Minutes of the Regular Board of Directors’ Meeting

FOUR SEASON RIVIERA CONDOMINIUM ASSOCIATION, INC.

7TH Floor, Function Room, Four Season Riviera Condominium
Muelle dela Industria cor. Numancia and Prensa Sts., San Nicolas, Manila
March 5, 2018, 6:00 PM

Members Present:

Atty. Noel Galicia - President

Atty. Andrew Corro - Vice President
Atty. Marilyn Ngo - Treasurer
Atty. Melchor Manalo - Corporate Secretary
Emilie P. Ogues - Director

Also Present:

Adrian G. Cruz - Property Manager - OOMC

Marjun Villavicencio - Property Engineer – OOMC
Raymond Tabag - Property Engineer – OOMC
Philip Tong - Operations Manager – OOMC Head Office
Yolanda Arquiza - Finance Officer – OOMC Head Office
Zippora Adriano - Finance Officer – OOMC Head Office
Angelito Calubaquib - Service Manager – Jardine Schindler
Michael Abalos - Reliability Manager – Jardine Schindler

I. CALL TO ORDER AND CERTIFICATION OF QUORUM

The Chairman, Atty. Noel M. Galicia, called the meeting to order and presided over the
proceedings. The Corporate Secretary, Atty. Melchor J. Manalo, certified to the existence of
a quorum and recorded the proceedings.

II. APPROVAL OF THE MINUTES OF THE PREVIOUS MEETING

Upon motion which was duly seconded, the Board approved the Minutes of the Board of
Directors’ Meeting held last February 1, 2018.

III. PROPERTY MANAGEMENT REPORT

The Property Administration Office, headed by the Property Manager reported on the
following updates to the Board:

1. ADMINISTRATION

A. Manpower – 1 Property Manager, 2 Property Engineers, 1 Admin Assistant, 18

Security Personnel, 6 Building Maintenance, 14 Housekeeping Personnel and 1 Pool
Attendant.

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 B. Occupancy Report, as of February 28, 2018.

Total
Total Move-
Total Turned over
Building/ In
No. of units Percentage Percentage
Tower (February
Units (February
28, 2018)
28, 2018)
Plum
186 159 85.48% 118 62.90%
Blossom
Lotus 170 117 68.82% 60 35.29

2. TECHNICAL ISSUES & BUILDING TURN OVER STATUS

A. Common Area Equipment.

1. Elevator improvement was evident in the observed minutes of breakdown. A

few second trip off is often observed.
2. Mother Meter for Water Consumption is currently estimated by maynilad due to
unknown reasons. This is coordinated with Maynilad for their assessment.
3. Tower 2 Service Elevator walls recommend to be installed with presentable
board up.

B. Plum Blossom Elevator status report by Mr. Michael Abalos of JSEC

 Updates by JSEC: Under-rated Transformer replaced. AVR which is incorrectly

installed was replaced. Software programming conducted. Recalibration of
tolerance of drive. Mechanical Components Adjusted.
 Angelito Calubaquib is the personnel who replaced Mr. Alex Remacha
 JSEC insisted that the voltage coming from power supply is the cause of
fluctuation. This is the reason of the adjustment of tolerance from 10% to 12%
of the drive(Overvoltage / Undervoltage )
 Trip off are caused by voltage exceeding the tolerance of AVR capacity (20%).
This as per JSEC is still caused by Meralco
 JSEC reported that as per the plans that the elevator system has other
equipment load connected to the power supply going to the elevator.
 JSEC reported that installation of elevator is based on what the developer will
provide as per the specs that will be given by elevator contractor.
 A report for the finding is not yet submitted to admin. Final monitoring is
February 26, 2018. Report will be submitted when finalized.
 JSEC also stated that it might be the building electrical supply or load is unstable
upon the discussion that meralco would not give a property wrong voltage
entry.
 JSEC will review the installation process to find out why underrated equipment
was installed prior to the current adjustment made.
 Power quality analyzer will be installed on the elevator to assess the voltage
entering the elevator system. This was not installed previously due to a problem
with the device. No schedule of installation was given.

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  Replacement of the drive will probably be replaced if the if proven that the
power analyzer result confirms that the voltage is not the problem. Replacing
the whole elevator is not advisable

C. Equipment Monitoring

1. Equipment are 100% operational and in automatic mode

2. (i) Operational efficiency of the elevators in Tower 1. Passenger Elevators 1 and
2 and of the Service Elevator is at 99.9%, 99.9% and 99.34%, respectively. For
Tower 2 all elevators at 100%.

The following were also recorded involving the elevators:

 SE – 234 minutes downtime

(ii) Operational efficiency of the elevators in Tower 2. All elevators at 100%.

3. FINANCIAL REPORTS

 Ms Yolanda Arquiza reported that the current Collection Efficiency is

91%
 Total Revenue is 19.5Million
 Total Expenses at 18.1Million
 Excess of almost 1.4Million
 Delinquent Accounts – Implement cutting of utilities regardless of the
agreement with previous PM. All delinquent accounts with 2 months or
more unpaid bills will have their utility disconnected.
BOD discussed the removal of VAT – Association dues will remain at 65
per sq. meter. This will serve as additional funds for the rising cost of
operation
 Introduction of Ms. Zippora Adriano as a new finance officer from OOMC

4. UTILITIES CONSUMPTION

The Property Manager reported that in the common areas, there is a decrease in power

consumption for Tower 1 Plum Blossom by 3.5%; and an increase of 3.9% at Tower 2
Lotus.

5. PROPOSED PROJECTS

After discussion, the Board approved the following proposed projects:

A. Installation of bollards at the perimeter area to replace existing rope.Installation

of drain in front of commercial areas. – Awarded to Sun Builders. On-going
Installation.

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 B. Refilling of Fire Extinguishers - BFP approved to decrease number of
extinguishers to be refilled.
C. Repainting of Steel doors – P.O. has been approved for pick-up of contractor.
D. Printed copy of House Rules – Printed copies done and delivered. Review
contents for inconsistencies.
E. Car Pass Stickers – P.O. approved. Printing On-going
F. Elevator signage – Waiting for 3 rd bidder. To be installed at Ground and
Mezzanine Floor.
G. TV for the driver’s Lounge approved by BOD with TV plus.
H. Placement of Garbage Bins inside the Emergency Exits – BOD recommended to
re-consider another location for it might be a hindrance in case of emergency.
This might also be an aesthetic issue if placed on the elevator lobby.
I. Holster for Technicians – Approved by the BOD to be purchased immediately.
J. Additional Manpower – This personnel will focus on the collection of payment
from delinquent accounts. Inquire from PGMH regarding staff alliance services.

6. STATUS OF THE PROJECTS C/O THE DEVELOPER

A. Balcony Railings for adjustment – FLI purchasing have not yet awarded the
project.
B. CCTV project. – Waiting for one more bidder.

IV. OTHER MATTERS.

1. Bank Signatories – Already updated.

2. Pest Control - BOD recommended fumigation and general pest control to prevent
cockroaches and other pests.
3. Elevator Consultant – Ask opinion from other elevator contractor to assess the cause
of the problem.
4. Deliveries – All personnel with deliveries will use the service elevator.
5. Staff Evaluation – To be implemented among all staff. Every 2 weeks all staff will be
evaluated. Upon three instances of low rating replacement of personnel will be
requested through their corresponding agencies.
6. Driver’s Lounge – Re-assess the location of the couch due to emergency passageway
issues.
7. OOMC at your service – OOMC service to cater unit concerns will be implemented to
FSR.
8. Painting Works for parking area – Will try to use pressure washer to clean parking
signs. Will repaint if washing does not show results
9. Motorcycle Parking Area – Regulation of motorcycle will be implemented. The
current parking area is a driveway for tower 3 and 4. This area is temporary only.
BOD instructed admin to search for other places that can cater motorcycle parking.

V. ADJOURNMENT

There being no other matters to discuss, the meeting was adjourned.

ATTY. MELCHOR J. MANALO

Secretary of the Meeting

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 MINUTES READ & APPROVED:

ATTY. NOEL M. GALICIA ATTY. ANDREW CORRO

Chairman/President Vice President

ATTY. MARILYN O. NGO EMILIE P. OGUES

Treasurer Director

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