Jim: Many board members feel as you do, and everything you said is very common in many bldgs.

Don't pack it in and give up. You "care" and it doesn't sound like a lot of your SHs do, so you're a rare, valuable entity. When a bldg loses good board members, it runs the risk of getting some who are't capable of running a bldg or a corporation, or who want be on the board only for self-serving reasons. Both bad news.

You said "our board is serious about attempting to tackle issues..." That means you aren't the only board member who wants to do this. Good. You're not alone on the board in this desire. Get together and start taking action.

First, your board should write a list of things your mgmt firm isn't doing satisfactorily or is ignoring. Then your board should meet with a mgmt firm director/principal and your property manager to discuss improvements. Don't just complain. Try to make it a cooperative effort. If things don't start improving in, say, 3 months, start looking for another mgmt firm. Sometimes you have to go through a few to find a good one but they're out there. You pay them to work for you. If they aren't earning their pay, you're doing all your SHs a disservice - and wasting their money.

Also, how's your super/staff? Do they do their jobs well? If mgmt can help with this, fine. If not, you/your board should meet with them (again, in a cooperative way) and try to work out knots in that area.

Then, review bldg/corporate issues. If mgmt can help here too, great, but don't wait on them. How's your operating account? Do you have much debt? How are your reserves? If you don't have numbers, ask mgmt for them and don't take no for an answer. They work for you, you don't work for them. Any bldg issues that need prompt attention (pest control, repairs)? Depending on your finances, see what needs to be done and what you can start doing that you can afford.

SHs are apathetic, esp if they don't see positive changes or anything getting better. They only know what they see. You can install a new boiler with lots of fancy sensors but all SHs care about is having heat in the winter. Can you do any bldg things that will be readily "noticeable"? Even small ones - new recycling bins, a fresh coat of paint in the lobby. Put a lockable Suggestion Box in the mailroom (with paper/pen). Send everyone a memo - tell them where it is, invite them to submit ideas, and say all signed slips will receive a reply. Have a designated board member check the box once a month and DO reply to signed submissions.

Apathy can be difficult to overcome but it can be done to a good degree. Let Shs know you and your board care about the bldg and them. Keep lines of communication with them open. If they start seeing changes, attitudes will change.

My last two suggestions:

- Don't spend every free waking moment on the bldg or being board pres. Take time away from it. Except for emergencies or critical issues that need immediate attention, what's there on Friday will still be there on Monday.

- Designate. Don't do everything yourself. Assign tasks to other board members or ask them to volunteer to take on something, like drafting a letter to SHs or calling mgmt firms to explain your bldg's needs and get preliminary info if they're interested that the board can review and decide if it wants to meet with any of them.

Hope some of my suggestions are helpful.