Highview Condominium II
Board of Directors - Meeting Minutes
April  13, 2005, 7:30 p.m.

The seventh regular meeting of the 2004-2005 Highview II Board of Directors was called to order at approximately 8:00 p.m. by Stefanie Greenberg, president. Board members in attendance: Victor Bellini, Miriam Biren, Sanchie Bobrow, Robert Boynton, Marjorie Cannon, Stefanie Greenberg, and Richard Re. Board members absent: Tamara Keshecki and Frank Mattera. Jennifer Ogman attended from J.A.L. Diversified Management.

a) Contractor selection: Five competitive bids were received by Becht Engineering. A final recommendation will be made by Becht on or before 04/22/05. Reviewing the Phase-2 estimated time schedule, on or about April 1^st, Becht will have the returned contractor bids and review with the Board. Once the Board selects a bid, two months should be allowed for additional review of the contract discussion with the selected contractor, review by the building’s attorney, and signature of parties. During this two months period, the Board should seek and complete any necessary loan. Phase-2 should be completed and work scheduled to commence in June 2005.

b) Consideration of possible building loan:

i) Six options of loan term, interest rate, and related costs were compared from different banks. The Board voted unanimously in favor of a five-year, fixed-rate loan option. Having selected fixed-rate, 5-year-term, the Board then agreed to seek additional offers specific to 5-year.fixed rate from competing banks to assure that the best available offer has been obtained.

ii) The Board reviewed those building repairs that if not included in the loan would require a FY2005 or FY2006 Special Assessment. First was the potential for roof repairs in excess of bidding. Becht Engineering has suggested that an additional 25% above the final accepted bid should be held in reserve by the condominium for possible structural work that could only be determined once the roof is off and therefore could only be included in bidding as a cost per foot ($30k - $40k?), water and gas riser valves ($15k), fire escape painting ($12k), exhaust fan repairs (still to be estimated by Becht Engineering, but estimated in Capital Reserve Study as $25k), possible engineering expenses for Phase-3 (~$30k), and installation of lobby-level refuse chutes ($3k). All of these expenditures being issues subject to various NYC code compliance, completion of the roof replacement, and/or building safety. Although carpeting, entrance area doors and façade, and landscaping were discussed, the Board agreed that these repairs could be covered in the regular budget. In the case of carpeting, perhaps replacing one floor per year.

iii) Town Meeting: Once the contractor has been selected and the loan comparisons completed, a Town Meeting of the General Membership will be scheduled for the specific purpose of approving a building loan

a) As previously noted, Abasi will be making repairs in the spring for last year’s Local Law 11 inspection notation of weep holes plugged with mortar (mortar work previously performed by Abasi). At this meeting, Ogman indicated that Abasi couldn’t find the problem. According to the Local Law 11’s City engineer review (post inspection report), the problem was noted in writing and must be corrected prior to the next Local Law 11 Inspection. Ogman was requested to follow-up with the City inspector and have the notation explained and corrected on the building’s report. Otherwise, the building (rather than Abasi) will be liable for the repair prior to the next inspection.

b) As discussed at the February board meeting, there was a question concerning common area versus unit owner boundary involving window leak. Ogman was to discuss with Swaaley for legal opinion. Ogman had no report.

c) Common charge arrears were reviewed.

a) The building super’s semi-annual performance review was completed on 03/08/05.

b) After noting at both the January, February, and March Board meetings that painting of all unit doors had not been completed and requesting that JAL send a letter to unit owners requesting that they make arrangements with the super (since painting of all the door edges require the doors to be opened), the Board approved painting of all unit doors at the March meeting. There was no update on this at the April meeting.

c) No estimate was available from Christie Garage Door for the timer linked to the garage door motor has to be estimated. This estimate was requested of Ogman at the March meeting.

d) The Board approved $5,250 for landscaping work on the front of the building. This includes replacement of a number of bushes. Work needs to be completed in early spring.

e) There was discussion of exhaust fans on the roof that need repair. Ogman will contact Becht Engineering to spec. the conditions of the A-line kitchens at a test case (no movement at all when fan is running).

f) Ogman will have all carpeting cleaned. Ogman recommended that the building try Dr. Steam. Approved.