Announcements

The 860 stained glass window arrived this past week to be finally installed (after not one, but two trips to the restorer’s). Upon arrival – and much to our collective chagrin – we learned that the stained glass window somehow became damaged in transit. It has now been returned once again for repair, and we’re waiting on news of a revised completion date.

We realize that this has taken far longer than expected. Like many parts of the lobby renovation project, this is unfortunately another example of something that was simply beyond our control.

As always, you may contact the Board at wghpresident@gmail.com with any questions.

– Board of Directors

During this past weekend, both 860 and 870 experienced a number of heat-related problems which the Board is working to mitigate in partnership with our building’s super, handyman and plumber.

In 870, the heat came on however several apartments reported too much heat and/or leaking radiator valves. In 860, the heat did not come on at all. As this was the first time that our heating system was fully tested since installing new radiator valves (“TRVs”) and making other major improvements to our boiler, we learned where it is necessary to make further adjustments to the heating system. Our plumber will be visiting both buildings to ensure we make those necessary modifications.

In the meantime, if you see steam or any water dripping from your radiator, this indicates a leak which requires immediate fixing. To report any radiator or heating issues, please send an email to the Board at wghpresident@gmail.com. Please include “Steam Leak” or “Heating Issue” in the subject line.

In addition, the Board will be distributing a TRV informational guide sheet later this week.

The upgrades made over the summer will have long-term benefit to our energy costs. We appreciate your patience as we right-size these upgrades and continue to fine-tune our heating system requirements. As always, you may contact the Board at wghpresident@gmail.com with any questions.

– Board of Directors

As part of our ongoing energy efficiency / NYSERDA (New York State Energy Research and Development Authority) project, the Board would like to update all residents regarding several “behind the scenes” improvements which have been recently completed. These improvements are not necessarily visible to residents, but they will contribute to savings in our energy use going forward:

* Thermal blankets, which prevent heat loss from hot components, were installed on each of the building’s boilers.
* Over 1,000 feet of insulation was installed on exposed domestic hot water pipes and exposed steam pipes.
* Energy-efficient (bi-level controlled) light fixtures were installed in “back of house” spaces such as the basement, boiler rooms and maintenance work areas.
* Boiler and furnace mechanical controls were updated to improve the infrastructure and safety of our equipment.

870 residents may have noticed a temporary issue with low hot water temperature about two weeks ago. As a result, we retained our plumber to run some tests in order to determine the cause of the issue. He adjusted the boiler sensor and increased the mixing in order to provide hotter water to the building. We will continue to monitor the mixing valve.

We expect that the investment in all of these improvements will contribute to savings in our energy use. As the NYSERDA project continues, we will share updates about specific strategies and investments made to further reduce our energy costs.

As always, you may contact the Board at wghpresident@gmail.com with any questions.

– Board of Directors

We’re pleased to let you know that our beloved stained glass windows from 860 have been expertly cleaned and repaired, and are expected to be installed in approximately two weeks.

As always, you may contact the Board at wghpresident@gmail.com with any questions.

– Board of Directors

As part of our ongoing energy efficiency / NYSERDA project, new energy-saving light fixtures are being installed in hallways, stairwells and select common areas (basement, laundry room.) The work has been completed in the 870 building and is currently in-progress in the 860 building.

You will notice that these new fixtures feature bi-level controls. With bi-level controls, lights operate at full power only when a sensor detects activity. Otherwise, the lights operate at a reduced level during periods of inactivity. The new bi-level lighting uses 64% less power at the high setting as compared to our previous fixtures.

Please also note that the new lighting fixtures selected for the lobbies are energy efficient.

We expect that the investment in all of these new energy-saving light fixtures will result in a significant savings in electricity use.

As the NYSERDA project continues, we will share updates about specific strategies and investments made to further reduce our energy costs.

As always, you may contact the Board at wghpresident@gmail.com with any questions.

– Board of Directors

Please note that asbestos will be removed from the 860 lobby, mail room and meter room on Wednesday, August 5. During that time, access to all of these rooms will be restricted and entrance to the building will be through the courtyard entrance only. While we expect the contractor to finish on Wednesday, there is a possibility that the work may go into Thursday.

As always, you may contact the Board at wghpresident@gmail.com with any questions.

– Board of Directors

In follow-up to our update yesterday regarding the discovery of asbestos in the 860 lobby ceiling, we have learned today that it will be necessary to remove the existing asbestos in order to do the required work in the ceiling in front of the elevator. As previously shared, this work includes capping off the ceiling radiator and insulating the water pipes. We are currently working with our Managing Agent, Howard Landman, to find qualified contractors for the removal. We’ll get quotes as quickly as possible and will then move swiftly – and carefully – to get the work done. We will continue to let you know when the work will be scheduled and if there will be any impact to 860 lobby access.

As always, you may contact the Board at wghpresident@gmail.com with any questions.

– Board of Directors

The lobby renovation project continues to bring unexpected surprises, which require us to divert our attention away from the expected plan and occasionally focus our energies elsewhere. This week, we discovered asbestos in the 860 ceiling near the elevator. We are currently reviewing all the options for how to handle this, with input and advice from a certified professional who is qualified to guide us appropriately. We should know within a day or two if we can encapsulate the asbestos in place (especially as it has not been disturbed during the renovation work) or if it needs to be removed. Safety is our utmost concern, and we will be sure to follow all necessary regulations and procedures regarding asbestos. Once we know with certainty what actions we’ll follow, we will update you. We will then cap the ceiling radiator and insulate the water pipes, thus allowing us to close up the ceiling.

Regarding the re-design of the 860 vestibule, our architect, designer and contractor have been in touch last week to begin the coordination on that work. At present, we are determining if we can start the work without the new external doors in-hand. During this time, there may be restricted access through the 860 front door. Regarding the external doors, we are currently reviewing designs and getting prices. There is a long lead time for the doors (3-4 months).

You will also begin to see the installation of new energy-saving light fixtures, in conjunction with the NYSERDA project, beginning on Monday, August 3rd.

As always, you may contact the Board at wghpresident@gmail.com with any questions.

– Board of Directors

Work continues in both the 860 and 870 lobbies. Below is a summary of what’s expected to be completed within the next few weeks:

* New radiator grills have been ordered and will be installed shortly.
* New mirrors are expected to arrive in 2-3 weeks.
* A repaired stained glass window for 860 is expected to arrive any day now.
* We are getting quotes on re-painting the elevator doors and will be scheduling that work soon.

In August, we expect to move forward with installing updated signage and new framed photographs.

We are aiming to have all the above work completed by Labor Day.

The most significant work still remaining is a completed-revised, handicap-accessible vestibule entrance for 860. The Board is working with our architect and designer to choose a new front door. As there has also been some damage recently to the 870 front door, we are also now looking to replace that door as well. One challenge is that the lead time on new doors is several months. We are hoping to move forward with as many remaining “front door” punch list items as possible in the meantime. These items include installing new canopies, new inset rugs and new exterior lights.

As always, you may contact the Board at wghpresident@gmail.com with any questions.

– Board of Directors

It’s been a busy month at West Gate House, between the TRV installations and continued work in both the 860 and 870 lobbies. Below are a few updates for all residents:

Lobby Renovations
In 860, the tiles are almost finished being laid, following the completion of the subfloor and piping work. The next significant part of lobby to be addressed is the vestibule. The Board is working with our architect and designer to choose a new front door, focusing on aluminum and stainless steel options. In 870, we are nearly at punch list stage. As many of these items will also need to be addressed in 860, there are some cost and efficiency advantages to waiting on 860 in order to address the punch list for both buildings together. These include replacing signage, putting up framed photographs, installing a new inset rug just inside the exterior door, installing a new exterior awning and new exterior lights, painting the elevator door, and replacing the radiator covers.

TRV Installations
TRV installations continue this week and next. The Board has discussed needing to schedule some installation make-up dates for resident who were either not able to be home or provide access on the days their floor was visited by our plumbing partner. If you’re interested in a make-up date, please let the Board know at wghpresident@gmail.com. In the near future, we will also be sending out an instructional sheet about how to use your new TRV.

Watering
Each year, we rely on an amazing crew of dedicated volunteers to help us water and tend to our treepits and courtyards. If you would like to help out this summer, please let the Board know.

Missing Tax Refund Checks
It’s come to the Board’s attention that a few residents have had tax refund checks go missing (and in some cases, fraudulently endorsed). We know of at least one other situation several years ago with a building in the neighborhood where several residents had their refund checks stolen. If this has happened to you, please let the Board know by emailing us at wghpresident@gmail.com. It would be helpful to know how widespread this issue is, as there is more power in having a group that’s been identified to help authorities investigate further.

As always, you may contact the Board at wghpresident@gmail.com with any questions.

– Board of Directors