Oak Park-River Forest Condominium Boards Network

Member Question: Composting/Organic Waste Pickup

"If your building contracts for composting/organic waste pickup, who is your vendor and can you recommend the service? How many households participate and how often is the pickup?"

If you know of a service provider or want to share your experience, please reply via email to [email protected]

Member Question:

"If an association has a web site for their residents, what features do they have, e.g., resident directory, emergency numbers/procedures, FAQs, etc.?:"

If you want to share your website experience, please reply via email to [email protected]

Member Question: Window Washer

"We are a 60 unit, 6 story, self managed condo building in Oak Park. We used to have someone who would wash unit owner windows as needed. Unfortunately, they recently passed away. We are looking for a window washer or a window washing service for our building. Any recommendations would be appreciated."

If you know of a service provider or want to share your experience, please reply via email to [email protected]

Go to our website at OPRFCBN.com to become a member of the Oak Park-River River Forest Condominium Boards Network. The OPRF Condominium Boards Network is for board members and unit owners in historic Oak Park, River Forest and Forest Park

Member Question:

Our 34-unit Oak Park Condominium requires contractors working in our building to provide evidence of insurance. Our current requirements specify a certificate of general liability insurance for $1 million per occurrence with a $2 million aggregate. Our insurance agent has suggested that we add a requirement for an additional $1 million in umbrella insurance. We do not generally see certificates of insurance from contractors that include this. Some board members are concerned this might increase costs and complicate working with some contractors while providing minimal extra protection for the association. The board suggested we check with other local condo associations to determine how a practice requiring additional umbrella insurance is. Your input is much appreciated.”

Member Question:

Does your condo association allow rentals, and if so, how many units out of what total, or what percentage? Is there a hardship clause in your Declaration that allows an owner to rent to avoid having to sell under duress (such as a job loss or immediate transfer)? Is such a hardship rental limited to one year?

If you would like to share your Association’s policy, please forward it to [email protected].

Member Question:

Our long-time snow removal company just notified us that they are no longer offering this service. Does someone have a company they could recommend?

Member Question:

Our 34 unit, older (late sixties), condominium building is working towards the replacement of our galvanized pipes. This is an enormous and expensive project. We would love to speak with owners/board members of other buildings that have undertaken galvanized pipe replacement. We think insights gained from other's experiences would help us with our project.

If you are open to discuss a similar project your building has undertaken, please send your contact information to [email protected] and it will be forwarded to the network member who posed the question.

COMMUNITY ALERT

Remind your tenants to always lock their vehicles parked in your building’s lot. A police report was filed for Individuals who trespassed on the 400 block of Home Ave and gained or attempted to gain access to vehicles at 2:43 - 2:46 am on August 13.

Member question:

“We are a 34 unit OP condo building. Our building dates back to the 1960's and still has the original galvanized piping. We are undertaking replacement of the piping (a huge undertaking) and are looking for a well-qualified project manager to assist us through the project. We are working with Elara Engineering (who is excellent) on planning the project and Elara has suggested someone, but we would like to consider other candidates. If anyone has a suggestion and could provide us contact information, it would be greatly appreciated.”

Member question:

Does anyone have a recommendation for any of the following:
a. interior painter
b. landscaping maintenance

Member question:

"I am currently facing water damage in my unit caused by water leakage from the unit above. It seems that resolving the issue requires the proper maintenance of the bath tub's tile grout or caulk in the offending unit. Regrettably, the neighbor has not taken any action to address the problem. The condominium association states that they have limited authority in this matter, placing the responsibility on the owner of the offending unit to resolve the water issue. Has anyone else encountered a similar situation, and if so, how was it effectively resolved?"

Member question:

"Our condominium building is investigating security cameras for our lobby and parking lot. Does anyone have a system they have installed and is affordable?"

Member Question:

Does anyone have recommendations for exterior window washing? We are an 8 story condo building in Oak Park. The workers would have to access the windows via scaffolding or a bosun’s chair hung from the roof.

Member Question:

As you aware AT&T cost for landlines is continuing to increase. We are looking to change over to Cellular or a VOIP solution to reduce monthly cost.

Has anyone made a conversion to Cellular or VOIP application? Advise as to supplier and cost.

Member Question:

The cost of heating our building (natural gas) from April to December 2022 is 67.4% higher over the same period last year. What is the experience of other OPRFCBN members?

The State of Illinois Annual Report Filing for Condominium Associations (Not for Profit) can be completed on-line at

Annual Report Filings

Preferred Service Provider by Category recommended by OPRFCBN members:

Accounting
Williams and Kite
Contact: Gwen Johnson
Tel: 630-873-8500

Dan Bjornson Ltd.
Tel: 708-488-1800

Attorneys
Condominium Associations
Williams and Kite
Contact: Gwen Johnson
Tel: 630-873-8500

Real Estate
Law Offices of
Kevin F. Alexander, LLC
830 North Blvd. Suite A
Oak Park, IL 60301
Tel: 708-386-7987
Fax: 708-851-1806
[email protected]

Sandra M. Emerson Atty
Emerson Law Firm, LLC
715 Lake Street, Suite 420
Oak Park, IL 60301
Tel: 708-660-9190 708-221-6148
[email protected]

Jonathan Groll
830 North Boulevard - Suite A
Oak Park, IL 60301
Tel: 708-358-8565 - FAX 708-358-8564
[email protected]

Williams and Kite
Contact: Gwen Johnson
Tel: 630-873-8500
https://wklaw.biz/

Auto Repair
Team Auto Inc
6021 Roosevelt Rd (Roosevelt and Lombard)
Cicero, IL 60804
Tel: 708-656-5300

Carpet & Upholstery Cleaning
Four Seasons
1026 S. Lewis Ave
Lombard, IL 60148
Tel: 630-495-4884

Cleaning Service
Jomaira Beltran
Tel: 872-802-7195

Electrician
Kinetic Energy
7459 Franklin St
Forest Park, IL 60130
Tel: 708-639-5271

R N L Electric LLC
324 Lake St.
Oak Park, IL 60302
Tel: 708-383-7110

Elevator Service Company
Colley Elevator
226 William St.
Bensenville, IL 60106
Tel: 630-766-7230

Elevator Service for the Emergency Phone
KingsIII Emergency Communications
751 Canyon Drive, Suite 100
Coppell, TX 75019
www.KingsIII.com

Fire Extinguisher
Henrichsen's Fire & Safety Equipment Co.
Tel: 847-459-7877

Chicago Metropolitan Fire Prevention Co.
Tel: 630-833-1110
www.cmfp.com

Handyman
The Oak Park Handy Human, Inc.
Tel: 708-303-8615

Sahm Home Services, LLC
Oak Park, IL 60302
Tel: 708-232-8881
www.sahmhomeservices.com

Heating, Ventilation, Air Conditioning
One Hour Heating and Cooling
Tel: 847-744-9447

Lawn Service
Yuritzy CC; Cay Chavez
3856 Gladstone Ave.
Riverside, IL 60546
Tel: 708-443-5135
Cell: 708-979-0428

Lawn Sprinklers - Installation and Maintenance
Leyden Lawn Sprinklers
Tel: 708-366-5580

Light Bulbs & Batteries
Batteries Plus Bulbs
7111 W North Ave
Oak Park, IL 60302
Tel: 708-948-7885

Locksmith
Arrow Locksmith
321 Madison St
Oak Park, IL 60302
Tel: 708-386-5500

Phil’s Locksmith
Tel: 708-280-5432

Painting and Decorating
Four Seasons
1026 S. Lewis Ave
Lombard, IL 60148
Tel: 630-495-4884

Anne Raschal
Forest Park, IL 60130
[email protected]

Pest Control
Nak Pest Control
5860 N Lincoln Ave
Chicago, IL 60659
Tel: 773- 528-3120

Plumbing
Suburban Sanitary Service
1007 N 11TH AVE
Melrose Park, IL 60160
Tel: 708-681-4643

MidCity Plumbing
1425 Industrial Drive
Itasca, IL 60143
Tel: 630-860-1501

Property Inspector
Sahm Home Services, LLC
Oak Park, IL 60302
Tel: 708-232-8881
www.sahmhomeservices.com

Property Management
Mastercare Management Company
41 Chicago Ave
Oak Park, IL 60302
Tel: 708-848-2255

M & M Property Management, Inc.
649 Madison St.
Oak Park, IL 60302
Tel: 708-386-7355

Building Reserve Studies
1341 W. Fullerton Ave. Suite 314 Chicago, IL 60614
Phone: 1.877.514.8256
Fax: 1.866.794.9779

Criterium Collins Architects and Engineers
Tel: 708-848-0832

Reserve Advisors
www.reserveadvisors.com
Local Rep:
Henry McKenna
Regional Account Manager
Tel: (800) 221-9882 x2018
Tel: (773) 620-0607
henry.mckenna@reserveadvisors.
Chicago, IL

Andrew McGowan
735 N. Water Street
Suite 175
Milwaukee, WI 53202
Tel: 800-221-9882
www.reserveadvisors.com

Kipcon Great Lakes, LLC
1502 Cedarwood Lane
Wheeling, IL 60090
Tel: 871-312-8232

Trash / Recycling
Lakeshore Recycling Systems
6132 Oakton St.
Morton Grove, IL 60053
Tel: 773-207-5516

Roofing
Feze Roofing
111 N Maple Ave
Elmhurst, IL 60126
Tel: 630-530-5944

Other reference
Confirm if a service provider is licensed by River Forest at
https://www.vrf.us/departments/department/5/List-of-licensed-contractors.html

Home - Reserve Advisors We deliver easy-to-understand reserve study reports and unbiased guidance that supports your community's long-term capital planning needs.

Member Question :
Midsize, Self-Managed Condo Building in Oak Park seeking recommendations for a Part Time, Experienced, Maintenance Specialist/Building Engineer/Janitor. Does anyone have a recommendation?

Member Question:

“Our Board is interested in setting up some sort of Wellness Check system for our 20 owners. Does anyone have experience with this? We welcome suggestions on how to approach this sensitive subject.”

Member Question:

Do any members have a referral for a company to do a Reserve Study?

Member Question:

Looking for roofing contractors for a flat bitumen roof. We have several quotes with a wide range of prices.

Members Question:

Do you have a list of qualified real estate/condominium attorneys in Oak Park or nearby towns? Also qualified and respected accounting firms? Any and all information would be greatly appreciated.

Response: Do any members have recommendations for a real estate/condominium attorney or accounting firm?

Member Questions:

We are looking for a contractor to repair the foundations in our vintage buildings. Any recommendations?

And does anyone have a recommendation for a fire-extinguisher inspection service?

Member Question :

Midsize, Self-Managed Condo Building in Oak Park seeking recommendations for a Part Time, Experienced, Maintenance Specialist/Building Engineer/Janitor. Does anyone have a recommendation?

The Oak Park-River Forest Condominium Boards Network (OPRFCBN) is featured in the 11/09/22 Homes Section of the Wednesday Journal

New association aims to unite local condo boards - Oak Park Condominiums make up nearly 20 percent of Oak Park’s housing stock, according to the Institute for Housing Studies at DePaul University. Condominium buildings are governed by their own homeowners associations (HOA), but in general each board operates on its own without input from other similarly s...

COMMUNITY ALERT

The OPRFCBN website received the following "community alert" this evening. Please share it with fellow residents and friends.

"We are in S East Ave. OP...last night 2 guys gained entry to 2 of our 3 buildings and went door to door asking questions of some of our owners ...they claimed to be from Com Ed or associated with them... This appeared to be a scam to get entry into common areas - then asking for personal info etc. Earlier today my wife spoke to some friends at her fitness class and they claim similar has happened at their condos... I'm about to contact the resident beat officer but wanted word out ASAP..."

Question to other condominium residents:

"Have you a broadcast system to other condo members where you can give them a warning...?"

A question posed to the OPRFCBN:

Q: We (condo board) are re-evaluating our management company and are looking for some referrals. Do any of the OPRFCBN Facebook followers have a recommendation(s)?

If someone has a recommendation(s) please comment to this post and provide the management company name and contact information.

Thank you OPRFCBN.

A question posed to the OPRFCBN:

Q: One of our new owners is proposing to purchase about 20 square feet of basement space to convert his garden unit into a one-bedroom. We’re discussing a fair price for this space but cannot come to an agreement. Is there an industry best practice for determining this?

A: We are not aware of a best practice in determining the sale of common elements. The disposition of common elements does occur, but a sale of this type is not easily identified in the Cook County Recorder of Deeds records. There are a few questions that are raised:

a. why would the Association consider a sale? Does your Association’s governing documents allow a sale of common elements and allow for distribution of the proceeds?

b. the sales price needs to be solely for the benefit of Association members -- the buyer should be paying a premium since the benefit of the sale is for them. The negotiation could begin at the difference between the fair market value of the garden unit and the most recent sales price of a 1 bedroom plus a premium.

c. what will the Association do with the sales proceeds which may be a taxable event to all Association members? You will need to consult your tax adviser.

d. was the recent sale of the unit to be expanded completed at fair market value? If not, why -- as it likely negatively affected all remaining member property values?

e. consider the fees that the Association will incur if a common element sale were to occur:

1. recording
2. transfer
3. other closing

f. as Benjamin Franklin once wrote an “ounce of prevention is worth a pound of cure.” There are Association costs that should be researched beyond closing costs to include:

1. legal fees to revise and record all condominium instruments
2. expansion of the garden unit could affect the remaining basement area to bring it to 2022 building code at the expense of the Association – reach out to the Oak Park Permit Processing Division for advice.

One of the greatest expenses included in your condominium board's "capital budgeting" (i.e., items that improve building conditions and surrounding grounds that are infrequent) is a roof replacement. An onsite estimate by a reputable roofing company is best; however, there are websites where you enter your address and through satellite imagery a replacement estimate is provided. Note, you will need to enter your email address to receive the free estimate and be pestered thereafter even when the website states "there's absolutely no pressure".