1) Roof rebuild update & tour: The board made a tour of the roof with Irwin Chopak and a representative of S&S roofing in advance of the meeting. Approximately ¼ of the roof has been replaced and no structural repairs were required in that area.

2) Minutes: Minutes of the March 14, 2006 board meeting were approved.

3) Building Maintenance & Repairs:

a) Irwin Chopak indicated dissatisfaction with the super’s performance in maintenance of the building over the past six months. The super had been due for his annual evaluation in October, however the evaluation had coincided with a management transition to Irwin Chopak and Chopak requested that the evaluation be delayed for six months in order for him to become more familiar with the super’s performance.

There was a discussion of particular situations. Chopak indicated specific maintenance requests he had made to the super which had been repeatedly ignored. Specific situations included the elevator floor which is supposed to be waxed every two weeks but had not been waxed in three months, the compactor room’s complete weekly wash out with a hose which had not been performed in at least six months, and the parking garage’s monthly wash-out which had not been performed since August 2005. Each item was discussed relative to the regular maintenance schedule and the frequency of completion as specified in the written description received by the super when he was hired and reviewed annually as part of his annual evaluation.

Chopak indicated his intention to formally warn the super of unsatisfactory performance and advise the super that his performance would need to improve within 60 days. Chopak requested the Board’s support in this matter and it was so voted.

b) Sidewalk lighting: Chopak indicated that the lighting fixtures are worn out. At least four of them have been broken off at ground level by vandalism. Board members commented that they had been replaced within the past two years with fixtures selected by JAL. Chopak indicated a fix. The board approved.

c) Garbage chute handles: In response to a handle falling off a garbage chute door, Chopak recommended replacing all of the handles with a different type of handle. The board approved.

d) Laundry room table: Chopak indicated that he was unable to get anyone to fix the laundry room table base. He recommended replacement of the base. The board tentatively approved pending review of estimates and a board approval by email.

e) Laundry room ceramic tile: The board approved removal and replacement of the tile around the washing machine base. Although too late to revisit the decision, concern was expressed that the original problems with the tile was due to an expansion of the slab performed by CoinMach to support new larger machines and that the board had discussed holding CoinMach responsible for the repair. At that time, JAL indicated that the repair could easily be completed by the super and CoinMach was not approached about the repair. Chopak will offer bids for board approval. This will be completed by an email vote.

f) Painting & smoke detector battery replacement: Four unit doors remain unpainted and there is no record of which smoke detector batteries were replaced. It was discussed that the super should be changing smoke all unit detector batteries this month per building spring/fall policy. The Board secretary will supply Chopak with an Excel format chart for the super to use in documenting completion.

g) Elevator’s mechanical systems: At the January board meeting, there was discussion of the elevator’s overall condition, a vibrating sound residents have recently complained about, and the nature of repairs in the last year. At that time, Chopak recommended bidding for an analysis and report of the system’s condition independent of the current elevator maintenance contractor. Chopak indicated at the March meeting that he was only able to locate one contractor who does this type of work. As of this April meeting, no bids were available and no other contractors have been located to offer a bid for the service.

h) Verizon terminal box: At the January board meeting, Irwin updated the board on the Verizon terminal box issue and indicated that Verizon is interested in further discussion of replacing the box with an updated system. Chopak repored that he has met with Verizon and they will be replacing the building’s terminal box with a digital system.

i) Video security system: As a follow-up to the February and March board meetings, Chopak was reminded to order new video tapes from Alarmingly Affordable.

j) Building super’s hours: As a follow-up to the February and March board meetings, Chopak was reminded to post the super’s regular work hours. As a follow-up to the February and March board meetings, Chopak was reminded to speak with the super about posting, as required in the super’s job description, his return time whenever the super will be away from the building during normal working hours.

k) Emergency contact names and telephone numbers: As a follow-up to the February and March meeting, Chopak was reminded to update the contact information on the office door, noting that Stefanie Greenberg’s and Jennifer Ogman’s names and numbers were still listed while Irwin Chopak’s contact information was not listed.

4) Capital Repairs update:

a) Exhaust fan repairs: Becht Engineering has completed their evaluation of the exhaust fan system.

i) Becht’s April 4, 2006 report indicated that all 15 fan units have reached the end of their useful lives. Blockages were found in six of the fifteen lines. The wooden decks and masonry shafts of four lines had collapsed near the roof and require repairs that can be completed as the roof is being rebuilt. All lines were video’ed as part of the investigation and there are 13 videos on file.

ii) Chutemaster, chimney sweeps, and boiler cleaning services will be asked to submit bids on the duct blockage repairs.

iii) Becht has provided a spec. sheet list with performance requirements for each of the fifteen fans. Comparative bids will be developed for the fan units per Becht’s specification.

b) Bulkhead storage: At the March meeting, there was discussion of the lawn furniture stored in the chimney bulkhead. The board voted to dispose of the furniture and Chopak was to have the super move the lawn furniture from bulkhead to curb for disposal before the roof work begins and any other bulkhead storage was to be moved to the locked storage room inside the parking garage. The status of this situation was not confirmed at this meeting.

c) Summarizing next steps with roof:

• bids, contract, and board approval for HVAC work;
• Swaaley review of contract for HVAC work;
• Board president signs all approved contracts after final legal review,
• roof rebuild, parapet flashing replacement, and bulkheads re-pointing is completed in two weeks,
• completion of HVAC repair work.

d) Riser valves and water service line replacement update: Finishing work has continued on the lobby ceiling into April. It is anticipated that the project will be completed by this Friday. The board indicated to Chopak that this contractor will not be approved for any additional/future projects.

e) Fire escape restoration and painting: Fire escape painting has begun. The board requested clarification from Chopak about the primer and two coats of paint that were to be completed by the contractor. Chopak explained that the paint contained a primer and that the coat coats of paint were completed at the same time by multiple brush strokes.

f) Sprinkler heads: Per discussion at previous board meetings, an additional sprinkler head was required at the other end the recycling area. Chopak reported at this meeting that the spray from the one sprinkler head would reach the entire area and no additional heads are needed.

5) Financial report:

The board approved the FY2005 audit.

6) Legal issues:

a) Cable installation: Irwin Chopak indicated that rather than approach the unit owners for improper installations, he will approach the Cable company for corrective action and report back at the next meeting.

b) Annual window guard notice distribution: The annual January Window Guard notice has been completed.

c) Driveway parking: Irwin Chopak was to report back at the March meeting with a new towing contractor and signage changes to reflect the new towing contractor. No update was available at that time. Chopak reported at the April meeting that he is unfamiliar with any towing services on Staten Island, but will speak with Jennifer Ogman for a recommendation.

d) Shrubbery damage: There was no update on the shrubbery damage caused by the snow plow contractor. Irwin indicated that the snow plow contractor will not be paid until the situation is resolved. Chopak was asked by the board if he had discussed the situation with the contractor and he had not. Irwin was asked if the contractor had submitted a bill. Irwin said he had not.

The meeting was adjourned at approximately 9:30 p.m.

Robert Boynton, Secretary