Summary
44-page board packet for the January 15, 2026 meeting held at Aurelio’s Pizza, Winfield, IL. The packet covers October and November 2025 financial statements, CS&R November and December 2025 status letters, a management report with updated contract log, and two reserve study vendor proposals (Building Reserves and Reserve Advisors). The major board action at this meeting was the selection of Reserve Advisors for the 2026 reserve study (confirmed in minutes-2026-01-14).
The embedded October 30, 2025 meeting minutes (pages 2-3) were already ingested as minutes-2025-10-30 and were not re-processed.
Key Provisions
- October 2025 financials (10/31/2025): Operating $114,031.79; Total Reserves $261,296.55; Total Assets $401,160.26; YTD Combined Net Income $37,329.39; YTD Reserve Interest $6,749.68; AR gross $32,356.42.
- November 2025 financials (11/30/2025): Operating $102,363.37; Total Reserves $261,751.77; Total Assets $388,507.59; YTD Combined Net Income $24,064.01; YTD Reserve Interest $7,204.90; AR gross $30,916.95.
- November expense note: Fisher Burton landscape payment $8,484 posted in November (brings 2025 landscape contract YTD to $17,424); Cukierski tax prep $1,500 posted in November. New expense line 8110-05 Landscape - Cost Share $456 appears for the first time in November 2025.
- CS&R November 2025 letter: Annoreno suit filed 10/27; Pietanza Motion to Reinstate (10/23) resulted in eviction order entered for $4,196.48; order of possession expires December 22, 2025. Bugay continued (owners not served; next court 12/9). Canizal, Little, Patel G/N listed as action items — board direction to file suit requested.
- CS&R December 2025 letter: Annoreno paid in full 11/19/2025 — case dismissed, file closed. Canizal suit filed 11/20 (court 12/15); Little suit filed 10/31 (court 12/18); Patel G/N suit filed 10/31 (court 12/18). Ghatalah absent from December letter — status after 10/10 possession expiry unresolved. Kazmi — no movement. Pietanza eviction order $4,196.48; possession expires 12/22/2025; CS&R requested ledger 12/2.
- API rate increase: $15,262 to $15,872 for 11/1/2025-10/31/2026 contract year (~4%).
- State Farm: January 2026 contract log shows $3,268 — differs from $3,766 shown in October 2025 contract log. Discrepancy flagged; may reflect actual billed premium vs. earlier estimate or policy adjustment.
- Reserve study proposals: Building Reserves (Level I Full New Study, $2,395; Park Ridge, IL; proposal dated 11/11/2025) vs. Reserve Advisors (Level II Update with Site Visit, $2,200; proposal dated 11/13/2025). Reserve Advisors ultimately selected (January 14, 2026 board meeting per minutes-2026-01-14). A third proposal from Waldman Engineering was still pending at packet preparation.
- Reserve Advisors proposal note: Lists 215 homes — perpetuates the 215 vs. 217 discrepancy already noted in assessment-structure. Components identified: Entry Monuments, Landscaping, Perimeter Walls/Fences, Pond(s) & Wetlands.
- Hey & Associates: Contract log still shows 2025 at $9,000 — no 2026 contract reflected; vendor selection still pending.
- Fisher Burton mulch: Contract log still shows “2023 | $4,585” — stale entry (Yellowstone Landscape handled 2025 mulch).
Topics Covered
hoa-annual-finances, assessment-collection-policy, vendor-contracts, reserve-study-findings
Notable Details
- Building Reserves (310 Busse Highway #280, Park Ridge, IL 60068; clientservices@buildingreserves.com) proposed a Level I full new study at $2,395, including a Preventative Maintenance Blueprint and 5-year cashflow breakouts. 50% retainer upon signing; 90-day proposal validity. Reference #251402. Not selected — noted here for completeness; no dedicated entity page warranted given the firm was not engaged.
- Reserve Advisors proposal contact confirmed: Henry McKenna, Account Manager, (312) 604-5205, henry.mckenna@reserveadvisors.com. Reference #131645.
- Resale list (pages 8 and 16): 6 home sales posted for 2025, ranging from $535,000 to $623,500. Not ingested per standard practice.
- No violations, no work orders, no A&A approvals in the January 2026 management report.
- Monument power outage discussed at October 30, 2025 meeting — MKH noted it appears restored.
- EB suggestion to skip violation warnings (send fines directly) remains informal — no motion.