Board members in attendance: Victor Bellini, Sanchie Bobrow, Robert Boynton, Marjorie Cannon, Tamara Keshecki, and Richard Re. Board members absent were Miriam Biren, Stefanie Greenberg, and Frank Mattera. Stefanie Greenberg was represented by proxy to Richard Re and Miriam Biren was represented by proxy to Sanchie Bobrow. Russell Fernandes, (Principal/Vice President) attended from Becht Engineering. No representative was present from J.A.L. Diversified Management.

1) Discussion of roof replacement project with Becht Engineering representative Russell Fernandes.

a) The individual contractor bids were discussed, including cost per foot bids for additional work that might be required, reputation of contractor, ability to complete the job in a timely fashion, and how the work would be performed. Only as much of the old roof would be torn up on any day as the contractor could complete with a base layer by the end of the day.

In discussion of engineering oversight options for the project: since the roof has a wooden instead of concrete base, problems are likely to be localized and not equally continuous throughout the entire roof’s sub-structure. Since a new section is torn up and finished by the end of each day, whatever structural problems exist in a particular section will only be visible to the crew working that day. Unless the particular problem happens to be visible on the day and time the engineer stops by, it is left to the work crew to identify structural problems rather than the engineer. If a roofer sees it in their best interest to finish the project and not pursue complicated structural repairs, no one assumes any liability for pursing the problem unless the engineer is present. For this reason, Becht recommended full-time daily inspection of the work, instead of a limited four 4-5 hour visits to the project.

The question of asbestos removal was discussed. Preliminary inspection by Becht found no asbestos, however Fernandes indicated that if asbestos was found during course of the project, additional bids from an environmental contractor for proper removal and disposal would be required, perhaps adding as much as $40,000 -$50, 000 to the project. If this analysis has not been performed, it was noted that the Board’s Phase-1 approval in November authorized any asbestos testing as determined necessary by Becht to be performed "at cost". Becht will confirm status of this review.

It was discussed with Fernandes that S&S Roofing had been selected by all Board members who had voted. Votes were still outstanding from Greenberg and Mattera.

b) After Becht departed, a vote was taken to determine which Phase-3 would be accepted. Bellini, Boynton, Bobrow, and Cannon voted in favor of Phase-3 Option A at $22,540. Re requested addition time to consider his vote. As a critical vote of the Board, although only 5 votes would be necessary for action, it was agreed that votes of all nine Board members should be recorded. Similarly, it would be preferable for the votes currently available by proxy to be confirmed by the individual Board members.

c) There was discussion of the proposed loan. Rich Re confirmed that a second 5-year, fixed-rate bank was available for comparison. However, the institution had not provided all of the final costs for a direct comparison to the first bank. Information will be provided shortly.

d) There was additional discussion of the other capital repairs that need to be covered by this loan to avoid a Special Assessment later in the year. Competing bids to be coordinated by JAL were not available at this meeting.

e) Reviewing remaining steps in the process: 1) complete Board votes for roof contractor, 2) complete Board vote for Phase-3 option and sign contract, 3) determine cost and approve individual bids for the Capital Repairs to be completed this year within scope of loan, 4) determine best loan based on total, 5) schedule and conduct Town Meeting to review loan options, 6) vote by all unit owners (including those not at this meeting) to achieve the 50%+ necessary to authorize a building loan, 7) sign loan application and seek bank approval, 8) sign roofing and other contracts, and 9) have projects performed.

5) Repairs and maintenance:

a) There was no update concerning the painting of all unit doors that was scheduled to begin a couple months ago. A copy of the June 7^th memo was included in this month’s management report, however Board members (and therefore probably all unit owners) have not received it otherwise.

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 and May meetings.

c) Repair and replacement costs for the exhaust fan roof top system will be estimated in June.

d) There was no update concerning the condition of the garage and maintenance items discussed at the May meeting.

e) Both air conditioners in the super’s apartment have failed. The Board approved replacement of the original (20+ year old) installation in one room. The one replaced only a couple years ago should have a firm estimate of repair costs before replacement is considered. Boynton was authorized to make this determination with JAL.

f) Other unapproved repairs have been tabled pending loan discussion.

Meeting was adjourned at approximately 10:00 p.m.

Robert Boynton, Secretary