Highview Condominium II
Board of Directors - Meeting Minutes
April 22, 2003, 7:30 p.m.

The third regular meeting of the 2002-2003 Highview II Board of Directors was called to order at approximately 7:45 p.m. In attendance were Board members Victor Bellini, Sanchie Bobrow, Robert Boynton, Marjorie Cannon, and Stephanie Greenberg. Tamara Keshecki was represented by proxy to Sanchie Bobrow. Board members Christopher Manginelli, Frank Mattera, and Miriam Montalvo were absent.

Jennifer Ogman attended from J.A.L. Diversified Management. Building super Rob Besser was present to discuss several maintenance concerns. CoinMach representatives John Denaro (Acct. Exec.) and Steve Gallagher (Area V.P.) were also in attendance.

1) The first order of business was a discussion with CoinMach representatives John Denaro and Steve Gallagher. The letters of 09/29/00 and 10/17/00 from Gene DeGideo, and the 10/09/00 reply from CoinMach to DeGidio's 09/29 letter were read. The correspondence concerned the 1996 room renovation work performed by CoinMach at a cost to the building of $10,400. Finnerty Management had been the managing agent in 1996. DeGidio had reviewed Highview files in September 2000 when they took over the Highview account and pointed out the unusual $10,400 payment by Highview to CoinMach, whereas buildings usually receive a signing bonus instead of paying anything.

In the correspondence, DeGidio questioned what the building paid $10,400 for, CoinMach replied with a list including the drop ceiling, dryer vents, electric and gas connections, and the tile floor. DeGidio replied to that letter by noting that the items listed were covered by the original contract and should not have been billed to Highview II. DeGidio requested a refund of the money.

The CoinMach representatives agreed that this was unusual and that they would investigate and try to provide a satisfactory answer to the Board. It was pointed out to CoinMach that the lack of any signing bonus in 1996 and the actual $10,400 payment at that time by Highview totaled approximately a $15,000 loss to Highview. The Board would like CoinMach to consider these facts in revising their current proposal to Highview. The $5,000 signing bonus of their original proposal from last Spring has not been received to date.

2) The Board and Jennifer Ogman discussed maintenance issues with building super, Rob Besser.

a) Rob Besser reported continuing problems with residents improperly disposing trash. Several residents have refused to use the chute rooms on their floors, used kitty litter was spilled in the stairwell, construction debris was left in the lobby, garbage bags were being left outside an apartment door, and improper disposal of dirty diapers was reported. Rob's frustration was noted by the Board. There was discussion of an open letter to residents he posted in the elevator which resulted in a resident complaint to management about the inappropriate nature of his complaint to residents. In the future, Besser will address his complaints to his supervisor - Jennifer Ogman and JAL Management. To promote timely and more professional appearing notice of issues by JAL to Highview residents, the Board approved the purchase of a fax machine for the office.

b) Concerning the continuing improper disposal of trash, the Board agreed to remove the last single trash container in the recycling area. The Board approved a new Building Rule and fine concerning trash disposal. The exact text of the Rule will be distributed by email for final Board approval in the next week, however, the basic ingredients included that any garbage not going down the chutes (bulk garbage) can only be disposed of by special arrangement with the building super. Only items for NYC recycling are to be disposed of in the recycling area's containers. Lobby-level residents will be contacted by management to assure a process for their trash disposal. With news that NYC Sanitation will change from collecting twice a week to only once, and fines now starting at $5,000 for violations, Highview cannot afford to have residents violating building's garbage handling procedures. First offense will be $50, a second offense $500.

c) Repair work on the super's apartment (due to damage from an above unit) has all been approved and is moving ahead. All repair work is being covered by the unit owner's insurance and includes ceiling repair, floor damage, damage to the new air conditioner. Insurance also covered damage to the super's furniture.

d) Jennifer Ogman reported that a new weekend-super has been hired to replace G&D Maintenance. For the last couple months, Rob Besser had been performing Sunday maintenance as well as his regular 6-day week responsibilities.

e) Rob is in the process of painting unit and stairwell doors. Unit owners will have to open their doors for the painting and while meeting with unit owners Rob will take this opportunity to replace smoke detector batteries for unit residents and have them sign receipt of their 2003 copy of the building's NYC Building Fire Plan (distribution and formal receipt now required annually by NYC code). As soon as that project is completed, the lobby ceiling will be re-painted. Once painting is completed, hallway carpeting will be steam-cleaned. . This should all be completed by the end of May.

f) After two recent attempted break-ins in the parking garage, the side-door lock was repaired again. The locksmith indicated that parts inside the lock had been damaged by force and that something other than a key had been pounded into the lock cylinder. The Board approved improving side-door exterior lighting with a brighter light fixture. Since the overhead door has been repeatedly found open in the middle of the night by returning residents, the Board reviewed an estimate by Christie Garage Door for repair of the overhead door's timer. The Board requested additional information and a second bid at the next Board meeting before approving the repair. There was discussion as to whether all the overhead door's required emergency systems are operating. Ogman will confirm with Christie Garage Door.

g) Damage to the front canopy will be repaired in May with any costs being passed along to the snow removal company that damaged the awning. Similarly, a bush next to the driveway was run-over and destroyed by snow removal work and will be replaced at their expense.

h) Walkway lighting estimates are being obtained. The two of the three fixtures uphill of the entrance are rusted out and no longer serviceable. If they cannot be matched, this may required replacement of all front lawn fixtures. Estimates and samples will be available at the next Board meeting for approval.

i) Electrical work was completed on the boiler's pumps.

j) Affordable Masonry will complete repair of the foundation cracks in the garage shortly.

k) Quality Antenna will be in the building tomorrow in an attempt to repair an in-wall cable providing antenna service to the "E" line.

l) Jennifer Ogman reviewed common charge arrears. Four units are delinquent and in collection with our attorney.

m) Status of leases for units occupied by tenants were reviewed. $500 fines have been issued to two additional units for non-compliance (following multiple written warnings).

n) Multiple bids were received for repair of exterior water leaks including cracks in brick joints, lintel repair, pointing, and sealing around window jams and sills. The Board approved the bid by Abassi Construction. The bid was $33,900 plus a cost of $80/ft. for lintel replacement. Based on a competing bid, the Board anticipated that possibly 30 lintels would require replacement.

o) The Becht Engineering capital reserve study will probably be completed in May.

p) The Board discussed Epstein Engineering's bid for the Local Law 11 inspection. Approval will be held pending completion of the Abassi work.

5) Financial Report.

a) The FY2002 audit is in process.
b) The FY 2003 budget is being revised due to increased operating costs.
c) The operating account balance fell to zero and $5,000 was withdrawn from Reserve to cover the first $5,000 installment of a $20,000 insurance bill currently due.
d) Based on an approximate total of $60,000 in repairs currently authorized by the Board and only $45,000 in Capital Reserve, the Board will have to act to increase common charges and/or enact a special assessment.

Jennifer Ogman expressed the importance of rapid replacement of the reserve funds being spent. Special assessments should be relatively short-term - covering an immediate bill outside the scope of the current year's budget and replacing any reserve funds in order to be prepared for future unanticipated emergencies and needed repairs. It was noted that the Capital Reserve Fund needs to be significantly increased.

12) Pending repairs: The lobby floor is buckling near the elevator and will require repair. Estimates should be available at the next Board meeting. The 6th floor fire-door's glass widow will be replaced. Glass on the 2nd and 3rd floor fire extinguisher enclosures will be replaced. It was noted that the Board had authorized at its November 11, 2002 meeting the building super to paint all unit doors and frames as a regular maintenance item and this project was to be completed in the current color in semi-gloss finish by the December 2002 holiday season.

The next Board meeting will take place on Tuesday, May 21, 2003.

The meeting was adjourned at approximately 10:00 p.m.