1) Minutes: Minutes of the April 11, 2006 board meeting were approved.

2) Capital Projects update:

a) Roof rebuild update: The roof replacement has been completed. This project included complete removal of three prior roof coating installations, new insulation and roof coating, replacement of the parapet’s capping, and re-pointing of the incinerator bulkhead with some additional pointing of the elevator bulkhead. Becht engineering is preparing a final inspection which will confirm that S&S Roofing has completed the entire project to satisfaction. It was noted that no structural repairs were required to the wooden deck.

Once Becht completes their final report, T-Mobile will be able to reinstall most of their equipment on the roof. Reinstallation of some of their equipment will have to wait for the exhaust fan work to be completed.

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

i) Reviewing Becht’s April 4, 2006 report, all 15 fan units have reached the end of their useful lives. Blockages were found in six of the fifteen vent lines. The wooden decks and masonry shafts of four lines had collapsed near the roof and required repairs as the roof was being rebuilt.

ii) Blockages: Irwin Chopak indicated that he has been unable to encourage bids by Chutemaster, a chimney sweep, or boiler cleaning service to remove the blockages by going down from the top of ducts (roof). He indicated that he had called Becht, but was unable to reach Mike Barlow for a recommendation. Chopak said that he would plan to go through the walls to remove the blockages. It was noted that the April 4, 2006 Becht Engineering report indicates the approximate distance from the roof of each blockage. It was agreed that Boynton would contact Becht for an update.

iii) New fan motors and hoods: Irwin Chopak indicated that he has been unable to locate a vendor for the brand of motors spec.’ed by Becht Engineering. However he offered pricing on similar units and sizes from other manufacturers and requested board approval to purchase the fifteen motors. Victor Bellini indicated that he had had located a vendor for the motors specified by Becht. The board agreed that if alternate units were to be considered, the specifications should be reviewed by Becht Engineering, since the board’s approval of this engineering project was primarily to determine the correct units. Irwin Chopak reminded the board that he was unable to reach Becht and suggested that contacting Becht to confirm that alternate fan motors were in fact the same would not be necessary. The board declined to approve the alternate motors at this time. Boynton volunteered to contact Mike Barlow and the board authorized him to review the board’s concerns with Becht including exact location of blockages, possible contractors for blockage removals, and specification comparisons between the various bids for fan motors.

c) Summarizing next steps with roof:

• Becht Engineering to sign off that roof replacement by S&S has been completed;
• 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;
• completion of HVAC repair work;
• T-Mobile to reinstall their equipment.

d) Riser valves and water service line replacement update: The lobby-level ceiling has been completed. The original lighting fixtures were used. It was noted that these fixtures feature a single 40-watt florescent ring, while hallways on other floors in the building feature two second rings for twice as much light. The only way to increase lobby hallway lighting is to entirely replace fixtures. Although the wallpaper had significant damage prior to the plumbing project, the board agreed that is now much worse. The board voted to investigate restoration options.

e) Fire escape restoration and painting: Fire escape painting has been completed.

3) Financial report:

There was discussion of the FY2006 budget.

4) Legal issues:

a) Notices have been sent to four unit owners for improper installations by Time Warner Cable. All installation wiring in the common area hallways is to remain hidden behind the special ceiling molding and holes drilled into apartments from behind the molding. In these four cases, wires were run as much as a foot down the wall from the molding before drilling holes into the apartments.

b) 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. There was no update at the May meeting.

5) Building Maintenance & Repairs:

a) Building super: Irwin Chopak indicated that the building super resigned on April 13, 2006. Candidate interviews are being scheduled. Three candidates have applied, including the current temp. The board discussed the position and voted a combined $150 monthly allowance for electrical service and cell phone service. This will be added to the super’s contract.

b) Elevator mechanical systems: In response to the board’s concern following an elevator failure last year that required calling the fire department to evacuate stranded passengers and kept the elevator out of service for a week, the building’s elevator was evaluated by Vertical Systems Analysis and a report submitted on May 2, 2006. The report included a list of twenty-seven problems that require immediate attention. In general, the report stated that the building’s elevator is quite old and replacement parts will become increasingly difficult to obtain and more expensive. A complete overhaul of the elevator was estimated at $75,000 to $100,000. Chopak will contact the current elevator maintenance company and have the list of twenty-seven problems corrected.

c) Lighting fixture cover: Chopak was reminded that a light fixture cover is missing cover. The problem was reported in the March 13^th maintenance report to JAL.

d) There was discussion of a ceiling leak reported by unit 3-K, the length of time this problem had been allowed to continue by management, and several emails sent by the unit owner to board members and JAL. Chopak stated that he works for the board, not the unit owners, and he will not be held accountable by unit owners. Irwin excused himself from the meeting and discussion of the 3-K problem continued.

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

Robert Boynton, Secretary