Date: Saturday, November 8, 2025

Time: 8:30 AM

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

Attendance

Directors Present: Bruce Bayne (President), Carl Bertelsen (Buildings Committee), Cris Wedekind (Insurance & ARC Committees), Dana Stalder* (Treasurer), Marvin Feinstein (Secretary), Terry Sarvas (Grounds Committees), Bob Nielsen (Insurance Broker of Record)

Management & Vendors: Jimmy Jack (A Jack of All Trades, “AJOAT”), Amy Jack (AJOAT), Kabrina Jack (AJOAT).

Homeowners Present: , Robin Kelley (Unit 162), , Jon Heintz (Unit 80), Ralph Coppola* (Unit 110), Lisa Kelley* (Unit 33), Dave Nemeth* (Unit 78), Julia Burt* (Unit 42), Heidi Lanham* (Unit 188), David Heneghan* (Unit 7)

*Attend via zoom video conferencing

Call To Order

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. Mr. Bayne, President, called the meeting to order at 8:31 AM, confirmed a quorum was present, and confirmed that each person participating by teleconference could hear and be heard by all other participants. Mr. Feinstein acted as Secretary for the meeting. The agenda was reviewed and approved.

Homeowner Public Comments

Mr. Heneghan (Unit 7) thanked the Board for the reroofing work and requested reimbursement of $6,951 for mold remediation of a bedroom following a Spring 2025 roof leak. Additional discussion occurred regarding the origin of the leak and timing of cost estimates.

President’s Report- Bruce Bayne

Mr. Bayne noted appreciation for the Board and volunteers and reiterated an intent to improve communications with homeowners. No items required BOD approval.

Finance Committee Report- Dana Stalder

Mr. Stalder presented the financial update. As of November 7, 2025, Operating cash was approximately $748,000; Reserve balances approximately $1,638,000 (largely in short-term CDs). Special Assessment collections totaled $1,358,000 (≈79%), with $729,000 spent to date. Dues receivables were approximately $78,000 (to be confirmed); final grace notices were issued with late charges to be assessed after November 15, 2025. No legal actions are pending.

The following motions were considered and approved:

• Approval of Financial Statements for the periods ended June 30, July 31, August 31, and September 30, 2025 (as prepared by McClintock).

• Authorization to transfer up to $250,000 from the Operating Account to the Reserve Account prior to December 31, 2025, to minimize tax liability (final amount subject to year-end calculation).

• Revision to bank signature authorities to add the Vice President as an authorized signatory, in addition to Mr. Bayne and Mr. Giacomi (Assistant Treasurer).

Resolutions – Finance

NOW, THEREFORE, BE IT RESOLVED, that the Financial Statements for the periods referenced above are hereby approved.

Resolved further, that the Treasurer is authorized to transfer up to $250,000 from Operating to Reserves prior to year-end to optimize Association tax position.

Resolved further, that the Vice President is added as an authorized signatory on Association bank and investment accounts, with all other signatories remaining in effect.

Insurance Committee Report- Cris Wedekind

Mr. Wedekind reported that all coverages are in force; Directors & Officers (D&O) limits increased to $2 million; Crime coverage increased; excess liability increased to $10 million. Policy renewal/anniversary dates have been aligned to May 27, 2026. Market commentary was provided regarding reinsurance treaty renewals and potential 2026 premium pressure; a 15% budget contingency was suggested. No items required BOD approval.

Architectural Review Committee (ARC) Report- Cris Wedekind

Mr. Wedekind provided status updates on active projects (e.g., Units 77, 42, 111–112 AC approvals under new guideline, 97, 116, 44, 151–152, 163, 40). Guideline clean-up and website updates are ongoing. Exterior light fixture options (e.g., Hammerton and glass options) will be presented.

Deposits and Compliance: The Board considered and approved updates to refundable construction deposits to improve compliance and mitigate common-area impacts.rojects up to $15,000: 10% refundable deposit.

• Projects $15,000 to $150,000: $1,500 refundable deposit.

• Projects above $150,000: $3,000 refundable deposit.

• Deposits held in escrow and refunded upon satisfactory completion and compliance; penalties may be assessed for violations per ARC rules.

Resolutions – ARC

NOW, THEREFORE, BE IT RESOLVED, that the refundable ARC deposit schedule is adopted as presented above, to be incorporated into ARC Rules & Regulations and published to Members.

Buildings Committee Report- Carl Bertelsen

Mr. Bertelsen and AJOAT reported: multiple deck rebuilds completed and in progress (e.g., high decks 32–35 nearing completion). A schedule will prioritize remaining Level-2/3 critical decks, with seasonal constraints noted. Roofing: Units 5–8 waterproofed and in progress; Units 1–4 require restoration of a previously removed interior support prior to roof work. Unit 61 leak queued following current work.

Rodents and Common-Area Mesh Vents:

• Sporadic rodent intrusions (squirrels/chipmunks) noted; certain eave mesh screens require replacement/upgrade.

• Consensus: rodent mitigation within units is a homeowner responsibility; AJOAT to study and recommend best-practice screening/mesh upgrades at common-area eaves/vents.

Resolutions – Buildings: Rodent Responsibility

NOW, THEREFORE, BE IT RESOLVED, that rodent mitigation and interior damage within Units are homeowner responsibilities;

Resolved further, that Management (AJOAT) will assess and implement reasonable common-area screening/mesh improvements to reduce rodent ingress pathways, and will provide recommendations to the Board.

Water Intrusion / Remediation Determinations:

• Unit 7: HOA to reimburse $6,951 for mold remediation associated with a roof leak; reconstruction to be performed by AJOAT at HOA cost.

• Unit 3: Ongoing musty odor and moisture; preliminary assessment suggests groundwater incursion unrelated to July 2025 main line regulator failure; homeowner responsibility pending further evaluation.

• Unit 74: Water incursion linked to historically inadequate French drain; HOA funded corrective French drain work and accepted responsibility.

Resolutions – Buildings: Water Incursion

NOW, THEREFORE, BE IT RESOLVED, that the Association shall reimburse Unit 7 for $6,951 in mold remediation related to roof leak damage and cover associated reconstruction costs;

Resolved further, that Unit 3 water intrusion, preliminarily determined to be groundwater-related, shall be a homeowner responsibility unless subsequent evidence indicates otherwise;

Resolved further, that corrective work for the Unit 74 French drain was appropriately funded by the Association.

Coverage Analysis: Prior consultant is no longer in business. Proposal received from Wells Barnett to perform an updated coverage analysis (estimated $12,000–$15,000). The Board will review the written proposal by email and respond with approval to proceed if acceptable.

Bear Incidents: Multiple recent break-ins (lower windows/one door); coordination with wildlife authorities noted.

Security & Trespass at West End (Dollar Trail): Persistent trespassing continues despite new fencing and cameras.

Resolutions – Buildings: Security & Trespass

• Board established a Security Subcommittee to recommend comprehensive deterrents and safety-compliant barriers, including insurance review of barbed/electric fencing and signage implications.

• Consider seasonal staffing/checkpoint during peak months; explore visible credentialing (vehicle decals/wristbands) for owners/guests/renters; increase clear “No Trespassing/Private Property” signage.

Grounds Committee Report- Terry Sarvas

Mr. Sarvas provided updates including shoreline cleanup scheduling; buoy field maintenance and redistribution; beach path erosion control and new handrails (uphill side); ongoing tree work; and scheduling of gravity sewer line camera inspections (target: one-third of lines per year). No items required BOD approval.

Tennis & Pool Committee Report- Bruce Bayne

Mr. Bayne reported: pool closed for the season; maintenance contract proposal received (revisions on staffing/hours to be incorporated prior to approval). Preliminary discussions have begun with local architect Ken Whittles regarding potential upgrades to pool/ recreation area which would include workout/gym facility; concept development to return to the Board prior to any homeowner communication.

General Manager’s Report- Amy Jack & Jimmy Jack

Mr. and Mrs. Jack reported transition to winter operations (new equipment, storage containers), addition of a full-time landscape specialist to strengthen proactive inspections, and a plan to formalize semiannual building and landscape inspection schedules.

Governance / Rules – Motorcycle Prohibition and Enforcement

The Board discussed enforcement of the Association’s prohibition on motorcycles. Visitors occasionally arrive by motorcycle and some owners were unaware of the rule. The Board emphasized compliance and signage at the front gate and clarified that off-site parking is required for any motorcycle arriving at the property.

Resolution – Motorcycle Enforcement

NOW, THEREFORE, BE IT RESOLVED, that motorcycles are prohibited within the community;

Resolved further, that signage shall be posted at the front gate;

Resolved further, that violations will result in a $500 fine to the responsible homeowner, following due process;

Resolved further, that Management will direct any motorcycle to park off-site prior to gate entry when feasible.

2026 Operating Budget and 2026 Replacement Budget

Mr. Stalder provided a proposed 2026 Operating Budget and 2026 Replacement Budget.  The Operating Budget reflects no changes to the current $5,500 / quarter in Homeowners dues and no 2026 Special Assessment.  Inclusive of $1.0M of 2025 Special Assessment income rolled forward, the 2026 Operating Budget assumes revenue of $3.959M and a planned transfer to the 2026 Replacements Budget of budget of $972,500.  Further discussion ensued.

Approval of 2026 Operating Budget and 2026 Replacement Budget

NOW, THEREFORE, BE IT RESOLVED, that the CHOA 2026 Operating Budget and 2026 Replacement Budget is, as presented to the Board, hereby are approved.

Approval of  2026 Homeowners Dues

NOW, THEREFORE, BE IT RESOLVED, that revised 2026 Homeowners Dues of $5500 / quarter hereby are approved.

Approval of Prior Meeting Minutes

Mr. Bayne called for approval of the minutes of the prior CHOA Board Meeting.

NOW, THEREFORE, BE IT RESOLVED, that the Minutes of the prior Regular Meeting of the Board of Directors, as presented, are hereby approved.

Closed Session

The Board of Directors entered a closed session. All non-director attendees departed. An executive session was held; no actions and no decisions made requiring board of directors approval .