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HomeMy WebLinkAboutKimball Tower BudgetKTMBALL TOWERS 2013 Budget Narrative Attachment 3 SUMMARY The 2013 Budget for Kimball Towers propose a rent increase based on increases in administration, utilities and insurance costs. We will submit for this rental increase and anticipate new rents to be effective September 1, 2013. Currently residents pay 30% of income up to a maximum of $598. ACCT. DESCRIPTION 5120 Rental Revenue 5220 Vacancy Factor 5410 Financial Revenue -Project Operations 5440 Revenue from Investments - Replacements Reserves 5910 Laundry and Vending 5990 Misc. Revenue 6203 Conventions and Meetings 6204 Management Consultants 6210 Advertising/Marketing 6310 Office Salaries 6311 6320 6330 6331 6340 6350 Office Expenses Management Fee Manager's Salaries Admin. Rent -Free Units Legal Expenses Auditing Expenses 6351 Bookkeeping Fees / Accounting Services EXPLANATION The proposed rents are as follows: Unit Type # of Units Current Rent Proposed Increase Proposed Rents One -Bedroom 151 $598 $12 $610 Budgeted at I % of rents. Budgeted per audit. Budgeted at $0. The amount remains in the reserve for replacement account and may not be used for operations. Budgeted per audit for laundry and water vending income. Budgeted per current for key income and other miscellaneous revenue. Budgeted for annual occupancy gaining at $2,700, which includes professional training, food, lodging and mileage for office staff, 2 annual occupancy -related classes at $300 total for office staff, for subtotal of $3,000. In addition, budgeted for annual maintenance seminar at $1,000 for maintenance staff. Budgeted at $25,000 for an asset management fee. Budgeted at $500 for classified advertising of rental units. Budgeted per current plus 5% for assistance in processing rents at $628 per month plus $1,500 for additional work related to front-line assistance. Also budgeted for Irma Garcia, office assistant, working 40 hours per week at $3,293 per month plus additional amount for sick, overtime and salary increase. In addition, budgeted for a 5% year-end bonus for office assistant, in lieu of a pension contribution. Budgeted per audit plus 5% for telephone and Internet, office equipment and maintenance, printing and copying expenses, office supplies, postage, etc. Budgeted at current rate of 7.50% of net rental, vending machine and laundry revenue. Budgeted per current plus 5% for Patricia Estanciero, Resident Manager, working 32 hours per week, earning $1,872 per month. Note that the manager's salary is split between Morgan and Kimball Towers. Also budgeted for Flora Gouleva, Assistant Manager, working 32 hours per week, earning $2,635 per month. Budgeted additional amount for overtime, sick and salary increases. In addition, budgeted for 5% year-end bonuses, in lieu of pension contributions. Budgeted at$610 each per month for the manager's unit and assistant manager's unit. Budgeted at $500 for project related legal expenses. Budgeted per current expense of $8,000 plus 5% for annual audit, electronic submission and filing fees. Budgeted for project computer software updates at $116, project computer maintenance at $1,292 and web -based occupancy software at $1,433. Also added allowable bookkeeping fees of $3 PUPM for centralized services. Prepared by Fallkeriberg/Gilliaria & Associates, lac. • Managing Agents 1560 West Colorado Boulevard, P.O. Box 7070, Pasadena, CA 91109.7070 ■ (323) 258-3512 Kimball Towers ACCT. DESCRIPTION 6390 Misc. Administrative Expenses 6450 Electricity 6451 Water 6452 Gas 6453 Sewer 6510 Payroll 6515 Supplies 6520 Contracts 6525 Trash Removal 6530 Security Payroll/ Contract 6546 Heating/Cooling Repairs 6711 Payroll Taxes 6720 Property and Liability Insurance 6722 Worker's Compensation 6723 Health Insurance & Other Employee Benefits 6790 Misc. Taxes, Licenses and Permits Reserve for Replacement Deposits 2013 Budget Narrative Page 2 EXPLANATION Budgeted per current for Resident Council at $100 per month. Resident Council is a tenant association that represents the tenants. They are elected by the tenants and provide support, activities and refreshments to all residents. Also budgeted for a service coordinator at $1,025 per month plus an allowable 10% fee (of service coordinator costs) at $1,230 for quality assurance services. The service coordinator helps the elderly residents obtain supportive services from the community in order to help them live independently and in their home. Budgeted per 12-month total of $44,683 plus 5%. Budgeted per audit plus 5%. Budgeted per audit plus 5%. Budgeted per audit plus 5%. Current is low since the amount hasn't been expensed. Budgeted per current plus 5% for Roberto Estanciero, Superintendent, working 40 hours a week earning $1,872 per month. Note that the Superintendent's salary is split between Morgan and Kimball Towers. Also budgeted for lordan Gouleva, Assistant Superintendent, working 40 hours a week earning $3,293 per month and for Charles Ray, Maintenance working 40 hours a week earning $3,467 per month. Budgeted additional amount for sick; overtime and salary increases. In addition, budgeted for 5% year-end bonuses, in lieu of pension contributions. Budgeted per audit plus 5% for cleaning supplies, plumbing supplies, electrical and maintenance supplies, appliance parts, paint, and hardware and tools, etc. Budgeted per audit plus 5% for elevator maintenance, plumbing and electrical repair, carpet cleaning, landscaping, exterminating, generator service, etc. Budgeted per audit plus 5%. Budgeted per current plus 5% for guard service, quarterly fire alarm inspections, annual fire alarm monitoring, fire/sprinkler alarm repairs, smoke detector purchases and installation, and fire extinguisher service. Current is high due to false alarm charges at $9,656. Budgeted per audit plus 5% for heating and cooling repairs. Budgeted at 7.65% of salaries for Social Security and Medicare plus $224 each for SUI/ETT taxes. Budgeted per current premium of $36,196 plus 5% for property and liability insurance. Budgeted per current premium of $15,580 plus 5% for worker's compensation insurance. Budgeted per current plus 5% for four employees at monthly cost of $833.97 each for health insurance, $5.90 each for life insurance, and $15.05 each for dental insurance. Audit was low since three employees were participating. However, now there are currently four participants. Budgeted per current plus 5% for elevator permit and inspection fees at $850, annual emissions fee at $360, and Hazmat materials fee at $317. Budgeted per monthly deposit of $7,000. Rev -May 23, 2013 Prepared by Palkenberg/Gillian & Associates, Inc. ■ Managing Agents 1560 West Colorado Boulevard, P.O. Box 7070, Pasadena, CA 91109-7070 ■ (323) 258-3512 Budget Worksheet Income and Expense Projections U.S. Department of Housing and Urban Development Office of Ho:lsing Federal Housing Commissioner Public repo. tIng burden. for Ihls colection of Information is estimated to average 1.5 hours per response, Including the lime for reviewing instructions, searchinc existing data sources, gathering and maintaining the dala needed, and completing and reviewing the collection or information. This agency may not collect this inforrrlaSon, and you are not required io complete this form, unless it displays a current:y valid OMB control number. OMB Approval Nc. 2502-0324 (exp. 12131/2014) This information is collected in accordance with Title II of the Nationa' Housing Act which requires that HUD re2alate rents for certain cooperative end subsidized rental projects. The Department formulated the processes by whit". owners could request increases. The recuirements for tenant participation in the rent increase process, which is included in Section 202 (b) of the HCD Amendments of 197B, necessitated that ;he Department desion procedures is give consideration for tenant comments. The information gathered is not of a confidentia' nature. The informat..cn is required in order ;o obtain bare/its. Project Number Name of Project KIMBALL TOWER Description of Account Acct. No. Audit (FYE 6130/2012) PUPM 151f12 Current FY (no. of mos. 9) PUPM 151l9 Budcet from 911113-8131114 PUPM 151112 Rental Rent Revenue - Gross Potential 5120 504,483 278.41 387,758 285.33 528,975 291.93 Income Tenant Assistance Payments 5121 549,659 303.34 419,337 308.56 576,345 318.07 5100 Rent Revenue - Stores & Commercial 5140 - - - Garage & Parking Spaces 5170 - - - Flexible Subsidy Revenue 5180 - - .. Miscellaneous Rent Revenue 5190 - - - Excess Rent 5191 - - Rent Revenue/insurance 5192 - - _ Special Claims Revenue 5193 - - - Retained Excess Income 5194 - - - Total Rent .Revenue Potential at 100%Occupancy 5100T 1,054,142 581.76 807,095 593.89 1,105,320 610.00 Vacancies Apartments 5220 1,157 0.64 i 3,737 2.75 11,053 6.10 and Stores and Commercial 5240 - - Rental Concessions 5250 - - - Garage & Parking Spaces 5270 - - - Miscellaneous 5290 - - Total Vacancies 5200T 1,157 0.64 3,737 2.75 11,063 6.10 Net Rental Revenue_ (Rent Revenue less bacences) 5152N 1,052,985 581.12 803,358 591.14 1,094,267 603.90 Income Nursing NomeslAsslsted Living!6oard B, Carel Dther 5300 Elderly Care/ Coop( Other Revenues 5300 Financial Financial Revenue- Project Cperatons 5410 19 0.01 18 C.01 19 0.01 Revenue Revenue from Investments - Res. Rec. 5430 - - - 5400 Revenue from investments - Rept. Res 5440 2,784 1.54 - - Revenue from investments - Miscellaneous 5490 - - - - Total Financial Revenue 6400T 2,803 1.55 18 0.01 19 0.01 Other Laundry and Vending Revenue 5910 6,703 3.70 5,218 3.84 6,7D3 3.70 Revenue TenantCflarges 5920 - - - 5900 interest Reduction Payments Revenue 5945 - - - Gifts (nonprofits) 5970 - - _ Miscellaneous Revenue 5990 586 0.32 120 0.09 120 0.07 Total Otner Revenue SHOT 7,289 4.02 5,338 3.93 6.823 3.77 Total Revenue 5000T 1,063,077 586.69 808,714 596.08 1,101,109 607.68 Admin. Conventions and Meetings 6203 3,358 1.85 3,367 2.48 4,000 2.21 Expenses Management Consultants 6204 20,000 11.04 - 25,000 13.80 62001 Advertising and Marketing 6300 6210 262 0.14 - - 500 0,28 Other Renting Expense 6250 18 0.01 - . - - Offtce Salaries 6310 32,038 17.68 31,806 1 23.40 55,379 30.56 Office Expenses 6311 20,136 11.11 15,277 . 11.24 21,143 11.67 Office or Model Apartment Rent 6312 - - - - Management Fee 6320 77,850 42.96 , 59,987 44.14 82,573 45.57 Manager or Superintendent Salaries 6330 56,281 31.06 t 45,167 33.24 64,488 3.5 59 Administrative Rent Free Unit 6331 13,892 7.67 1 10,712 7,88 14,64C 8,05 Lega Expenses -?reject 6340 - - , - - 500 C.25 Audi: Expenses 6350 - - - - 8,400 4.64 Bookkeeping FeestAccounting Services 6351 ,879 1.04 4,512 3.32 8,276 4.57 Misce laneous Administrative Expenses 6390 13,200 7.28 10,000 7.36 14,730 8.13 Total Administrative Expenses 6263 T 238,914 131.85 180,828 133.06 299,629 165.36 Previous editions are obsolete page 1 of 2 ref. Handbook 4350 1 form HUD-92547-A 8.12000) Project Number Name of Project KIMBALL TOWER Descript'onofAccount Acct. No. Audit (FYE6/3©/2012) FUPM 151/12 Current FY (no.ofmos. 9) PUPM 151/9 Budget from 911113-8131114 PUPM 151i12 Utilities Fuel Oil/Coal 6420 MN - 6400 Electricity 6450 44,384 24.49 34,C32 25.04 46,917 25.89 Water 6451 35,780 19.75 24,198 17.81 37,569 20.73 Gas 6452 47,249 26.08 32,798 24.13 49,611 Sevier 6453 45,300 25.00 - 47,565 26.25 Total Utilities Expense 6400 T 172,713 95.32 91,028 66.98 181,662 100.25 Operating& Payroll 651C 111,757 6`..68 77,906 57,33 127,620 70.43 Maint. Supplies 6515 35,203 19.43 22,857 16.82 36,983 20.40 Expenses Contracts 6520 137,778 76.04 95,177 70.03 144,667 79.84 6500 Operating and Maintenance Rent Free Unit ®0.11111111111111111111 - - Garbage and Trash Removal 6525 12,290 6.78 9,120 6.71 12,905 7.12 Security Payroll/Contract 6530 30,340 ®® 22.99 32,799 18.10 Security Rent Free Unit 6531111.1111111111111111111- HeatinglCoolirg Repa'rs and Maintenance 6546 34,106 18.82 12,528 9.22 35,811 19.76 Scow Removal 6548 1111111111111111=111111111111111111 - - Vehicle & Mairt. Eouip. Oper. and Repair 6570 IIIIIIMIIIUIIIIIIIIII - Misc. Operating & Maintenance Expenses 6590 - - - Total Operating & Maintenance Expenses 6500 T 361,474 199.49 248,825 183.09 390,765 215,65 Taxes & Real Estate Taxes 6710 - - Insurance Payroll Taxes (Project's snare) 6711 ' 7,070 9.42 15,204 11.19 19:557 1C.79 6700 Property and Liability Insurance (Hazard) 6720 32,469 24,923 18.34 38:006 20.97 Fidelity Bond insurance 6721 - - - Wo-kmen's Compensation 6722 13,053 7.20 15,580 11.46 16,359 9.03 Health Insurance & Other Employee Benefits 6723 22,572 12.43 20,615 15.17 43,162 23.82 Misc. Taxes, Licer., Permits, & Insurance 6790 940 =BM 880 0.63 1,603 0.88 Total Taxes & Insurance 6700T 86,104 47.52 77,182 56.79 118,687 65.50 Financial Interest on Mortgage Payable 6820 - MEI - - - Expenses Interest on Notes Payable ,Long -Tern)' 6830 i 6600 on Payable ,Shore -vice)" 685C ___ _ Mortgage Insurance Premium/Service Charge Mortgage sera 685CMEM - �� - Miscellaneous Financial Expenses 689C _111101111 Total Financial Expenses 6800 T - - - - 11111111111111111.11 Expenses Nursing Ot Homes/Assisted rel Co Living/Board & 6800 Care/Other Eld. Care; Coop! Other 6900 Total Cost of Operations 6900T 859,205 597,863 439.93 990,743 546.77 111111.1.11111 Reserve for Replacements Dep.:Required 84,000 46.36 63,000 46.36 84,000 46.36 Principal Payments Required - ME - - IIIIIIIII .IMII Debt Service for other approved loans -_111111.1 1111111111111111111111 Debt Service Reserve (it required) IIIIIIIIIIMIIIIM. General Operating Reserve {Ooops) _--11101111 Total Cash Requirements 943,205 520.53 660,863 486.29 1,074,743 593.13 Less Total Revenue 1,063,077 Kan 808,714 595.08 1,101,109 607.68 Net Cash Surplus (Deficiency) 111111111113=1.139 147,851 108.79 Rev-5/23 2013 I hereby certify that al; the information stated herein, as well as any information provided in the accompaniment herewith, is true and a curate. Wamin g: HUD tvi;l prosecute false claims and statements. Conviction may result in criminal andlor civil penalties. (15 U.S.C. 1001, 1010, 1012; 31 U.S.C. 3729, 3802) (Signature) Date ,nmlddlyyyy) dnati ?revicus e lions are obsolete `HUD Approved Secondary Financing page 2 of 2 Only for Budget Projections. ref: Handbook 4350.: tore F.UD-92547-A {5,20001 CAPITAL IMPROVEMENT BUDGET KIMBALL TOWER • Replace boilers and ancillary equipment: Estimate: $205,000/Paid by Kimball Tower replacement reserves. • Up -grade hot water supply piping: Estimate: $35,000/Paid by Kimball Tower replacement reserves. • Modernize elevators: Estimate $225,000/Paid by Kimball Tower replacement reserves. • Up -grade Fire Suppression system: Estimate: $175,000/ Paid by Kimball Tower replacement reserves. Morgan Tower CIP paid by Kimball Tower Replacement Reserves • Installation of Nutrition Center grease interceptor and renovation of employee bathroom drain system with a projected estimate of $90,000. Due to a low Morgan Tower replacement reserve balance, funds will be to be borrowed from Kimball Tower replacement reserves. • Up -grade fire suppression system at Morgan Tower including underground fire line and auxiliary pump system estimated at $200,000. Due to a low Morgan Tower replacement reserve balance, funds will be to be borrowed from Kimball Tower replacement reserves.