FOUR WINDS BEACH RESORT
Board of Directors Meeting Minutes
Date: November 4, 2026
Call to Order & Attendance
A meeting of the Board of Directors of the Four Winds Beach Resort Condominium Association Inc. was held November 4th, 2026, at 10:54 A.M. Board Members Present: President Robert Lee, Treasurer Scott Erickson, Director John Vigliotti, Director Bobbie Erickson. Board Members present via Zoom video: Vice President Kenny Malchus, Secretary Chuck Govin. Manager Kathleen Rhodes and Bookkeeper Joshua Silvani. Absent incoming director Debra Pittman.
Approval of Prior Minutes
Motion: Approve the Board of Directors Meeting Minutes from September 2, 2026, Moved by: Scott Erickson, seconded by: Bobbie Erickson, motion passed unanimously.
Board Organization & Election of Officers
Board Vacancy: Following John Tanner’s departure, Debra Pittman joins the Board as a newly elected Director. Kathleen Rhodes and Robert Lee will notify all newly elected members today.
Secretary Position: Chuck Govin expressed his desire to step down as Secretary. Motion by Scott Erickson, seconded by Bobbie Erickson, that Chuck Govin continue as Secretary for today’s meeting and complete the minutes for this and the Annual Meeting, and that the Board ask Debra Pittman to consider serving as Secretary with Chuck assisting in the transition. Motion passed unanimously.
Remaining Officers: Motion by Kenny Malchus, seconded by John Vigliotti, to retain the remaining officers: Robert Lee as President, Kenny Malchus as Vice President, and Scott Erickson as Treasurer. Motion passed unanimously.
Approved 2027 Meeting Dates
May 19, 2027: Board Meeting
September 1, 2027: Board Meeting
November 3, 2027: Annual Members Meeting & Board Meeting
Financial Business: 2027 Operating Budget
Treasurer Scott Erickson presented the updated 2027 Operating Budget worksheet: Minor revisions to Deferred Maintenance percentages reduced the overall assessment increase. Reserve Contributions: Over $186,000 will be allocated to Reserves. A new line item was added to reflect interest transfers (just under $49,000 budgeted in the Deferred Maintenance account plus approximately $78,000 in projected interest), bringing total 2027 Reserve contributions to approximately $250,000. Account Balances & Strategy: The Operating Account will receive an increase, and unallocated interest collected this year was applied to fund reserves and reduce maintenance fees. The current Deferred Maintenance Reserve balance stands at approximately $2.2 million, continuing John Tanner’s practice of maintaining strong reserves to avoid special assessments. Motion to Approve: Moved by Chuck Govin, seconded by Kenny Malchus, to approve the 2027 Operating Budget as presented. Motion passed unanimously.
Old Business
Tennis & Pickleball Courts: Court resurfacing and color scheme are complete, though the courts remain closed until fencing is installed. New curbing requires the fence to sit atop the curb to prevent gaps and fall hazards. A permit for the like-for-like fence replacement is pending (estimated 2–3 weeks).
Fire Alarm System: Contract is signed with EPS, and the Fire Marshal confirmed the property remains compliant in the interim. Hatcher Engineering is updating drawings to remove proprietary system language per Fire Marshal recommendations. Installation is expected to be completed in 2027 with minimal unit disruption.
New Business
2-Bedroom Unit Remodeling: Outdated master bathrooms were discussed for tub-to-shower conversions using large wall inserts to reduce grout maintenance. Management will consult a contractor on permitting and utilize in-house maintenance staff to control costs, targeting a 1–2-week turnaround per unit. Windows & Sliding Glass Doors: Roughly half of the resort windows are complete. Management will gather pricing for replacing sliding glass doors featuring fixed side panels and a center door to improve furniture layouts and reduce roller maintenance. Additional Future Projects: Front railings are currently grandfathered but will require eventual replacement. Exterior building painting is scheduled for next year and is fully funded.
Adjournment
Motion to Adjourn: Moved by John Vigliotti, seconded by Kenny Malchus. Motion passed unanimously. The meeting was adjourned by President Robert Lee at 11:20 AM, immediately followed by an Executive Session.
Respectfully submitted by
Chuck Govin, Secretary