Marjorie Cannon, Vice President. Board members in attendance: Victor Bellini, Robert Boynton, Marjorie Cannon, and Richard Re. Board members absent were Miriam Biren, Sanchie Bobrow, Stefanie Greenberg, Tamara Keshecki and Frank Mattera. Stefanie Greenberg was represented by proxy to Marjorie Cannon and Miriam Biren was represented by proxy to Robert Boynton. Jennifer Ogman attended from J.A.L. Diversified Management.

1) Approval of prior meeting Minutes: Minutes of the April Board meeting were approved with one edit.

2) Legal Reporting:

a) Recycling Area & Laundry Room: Ogman explained that new NYC code requires that the Laundry Room have a fire prevention sprinkler system. Ogman will report at the next meeting with plumbing estimates for the sprinkler work as well as formal recommendations for all NYC fire compliance requirements relating to other possible modifications in the area.

b) Renovation work: Concerning questions about the substantial renovation work in apartment 5-B including removal of the wood floor, the renovation work was authorized by Stefanie Greenberg, President. Costs of repairing damage to the elevator (scratches and dents) and 5^th floor hallway carpet cleaning (hallways had been steam cleaned a week before the renovation work) will be passed along to the unit owner. Questions remained concerning the evening and weekend hours of renovation work. Further clarification required before a decision can be made. Otherwise, since the work was approved by the Board president, no fine will be issued.

c) 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 the April 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. Ogman will provide update on the NYC report at the June meeting.

d) As discussed at the February, March, and April board meetings, 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. It was agreed that Ogman will have Jerry Lemmermann or a contractor investigate the nature of the problem and inspect 5-J’s window as an example of the problem. Ogman will report back to the Board.

2) Financial Reporting:

a) Common charge arrears were reviewed. Legal action was approved in one case.

b) A transfer of $20,000 from Operating Reserve was requested to cover the current building insurance bill. Two Board members will need to go to the bank and sign.

c) Elevator repair bills were discussed. An unpaid bill from the previous maintenance contractor was reviewed. Apparently this bill had not been previously submitted by the vendor. Ogman discussed the previous year’s repairs. The Board asked for a complete list of repairs from the last two years for the board’s Treasurer to review.

d) The super’s cell phone allowance was increased to $75 per month.

3) Roof replacement update:

a) Contractor selection: As a critical Board decision, it was agreed that all nine Board members should have their votes recorded on the roofing contractor selection decision. The four individual Board members present (Bellini, Boynton, Cannon, Re) voted in favor of accepting Becht’s recommended bid for S&S Roofing. Miriam Biren specified a vote for S&S Roofing in advance of the meeting and her vote was counted as well. Sanchie Bobrow and Tamara Keshecki joined the last few minutes of the meeting and also voted in favor of S&S Roofing. Votes from Frank Mattera and Stefanie Greenberg will be requested tomorrow by email.

b) Next steps: Becht Engineering and building attorney Michael Swaaley, Esq. will be notified of the Board’s selection. Becht will be asked to meet with the Board as a final review of the selection and discussion of Phase-3 options. Michael Swaaley will be asked to clarify in writing the liability issues relative to the Phase-3 choice. Based on the Phase-3 vote of the Board, a loan amount will be determined and a loan offer selected by Board vote. A Town Meeting will be called for approval of the loan (subject to a greater-than fifty percent majority approval of all unit owners according to unit points). It was clarified that this vote does not require a super majority (66.66%) approval. If a loan is not approved by the General Membership, a special assessment of approximately $4,000 per unit would be required by the Board.

c) It was questioned whether unit owners opting out of a building loan (by paying their share up front) would be liable for a share of the costs in setting up the loan. Fees relating to the loan might be around $15,000.

d) Building expenses the loan would need to cover: $128,000 for the roof plus recommended reserve of $32,000 (25%) for unexpected, $16,000 for plumbing riser replacements, $10,000 fire escape painting, $28,000 engineering costs, and $15,000 loan fees; all totaling $229,000. No estimate was available for the exhaust fan work, pending the engineer’s review in late May. Without covering all of these expenses in the loan, a special assessment would be required later in the FY2005 year.

e) The Board continues to compare offerings for 5-year fixed-rate loans.

f) It was agreed that a Town Meeting would require specific information that has still to be determined. To hold the meeting without the loan cost options would be premature. Order of next steps: 1) choice of contractor by all Board members, 2) board meeting with Becht Engineering, 3) possible meeting of board with building attorney, 4) decision of Phase-3 option (full-time inspection versus weekly, with related liability options), 5) a potential loan amount and selected bank, and 6) Town Meeting for discussion of loan options.

5) Repairs and maintenance:

a) After noting at January, February, March, and April 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. Ogman indicated that the work will be performed in June.

b) 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 and mentioned again at the April meeting.

c) There was an update on the exhaust fan roof top system. Ogman has contacted Becht Engineering to spec. the conditions of the A-line kitchens at a test case (no air movement at all when fan is running). The particular engineer that does this work is on vacation and will return in mid-May. Update anticipated at next board meeting.

d) The general condition of the garage was discussed. It was mentioned that previous supers were required to wash it out once a month and there should be no storage. Garbage bags, plumbing pipes, boards, mud, and grease were mentioned. The concern for adequate lighting was mentioned, as was the related need for painting the walls. Relining of spaces was last performed 5-6 years ago. It was noted that parking space owners pay approximately $300/mo. in additional common charge for garage maintenance.

e) Carpet cleaning was completed this past month. Board members felt that the new vendor did a better job than previous one.

Meeting was adjourned at approximately 9:55 p.m.

Robert Boynton, Secretary