axelrod, Marge Mukerin, Tom Pardee, Elizabeth Lunt, Stephanie Levine, David Seipp, Mary Akerson, Martin Mullins, Robert Whitaker, Helen Wang, Michael Ho, Alan Axelrod, Franne Rosenthal, Dami Gupta, Andy Chu, Ed Geraghty. Those present represented 26 units.
Beverly Thornton welcomed everyone to the Annual Meeting.
Everyone introduced themselves and told which unit they represented and how long they had owned.
Regarding the vacancies on the Board of Trustees, there were 4 candidates for the 4 positions. Therefore there is no change to the Board members.
The list of accomplishments was shared with all owners as well as the financial report prior to the meeting.
The list of accomplishments included:
1105 MASSACHUSETTS AVENUE CONDOMINIUM TRUST
LIST OF ACCOMPLISHMENTS – 2025
LAUNDRY CONTRACT SIGNED AND NEW EQUIPMENT INSTALLED
BOTH FRONT DOORS REPLACEMENT WITH STRONGER KNIFE GUARD
TOILET LINE INSPECTIONS IN PROCESS
INSTALLED DOOR COLLISION PREVENTION SYSTEM ON GARAGE DOOR
WORK ON SUPPLEMENTAL FEE FOR FUTURE WORK
MORE PLUMBING LINE REPLACEMENTS
COMPETITIVE BID PROCESS FOR ELEVATOR WITH CONTRACT NEGOTIATED AND AWARDED
ON LINE PORTAL TO VIEW INDIVIDUAL ACCOUNTS LAUNCHED VIA MANAGEMENT COMPANY
REPLACED TRASH COMPACTOR MACHINE
Bev brought up the past years work on plumbing and pipe replacements. Myra brought up that if you are doing renovations let us inspect the lines in the walls. We also plan to inspect all units for the shut offs and feed lines.
In 2023, the reserve account was below our target so we applied for a line of credit as a safety net. We never used the line of credit which has now been closed. All remaining funds at that bank have been transferred to our savings account at Fidelity.
Bev went over many items that happened last year. We have an assessment that will primarily pay for the elevator upgrades. Future projects include adding more cameras to our security system, to update our capital needs study, to replace the tiles on the mezzanine level. Dami asked if the owners get to vote on specific items, unfortunately no, these are decided by the Board of Trustees.
Stephanie posted a note on the chat about ventilation etc. for health.
Brad talked about the problems we had with the elevators. The existing company had trouble getting replacement boards. We want to make sure we are selective with everyone’s money. We hired consultants to put out a bid package. We received 6 bids and went with the lowest bid. We mentioned ventilation to the consultant, but since we are not doing any work on the cabs so it was not included. The only HVAC change is that the mechanical room needed an air conditioner. Motor of the elevator, gear box, electrical control systems, is what is being replaced.
There was a question about the location of the Annual Meeting. Someone stated that they felt according to the documents, this should be an in person meeting. Alan would like to have it in person rather then Zoom. We can see if we can have some kind of hybrid meeting to include zoom for those who cannot travel. We have more people present now via zoom than historically in person.
Brad suggested that all residents register for the Butterfly system since many communications are sent out via Butterfly.
There was a question about access to the building if there is a power failure. The Butterfly system is tied into our emergency generator.
Bev thanked the owners for their gift (since they are moving out of the building) and we thanked her and Rick for all of their time and efforts at the building.
The meeting was adjourned.