Avila South Condominium Association, Inc
Minutes of Special Meeting of The Board of Directors Date: Tuesday, September 29, 2026

Location: Recreation Room, 200–210 172nd Street, Sunny Isles Beach, Florida 33160
Scheduled Time: 6:30 PM
Call to Order: 6:37 PM
Adjournment: Approximately 7:12 PM

1. Call to Order / Quorum

The meeting was called to order at approximately 6:37 PM.
A roll call of the Board was conducted. Board members participated both in person and by
telephone, and a quorum was confirmed.
● Nelida Correa – Treasurer
● Nilda Rodriguez – President
● Boris Dobrivker – Secretary
● Manuel Jane – Vice President
● Rosendo E. Prieto – Director (over the phone)
● Wilfredo R. Espinoza – Director (not present)
● Arkady Teplitsky – Director (not present)
Also Present:
Management: Cedric Rose, and Lee Rose - Management 305 LLC.

2. Proof of Notice

Management confirmed that notice of the meeting had been properly posted on September 24,
2026. The Board acknowledged proof of notice. The posted meeting notice identified the
September 29 meeting and the matters to be considered by the Board.

3. Approval of Previous Meeting Minutes

A motion was made and seconded to waive the reading of the previous meeting minutes and
approve the prior minutes.
Motion carried.

4. Fining Committee and Common Violations Enforcement Policy

A. Establishment of Fining Committee
The Board discussed formally establishing a Fining Committee as part of the Association's
enforcement process.
Three unit owners were proposed for appointment:
● PATRICK SELAEZ GUZMAN – Unit 425
● MANUEL ROJAS SEVILLA – Unit 214
● EDWARD COOP – Unit 118
The Board discussed the role of the Fining Committee and the process to be followed when
violations and proposed fines are brought before the Committee.
The Board approved establishment of the Fining Committee, the violation process and fines,
and the appointment of the three proposed members.
Motion carried.

B. Schedule of Common Violations and Enforcement Policy

The Board reviewed the proposed Schedule of Common Violations and Enforcement Policy.
It was emphasized that the schedule was intended to reflect and organize rules already
contained within the Association's existing governing documents rather than create new
restrictions.
A Board member requested clarification concerning provisions relating to noise and permitted
construction hours. Management provided verification by reading the applicable governing rules
and noise standards directly to the Board.
A motion was made and seconded to adopt the Common Violations and Enforcement Policy.
Motion carried by majority vote, subject to verification and correction of the items discussed.

5. Revised Construction Agreement – G. Batista Engineering & Construction

The Board considered the Revised Construction Agreement, Revision 1 dated September
10, 2026, for the concrete restoration and 50-year recertification project in the estimated amount
of $2,451,820. The posted agenda identified this exact contract amount.
A motion was made and seconded to approve the revised construction agreement.
During discussion, an owner (ALLEN KAUL) who identified himself as a licensed professional
engineer commented on the proposed restoration scope. Discussion included whether portions
of the work could potentially be optimized while still satisfying required structural, life-safety, and
recertification requirements.
The Board and management discussed consulting further with G. Batista regarding the extent
and depth of concrete restoration work and whether cost savings may be possible without
compromising required certification or safety standards.
It was also discussed that future or separate work, including certain electrical and
parking-area compliance items, is not included within the present construction agreement.
The Board further discussed the relationship between the contractor and consulting engineer
and the Association's ability to obtain independent engineering or inspection review if
considered necessary.
Several owners also raised questions concerning restoration work affecting interior finishes,
including tiles and ceilings. Management explained that these situations would continue to be
reviewed and coordinated individually depending upon the nature of the work and the applicable
contract responsibilities.
Following discussion, the Board proceeded with the vote.
Motion carried by majority vote.
Management was directed to continue discussions with G. Batista concerning possible scope
efficiencies while maintaining all required structural, safety, and recertification requirements.

6. Revised Engineering Agreement – REE

Consulting, LLC d/b/a G. Batista
Engineering & Construction
The Board considered the Revised Engineering Agreement, Revision 1 dated September 10, 2026, covering engineering, inspections, consulting, construction administration, quantity
verification, payment review, project meetings, and final certification.
Management advised that the engineering work is billed hourly and that the anticipated
engineering/inspection expense had been estimated at approximately $180,000 to $220,000,
with approximately $220,000 being used for budgeting purposes.
A motion was made and seconded to approve the revised engineering agreement.
The floor was opened for comments. No additional substantive comments were raised.
The Board voted on the motion.
Motion carried unanimously among the voting directors present.

7. Authorization to Solicit Financing
Proposals – Up to $3,000,000


The Board discussed the need to obtain financing for the concrete restoration, 50-year
recertification, engineering, inspection expenses, and a reasonable contingency.
Management reviewed the current project budget:
● Revised construction agreement: $2,451,820
● Engineering/inspection budget: up to approximately $220,000
● Additional contingency for unforeseen conditions and change orders
● Overall working project budget: approximately $2.92 million
Management also clarified that the approximately $96,962.71 in outstanding G. Batista
invoices is already included within the $2,451,820 construction amount and is not an
additional amount on top of the revised contract.
The Board discussed authorizing the Association's accounting firm, property management,
Board officers, and/or other authorized representatives to solicit financing proposals from
financial institutions for a loan or credit facility of up to $3,000,000.
It was specifically clarified that:
● The Board was not approving a specific loan or lender at this meeting.
● The authorization was only to solicit and compare financing proposals.
● Any final financing proposal and loan terms would be presented to the Board for
separate review and approval.
● Parking-lot work and certain electrical-related work were not included in the present
financing calculation.
The posted agenda likewise stated that any final financing proposal would require subsequent
Board review and approval.
A motion was made and seconded.
Following discussion, the Board voted.
Motion carried unanimously.
Management and the Association's accounting representatives were authorized to begin
soliciting financing proposals of up to $3,000,000 and to report the available options back to the
Board.


8. Owner Comments


Owner comments were received throughout the applicable agenda items, primarily regarding:
● The extent and cost of the concrete restoration;
● Maintaining the work necessary to achieve the required recertification;
● Potential future electrical and parking-area compliance expenses;
● Independent engineering oversight;
● Repairs to interior finishes affected by concrete-restoration access; and
● Clarification of noise and construction-hour provisions within the proposed violation
schedule.
No additional formal Board action was taken under owner comments beyond the actions
reflected above.


9. Adjournment


There being no further business, a motion was made to adjourn the meeting and was seconded.
The meeting was adjourned at approximately 7:12 PM.
Submitted by:
Management 305 LLC
On behalf of Avila South Condominium Association, Inc.