President's Message
President’s Report
Board of Directors Meeting
February 1, 2025
Board of Directors Meeting
February 1, 2025
Updates:
- All of you should have received the updated Pet Rule, as adopted by the Board. We are in the midst of updating the PB Rules document and will distribute that to all unit owners when that work is complete. Nevertheless, and despite the snow on the ground, the revised rule is now in effect.
- We have just put the finishing touches on the Tennis Court Rebuild Survey and that will be going out to all unit owners on Monday, so please keep an eye out for it and please submit your responses in a timely fashion.
- Late last year it came to our attention that a significant corporate filling that the Association must submit to the state, had been overlooked for 15 years. This particular filing must be submitted every 5 years, so it's not as bad as it sounds, but nevertheless the PBCA had been delinquent for some time. Big thank you to Donnie for discovering this oversight and an even bigger thank you to him for working with the state to get us and our filing back on track. We are back in good standing and will make sure that future Boards and Managers are aware of this requirement.
- I recently received, as I’m sure most of you did, a marketing letter from Maxfield realtors, in town, and I’m going to toot our own horn here for a minute, as the letter states that Point Breeze, “…remains the premier and most desirable waterfront conclave in Wolfeboro, primarily due to its layout and excellent management by the association and staff.” It is nice to be recognized as such and I would like thank my fellow Board members and shout out a very big thank you to the staff - your hard work has paid off!
- And, lastly, and at the risk of stealing Lou’s thunder, with all of the 2024 budget numbers in and accounted for, we ended up the year at a mere 1% over budget. With everything we faced last year I consider that to be somewhat of a miracle.
- We have just put the finishing touches on the Tennis Court Rebuild Survey and that will be going out to all unit owners on Monday, so please keep an eye out for it and please submit your responses in a timely fashion.
- Late last year it came to our attention that a significant corporate filling that the Association must submit to the state, had been overlooked for 15 years. This particular filing must be submitted every 5 years, so it's not as bad as it sounds, but nevertheless the PBCA had been delinquent for some time. Big thank you to Donnie for discovering this oversight and an even bigger thank you to him for working with the state to get us and our filing back on track. We are back in good standing and will make sure that future Boards and Managers are aware of this requirement.
- I recently received, as I’m sure most of you did, a marketing letter from Maxfield realtors, in town, and I’m going to toot our own horn here for a minute, as the letter states that Point Breeze, “…remains the premier and most desirable waterfront conclave in Wolfeboro, primarily due to its layout and excellent management by the association and staff.” It is nice to be recognized as such and I would like thank my fellow Board members and shout out a very big thank you to the staff - your hard work has paid off!
- And, lastly, and at the risk of stealing Lou’s thunder, with all of the 2024 budget numbers in and accounted for, we ended up the year at a mere 1% over budget. With everything we faced last year I consider that to be somewhat of a miracle.
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December 2024
Season’s Greetings from Point Breeze!
As 2024 draws to a close I wanted to update you on some significant developments around the property.
- The Board has developed and adopted a revised Rule regarding pets on the property, specifically expanding the places on the property where dog owners may allow their pets to run free, without a leash. (We will be sending out the new rule to each of you, shortly. You will also be able to find it within the Rules document on the Point Breeze website.)
- We are making great strides regarding the installation of a generator for our well pump house. After receiving several bids, we have identified the equipment needed and the contractor to do the work, and that work will begin as soon as the ground softens up enough for them to trench and install the unit.
- Early next year you will be receiving a survey from the Board, which will solicit your thoughts regarding the demolition and replacement of the Point Breeze tennis courts. We currently have that work scheduled to begin in 2026, and since it will be large capital expense for the Association we want to give each unit owner the ability to weigh in on that project, beforehand. Please keep an eye out for the survey and please take the time to volunteer your thoughts.
Other than those items, Winter is in full swing in Wolfeboro! While our staff continues its normal winter work around the property, we have already had four plowable snow events, followed by unseasonably warm and rainy weather, resulting in beautiful Christmas decorations around town and little if any snow. In general, things up here are beautiful and all is well.
I hope you all have the opportunity to relax and unwind as the year comes to an end, and I hope you are able to spend the down time with your loved ones. On behalf of the PB Board of Directors, we wish you and yours a very Merry Christmas and a happy and healthy New Year!
Season’s Greetings from Point Breeze!
As 2024 draws to a close I wanted to update you on some significant developments around the property.
- The Board has developed and adopted a revised Rule regarding pets on the property, specifically expanding the places on the property where dog owners may allow their pets to run free, without a leash. (We will be sending out the new rule to each of you, shortly. You will also be able to find it within the Rules document on the Point Breeze website.)
- We are making great strides regarding the installation of a generator for our well pump house. After receiving several bids, we have identified the equipment needed and the contractor to do the work, and that work will begin as soon as the ground softens up enough for them to trench and install the unit.
- Early next year you will be receiving a survey from the Board, which will solicit your thoughts regarding the demolition and replacement of the Point Breeze tennis courts. We currently have that work scheduled to begin in 2026, and since it will be large capital expense for the Association we want to give each unit owner the ability to weigh in on that project, beforehand. Please keep an eye out for the survey and please take the time to volunteer your thoughts.
Other than those items, Winter is in full swing in Wolfeboro! While our staff continues its normal winter work around the property, we have already had four plowable snow events, followed by unseasonably warm and rainy weather, resulting in beautiful Christmas decorations around town and little if any snow. In general, things up here are beautiful and all is well.
I hope you all have the opportunity to relax and unwind as the year comes to an end, and I hope you are able to spend the down time with your loved ones. On behalf of the PB Board of Directors, we wish you and yours a very Merry Christmas and a happy and healthy New Year!
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President’s Report
Board of Directors Meeting
November 2, 2024
Board of Directors Meeting
November 2, 2024
Property-Related updates:
- With the completion of the new roofs at Units 43/44 and 45/46 last month, we have finally completed our 7 year re-roofing project.
- The bulk of the sidewalk repairs needed in front of Units 11-13, have been completed and we are now just waiting for the electrician and Wolfeboro Electric to come back and move the overhead power line into our new underground conduit.
- We have made major strides in cleaning out much of the abandoned material from our Boatyard and are waiting for one last abandoned vessel to be removed.
- We replaced the eroding and dangerous brick walkways in front of Units 23-25, with new asphalt walks, which will result in easier snow removal and less ultimate maintenance, going forward.
- We are currently waiting for one last visit by Doug Royle, to complete our tree maintenance program for this year.
- We are waiting for our Pella representative to be on the property so that we may order the replacement windows and slider door needed to help us complete our current list of building repairs.
- Our Fall cleanup is well underway and the staff is working very hard to get the property ready for winter. Donnie, Jim and Ryan have been working very hard and the property looks great.
- The Board has received a request to review and change the PB Rule regarding pets on the property, to possibly expand the scope of places where dogs may run without a leash. The Board is currently reviewing the Rule and considering possible revisions.
Proposed 2025 Budget: I believe that the 2025 budget proposed by the Board is quite sound. The resulting increase is due primarily to a proposed substantial increase in the tree maintenance budget, as well as an additional small amount set aside for Social gatherings, which seemed to be a priority for unit owners, during the Annual Meeting.
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June 2024
To All Unit Owners:
Greetings from Point Breeze!
The Summer season has finally arrived here in New Hampshire and the property looks as green and lush as ever! After a not-so-Spring-like Spring, it is a welcomed relief. I want to update you on what is going on at Point Breeze, as well as remind you of some important things as you return for the Summer season.
First and foremost, being the beginning of Summer, the docks are going in the lake. As of this writing, the Center and East docks are in and usable, and the West docks will be going in this week. Once that work is complete, the swim lines and float will be installed and the East and West beaches will get refreshed so they are ready for summertime fun. I am happy to report that the lake level is back to normal after last year’s draw down and we should have a beautiful summer on our beaches and boats.
In general, because of the arduous Spring cleanup resulting from the destructive Winter/Spring storms, we are a bit behind on our mowing and trimming around the property, but this year’s routine building painting and repairs are well underway. Our tree service company removed the last of the storm debris the week before last and our staff has done a fantastic job of getting the property cleaned up and looking good. Donnie, Jim and Ryan have been rock stars throughout and I want to thank them for all their hard work in a particular tough Spring.
Now, some important reminders:
- I am thrilled to report that we will have a lot of small children on the property this year and it will be more important than ever to watch your speed when driving on the property. Please stay aware and keep your speed at or below the posted 15 mph limit.
- Please remember, and remind your quests, that parking on the property is limited to designated parking areas, only. If you have multiple guests please have them park in the overflow parking area by the Association office. There is no parking on the grass or in the wooded areas of the property.
- For their safety and the safety of all on the property, please keep your pets on their leashes when moving around the property, and please remember to clean up after your pets.
- Please ensure that your trash is sorted appropriately, as delineated in the Point Breeze Trash Separation Guide, which may be picked up at the Association office or found on the Association website. The Wolfeboro Solid Waste Transfer Station has gotten very strict about what it accepts and we cannot risk losing our facility permit. Trash that is not sorted properly will not be taken by the staff.
- When your day on our beaches, or on your boats, is completed, please remember to take all of your personal property home with you. Anything left on the beaches or docks will be taken away and disposed of by the staff during their regular maintenance of the facilities.
Thanks for your attention to these important matters. I look forward to seeing you all around the property and look forward to another wonderful summer at Point Breeze and on Lake Wentworth!
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April 17, 2024
All Unit Owners:
As a follow up to my previous message, I wanted to let you know that the weather has improved and clean up of the property continues. We had another (rain) storm late last week, with high winds again, but thankfully this time we saw very little additional damage. The staff is very busy restoring order around the property, as there is a lot of debris to be moved, but all units are now accessible and the roads are clear. There are still sagging power lines in the upper west field and lower east circle, and we are waiting for Wolfeboro Electric to make their way back to us to repair those non-priority items. At this point I would tell you to come on up if you’re so inclined, but please pardon the mess!
On a very sad note, I also wanted to let you know that a good friend to many and long-time resident of our community, Felicity Freund, passed away this week after long and hard-fought illness. There was no greater supporter of Lake Wentworth and the surrounding community and Felicity will be missed by all. Please keep her and her family in your prayers.
Stay safe and healthy!
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April 8, 2024
All Unit Owners:
It’s been another challenging couple of days here at Point Breeze. Last Thursday’s Nor'Easter dumped 20+ inches of wet, heavy snow on the property and together with 30-40 mph winds, created quite a chaotic and dangerous situation. We lost several more trees and many, many broken tree parts rained down all over the property.
Early Thursday morning a tree fell on the upper west field, taking the power lines down with it. That resulted in a loss of power for Units 1-7, 8-18, 43-46, and the office. When Wolfeboro electric finally reached us to repair the service late Saturday, they had to instead shut off the power to the entire property due to a downed live wire, and to get the fallen tree off the all the wires. From that point, the entire property was without power (and water) until 11am Sunday morning, when they returned to complete the repairs. While it did take a bit longer than usual for Wolfeboro Electric to respond and repair our service, I appreciate their efforts given the unprecedented amount of repair work they are facing resulting from this storm.
As far as the cleanup around Point Breeze, that will take weeks, so I would encourage you NOT to rush up here unless absolutely necessary. Our tree maintenance company is coming Monday to start cutting down and removing tree parts too large for our staff to move and that will likely take the better part of a week.
Thankfully, there was no significant damage to any of the buildings, but some unit entrances are blocked by debris and inaccessible, not to mention there is still a great deal of snow on the ground. Again, if you do not have to be here, please stay home for now so our staff can work unimpeded.
I will keep you posted as to the progress of our cleanup and the general accessibility of the property. If you have any questions in the meantime, please do not hesitate to call me or Donnie.
Stay safe!
**********
Late January 2024
A quick update from Point Breeze...
I am very happy to report to you that we have taken possession of our new Association work truck and we are now back to full operations on the property. Donnie has already been out plowing with the new truck, and Jim and Ryan will resume trash pickup on Tuesday. I appreciate everyone’s patience as we worked through the aftermath of the December storm and hope you were not greatly inconvenienced.
Stay safe and warm, and I hope to see you up here soon!
I am very happy to report to you that we have taken possession of our new Association work truck and we are now back to full operations on the property. Donnie has already been out plowing with the new truck, and Jim and Ryan will resume trash pickup on Tuesday. I appreciate everyone’s patience as we worked through the aftermath of the December storm and hope you were not greatly inconvenienced.
Stay safe and warm, and I hope to see you up here soon!
**********
January 2024
Happy New Year from Point Breeze!
I hope you all had a safe and happy New Year celebration! I wanted to update you on some significant happenings around Point Breeze in recent weeks.
As you may have already heard, we had a bit of a weather disaster here on December 18, when a violent storm blew through packing sustained winds around 40 mph and gusts reaching 60-70 mph. I am happy (and quite relieved) to report that no people and no structures were harmed during the storm. Unfortunately, we did not escape completely unscathed.
The wind blew down 7 trees and, unfortunately, 2 of those trees hit and crushed our red work truck as it was parked in front of the office. We are currently working with our insurer to deal with fixing/replacing the truck. For some perspective, the entrance road to PB was blocked for the better part of the day because the fallen trees could not be cleared until the wind abated. Also, one of the trees took down a power line feeding the west half of the property. That side of the property was without power, and the entire property was without water, for almost 28 hours. The trees were cleared, the power was restored, and the property was cleaned up in record time because of the quick thinking and action, and hard work, of our staff (who were on the property when the storm hit).
Since the storm, Donnie, Jim and Ryan have done an unbelievable job getting the property back up and running and, once again, our tree contractor Doug Royle, along with our friends at Wolfeboro Electric, provided us with immediate and quite literally life-saving service. Big thank you to all of them!
I urge any of you thinking about coming up in the next few weeks to check with Donnie prior to traveling up here, as there is currently no trash pickup being done, and plowing will be at the mercy of outside contractors, in the short term because of the loss of our truck. All other work on the property is ongoing. I will keep you all posted as to our progress in replacing the truck and getting our trash pickup and plowing back on track. The positive news for now is that the short term weather forecast shows little in the way of snow in the next week or so.
The next time you drive onto the property, check out the huge tree stumps near the office - they will provide you with some idea of the size of the trees that came down and the ferocity of the wind that fell them. Until my next update, stay safe at your homes and pray with us that Mother Nature’s fury ebbs a bit going forward.
Please reach out to me (or Donnie) if you have any questions about the property.
I hope you all had a safe and happy New Year celebration! I wanted to update you on some significant happenings around Point Breeze in recent weeks.
As you may have already heard, we had a bit of a weather disaster here on December 18, when a violent storm blew through packing sustained winds around 40 mph and gusts reaching 60-70 mph. I am happy (and quite relieved) to report that no people and no structures were harmed during the storm. Unfortunately, we did not escape completely unscathed.
The wind blew down 7 trees and, unfortunately, 2 of those trees hit and crushed our red work truck as it was parked in front of the office. We are currently working with our insurer to deal with fixing/replacing the truck. For some perspective, the entrance road to PB was blocked for the better part of the day because the fallen trees could not be cleared until the wind abated. Also, one of the trees took down a power line feeding the west half of the property. That side of the property was without power, and the entire property was without water, for almost 28 hours. The trees were cleared, the power was restored, and the property was cleaned up in record time because of the quick thinking and action, and hard work, of our staff (who were on the property when the storm hit).
Since the storm, Donnie, Jim and Ryan have done an unbelievable job getting the property back up and running and, once again, our tree contractor Doug Royle, along with our friends at Wolfeboro Electric, provided us with immediate and quite literally life-saving service. Big thank you to all of them!
I urge any of you thinking about coming up in the next few weeks to check with Donnie prior to traveling up here, as there is currently no trash pickup being done, and plowing will be at the mercy of outside contractors, in the short term because of the loss of our truck. All other work on the property is ongoing. I will keep you all posted as to our progress in replacing the truck and getting our trash pickup and plowing back on track. The positive news for now is that the short term weather forecast shows little in the way of snow in the next week or so.
The next time you drive onto the property, check out the huge tree stumps near the office - they will provide you with some idea of the size of the trees that came down and the ferocity of the wind that fell them. Until my next update, stay safe at your homes and pray with us that Mother Nature’s fury ebbs a bit going forward.
Please reach out to me (or Donnie) if you have any questions about the property.
**********
November 2023
Greetings from (a chilly and snowy) Point Breeze! We had our first measurable snowfall of the season this morning and, despite being a wee bit early on the calendar, it was as beautiful as ever!
Having just completed our November Board meeting, I wanted to provide you with some updates regarding recent activities here on the property. The Fall season at Point Breeze is usually pretty active, but this year it was especially so:
- The staff removed our docks on schedule, with the help of our old friend Jim Roome. Our timing was perfect this year, as this was the year for the lake “drop”, which is done every five years. The lake level is lower than I have ever seen it and had we waited any longer to remove the docks, we would not have been able to do so.
- Over the Summer our staff detected a leak in our water system and this Fall we were able to pinpoint and repair it. The leak was, in fact, two separate leaks in front of Units 30/31, each resulting from aging pipes. Big thank you to Gilford Well Co. for their prompt and thorough repair.
- During the annual septic tank pumping/cleaning, our staff noticed a faulty septic pump, also in front of Units 30/31. That pump was subsequently replaced, along with some aging wiring. Thank you to DJ Septic for their prompt and thorough work.
- Fall cleanup has been ongoing (and, seemingly, never-ending). It has been a very special year for leaf, pine needle and acorn drops and the staff has been quite busy keeping the property clean.
- With the extreme lake level drop, the staff has been able to redistribute a great deal of our beach sand (particularly on the West Beach) and we now have, again, a fluffy sand beach. Big thank you to the staff from all of us that enjoy the West Beach!
Looking ahead to the remainder of the year:
- Our roofing project continues next week, with Units 1, 2/3, 4 and 41/42 receiving new roofs. That will leave Units 43/44 and 44/45 for 2024, and that will complete the project for all units. (We are still looking into tackling the garage roofs. Stay tuned!)
- The outdoor furniture at the gazebo was replaced this summer and the new chairs have held up very well, so we will be purchasing additional new furniture for the boat house deck, before year’s end.
In other Board meeting news:
- I announced that we were able to pay back our water filtration system loan, in full, this year, ahead of schedule.
- The Board adopted the PBCA’s 2024 budget, which reflects a .8% increase to the operating budget, and a 1.8% overall increase (including the annual 6% Reserve increase) over the 2023 budget. Unit owners were sent the budget, as adopted, this past Monday for review and all will have the opportunity to DISAPPROVE the budget during a telephone meeting scheduled for Monday, November 20, at 6:00pm.
- The Board also adopted the newly drafted Electric Vehicle (EV) Charging Station Installation Policy, for any unit owner wishing to install an EV fast-charger in their unit garage. The policy will be distributed to all unit owners, shortly, and may be found on the Association's website.
That's all I have for now - consider yourself up to date! As always, if you have any questions about the activities around the property, please do not hesitate to reach out to me or any of the Board members.
Stay warm, safe and healthy, and have a wonderful Holiday Season!
Stay warm, safe and healthy, and have a wonderful Holiday Season!