Date: Saturday, May 23, 2026, 8:30 AM

Location: Dollar House at Chinquapin. 3600 North Lake Blvd., Tahoe City, CA

Attendance:

Directors Present: Bruce Bayne (Pool & Tennis / President, Cris Wedekind (ARC & Vice President, Unit 51), Jeff Giocomi (Treasurer, Unit 12), Bob Nielson (Insurance Broker of Record, Unit 173), Carl Bertelsen (Buildings, Unit 181), , Units 56 & 57), Marvin Feinstein (Secretary, Unit 21), Terry Sarvas (Grounds, Unit 18).

Management & Vendors: Jimmy Jack (AJOAT), Amy Jack (AJOAT), and Kabrina Jack (AJOAT)

Homeowners Present: Christopher Zatkowski (Unit 165), Tom Popek (Unit 123), Lisa Kelley (Unit 33), Robin Kelly (Unit 62), Steve Giacomi (Unit 12), Randall Burt (Unit 42), Julia Burt (Unit 42), David Bradley (Unit 161), Theresa Giovanzana (Unit 74), Bridgid Benham (Unit 61), Dave Kapnick (Unit 30), Sandra Carter (Unit 150)*, David Nemeth (Unit 78)*, Nancy Contro (Unit 16)*, and Candice Philbrick (Unit 135). Heather Cohen (Unit 165)*, Barbara Becich (Unit 98)*, Allison Jacobs (Unit 22)*, Andrew Haydel (Unit 3)* • *Attended remotely via Zoom Approval of Prior Meeting Minutes

Call To Order and Agenda- President Bruce Bayne

A regular meeting of the Board of Directors (the “BOD”) of the Chinquapin Homeowners Association (the “CHOA”) was held on the above date, time, and location. All Directors received notice of the meeting in accordance with the CHOA Bylaws. The meeting was called to order at 8:30 AM, a quorum was confirmed, and the agenda was reviewed. The Board reviewed the minutes from the previous meeting.

Motion: To approve the prior meeting minutes. Result: Approved unanimously.

Homeowner Public Comments

Workforce Housing / Vacant Association Structures • Management and the Board agreed the concept may be revisited, including the possibility of obtaining a bid from AJOAT to achieve habitability. Trailer Parking • A homeowner reported an unauthorized boat trailer had remained in an impacted parking area for one week occupying two spaces. The Board discussed towing the trailer if the trailer was not promptly removed. Gate Access, Guest Access, and Security • Homeowners discussed concerns regarding gate codes being shared with guests and local visitors that may result in unauthorized access. Management reported that renter key cards are being implemented and the use of the CellGate app for limited guest or contractor use. E-Bike Safety and Lithium Battery Concerns • Homeowners to remind riders of the 15 mph property speed limit and that E-bike lithium batteries are not to be charged unattended or while owners are away from the property. Additional Homeowner Comments• Homeowners expressed appreciation for management, maintenance staff, and recent improvements. • A homeowner requested a safer beach access. • Homeowners requested continued attention to Dollar Point / Dollar Hill trespass concerns. • A homeowner requested the replacement of deteriorated roof eave screens. • A homeowner thanked the Board and management for installing railings on the beach pathway.

President’s Report • President Bruce Bayne

President Bayne welcomed attendees and recognized the significant workload undertaken by the Board and management during the spring season. Matters addressed included defensible space, the Fire Committee, coordination with Dollar Hill neighbors, deck replacements, roof replacements, painting projects, insurance, and general Association operations. • The President also noted recent improvements to the Association website, including new buyer information and utility contact resources so that homeowners can register for utility service notifications. No Board action was required.

Finance Committee Report • Treasurer Jeff Giocomi

Jeff presented the Association’s financial report. Liquidity and Accounts • Total cash and investments: approximately $2.3 million. • Operating funds: approximately $428,000. • Reserve funds: approximately $1.8 million. • Accounts receivable / delinquent dues: approximately $120,000. • Amounts more than 90 days past due: approximately $31,000. • Certified letters have been sent to seriously delinquent homeowners to assist with collections. Special Assessment • The Association has collected approximately 99% of the $1.72 million special assessment. • Approximately $1.2 million of special assessment funds has been spent. • Approximately $500,000 remains available, with a potential accounting reclassification that may increase the remaining balance to approximately $590,000 next quarter. • Remaining funds are expected to support planned roof and deck projects identified in the Treasurer report. Budget and Collections • The Treasurer reported that, through Q1, the Association has spent approximately 20% of its annual budget. Certain line items are over or under budget due to seasonality. No active legal action spending was reported. The Board also discussed collection procedures

Motion: To approve the February and March financial statements. Result: Approved unanimously.

Insurance Committee Update Bob Nielson

Bob provided an insurance update. • The Association’s reported fire score is 93 on a scale where 100 is the highest risk, which is associated with the area, not a property maintenance issue. • Certain markets reportedly do not currently accept scores above approximately 81; the Association remains grandfathered with its current program due to lack of losses, maintenance history, and the condition of the property. • The Association received only one alternative fire quote, which was approximately $2.3 million and substantially higher than the current program. • The liability portion of the program was reported to be approximately $30,000 under budget. • The Association has not received annual loss control recommendations from the insurer, which was noted as favorable and reflective of property maintenance. • Bob reminded homeowners that the Association’s policy covers the structure but does not cover all interior building improvements, finishes, personal property, or owner-specific items. Homeowners were advised to review their individual HO-6 policies and consider additional building coverage sufficient to rebuild interior improvements, including kitchens, bathrooms, flooring, window coverings, and other interior components. Estimated homeowner building coverage discussed ranged from approximately $400,000 to $800,000 depending on the unit and scope of improvements. • The Board and homeowners discussed the importance of defensible space, firewise certification, and continued mitigation work to preserve insurability. No Board action was required.

Architectural Review Committee (ARC) Report • Cris Wedekind

Cris presented the ARC report. The ARC continues to work toward updating & standardizing exterior guidelines, contractor procedures, deck heater requirements, and exterior door standards with the assistance of the architect. Approved ARC Projects • Unit 173: Deck heaters approved as presented, subject to applicable installation and safety requirements. • Unit 76: Exterior cabinet request approved as presented, with the cabinet intended to mirror an existing exterior cabinet; associated deck-related item/deck heater request approved as presented. • Unit 162: Exterior door proposal conditionally approved, subject to use of approved wood species, consistency with existing stain colors and community guidelines, and final review of materials and door selection as applicable. Motion: To approve the ARC recommendations for the Unit 173 deck heaters, Unit 76 exterior cabinet / associated deck item, and Unit 162 exterior door proposal subject to stated conditions. Result: Approved unanimously.

Pending / Follow-Up ARC Items • Units 77, 82, and 85: Proposed lower-cost deck railing panel options remain under review. The ARC requested additional pricing and comparison information before recommending approval, due to concerns regarding cost savings and exterior consistency. • Unit 77: An exterior pipe associated with a condensing water heater or furnace was installed without prior ARC review. The ARC will work with the homeowner and contractor regarding correction or modification. • Exterior door guidelines will be further reviewed with the architect to address newer door designs and maintain consistency with the community standards. • Deck heater guidelines will be reviewed further to address placement, penetrations, automatic shutoff/timer features, and liability/safety concerns. • Contractor procedures will continue to require contractor insurance information, contact information, and appropriate hold-harmless documentation so management knows who is working on the property and can manage liability and access. • The Board discussed the distinction between ARC approval for exterior modifications and contractor notice requirements for interior or smaller projects. Management stated that notice requirements assist with contractor tracking and common area protection, while emergency repairs may proceed as necessary.

Buildings Committee Report Roofs • Carl Bertelsen

Carl reported that multiple roof leaks occurred during winter and early spring. Upcoming roof work includes, among other areas, Units 58 through 61 and Units 40 through 41. The Committee also discussed scheduling a formal roof inspection within the next year, similar to the prior formal deck inspection. Decks • The Buildings Committee reported that construction is ongoing on the one-bedroom unit decks, which were identified as critical in the 2024 deck inspection report. During the work, additional structural concerns were identified involving the kingpin post / pier conditions near Units 155 and 156, and the work was added to the schedule due to safety and liability concerns. Motion: To approve deck replacement for Units 155 and 156 in the amount of approximately $88,000.

Result: Approved unanimously. Painting and Chimneys CHOA Board Meeting Minutes - Draft • Spring painting underway.

Paint work at Dollar House and carriage house prioritized. Annual chimney report had no critical issues identified. Unit 3 Water Intrusion • Consensus - obtain independent engineering evaluation from outside the immediate area. Bear Activity • Recent bear break-ins reported. Homeowners reminded to secure bear boxes.

Fire Safety / Wildfire Committee Report

Wildfire committee to focus on notification and evacuation planning. • Fire department guidance cautioned against relying on the back gate or on fire department response. Homeowners invited to provide contacts, suggestions, and relevant information to management.

Grounds Committee Report- Terry Sarvas

Defensible Space and Fire Department Walkthrough • The fire representative requested that the Association complete work on particular buildings. • Building 5 through 8 was identified as close to compliance, subject to removal of a remaining bush. • Defensible space work supports insurability and individual homeowner insurance efforts. • Trees marked by fire officials in orange/red are expected to be removed. Blue markings not a fire-mandated removal. • Additional thinning will occur for forest health and defensible space, including some larger trees close to buildings where canopies, limbs, or trunks create fire or structural risk. Dollar House Fire Access and Parking • Additional clearance work may be required to allow fire apparatus to turn around safely. The need to keep the paved fire access/turnaround areas clear and to require proper parallel parking. Perimeter Security / Dollar Hill • The Board discussed continued unauthorized access from the Dollar Hill/Dollar Point side of the property

Motion: A motion was made to approve installation of perimeter no-climb/barbed-wire fencing to address unauthorized access from the Dollar Hill side. Result: no final second or vote result. Management will price materials and evaluate an initial approximately 500-foot section.

Sewer Lines • The Board requested development of a four-year inspection plan. The property to be divided into sections and inspected on a recurring schedule. Beach Path, Erosion, and Retaining Wall Concepts • Management presented a retaining wall block concept starting in areas where erosion and sloughing are occurring. and cleaning existing beach access paths and steps to reduce tripping hazards. Unit 67 Tree Concerns • The Board discussed tree concerns near Unit 67 and seeking input from TRPA and/or fire officials whether the trees may be removed. Homeowner cost participation may be considered where removal is discretionary. Buoy Field and Watercraft Storage • The Committee reviewed the buoy field reconfiguration. Larger boats are expected to be assigned to the outer rows where row spacing is greater. Other Grounds Items • Horseshoe pit refurbishment remains pending. • Additional boulders will be used near the staging area at the end of Building 5 through 8 to restore the area after tree work. • The observation deck / north-side deck area requires paint or stain review and inspection for deterioration. • The makeshift treehouse and swings near the beach path were discussed as a safety concern; management will evaluate whether the area can be made safer.

Pool/Tennis Report-Bruce Bayne

The pool area will be open seven days a week during the season, subject to posted hours and locking procedures. An email correction will be sent regarding pool attendant and pool access hours.

Managment & Maintenance Report- Amy Jack & Jimmy Jack

Deck and Roof Planning • Grounds restoration will continue behind completed deck and roof projects, including grading, bark, and cleanup. • Approximately 18 to 19 decks remain in the next phase. • Engineering for Units 161 and 162 has been submitted to the county. • Under-deck drainage will need to be addressed for new deck designs because the old false floor/water catch systems are not included in the new engineering drawings. • The target completion date for Phase 2 deck work is December 31, 2027, and management recommended beginning the bid process now to support budgeting and prioritization. • Management reported that roofs for Units 1-8 and 74 are completed and that roofs 58-61 and 16 were expected to start shortly. Six roof buildings remain to be addressed following current work and planned roof inspections. Homeowner Platform • Management reported that implementation of a new homeowner platform is underway, with a revised target launch of July 1. The platform is expected to provide real-time account access, dues posting visibility, online payment options, violation tracking, ARC submission support, buoy fee billing, Dollar House rental charges, improved financial reporting, reduced accounting administrative time, and reservation for courts and Dollar House. Summer Staffing • Management introduced seasonal staffing plans, including new and returning employees for recreation. Community Conduct •

Ending Comments

President Bayne asked homeowners to work together respectfully during the busy summer season, particularly regarding leash rules, dog waste, bikes, parking, and neighbor interactions. Homeowners were encouraged to allow management and the Board to assist with rule enforcement and neighbor disputes where possible. It was also acknowledged that homeowners may contact animal control or other appropriate authorities when safety concerns warrant.

Adjournment

There being no further business to come before the Board, a motion to adjourn was duly made and seconded. Result: Approved unanimously. The meeting was adjourned.

Submitted by: Marvin Feinstein Secretary, Board of Directors