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The average rental period of a unit during the years in issue was
3 to 4 days.
On December 30, 1987, the council of unit owners entered
into a contract with MHM, Inc., a professional hotel management
corporation. MHM, Inc., was the manager of the hotel rental
program through 1991. During 1992, Richfield Hotel Management,
Inc. (Richfield), continued the management and marketing of units
in the hotel rental program.
Petitioner became a member of the board of directors in
November 1990 and was elected vice president of the board in
1991. During the years in issue, the board of directors was
required to deal with a number of serious issues with respect to
the condominium hotel complex. While the board was required to
consider issues and establish policies, it was generally the
management company that put the policies into effect. Under the
management contract, the council appointed MHM, Inc., as the
"general operating manager" of the condominium hotel. Thus, the
management company hired staff who operated the hotel, conducted
marketing and sales activities, handled payroll and accounting
services, and ensured that maintenance and repairs were
completed.
Board meetings were held monthly at Wisp, generally starting
at 11:30 a.m. and ending about 4 p.m. Each month, a lengthy
package of written material (approximately 50 pages) was sent to
each board member for review. Because of petitioner's background
in business and accounting matters, she was asked to review the
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