Highview Condominium II
Board of Directors - Meeting Minutes
July 9, 2002, 7:30 p.m.

The Tuesday, July 9, 2002 meeting of the Board of Directors started at 7:30 p.m.

In attendance were Board members Victor Bellini, Robert Boynton, Stephanie Greenberg, Bob Malta, and Miriam Montalvo. Also in attendance was J.A.L. Diversified Management representative Jennifer Ogman. Absent from the meeting were Board members Vincent Alfano, Carl DiLorenzo, Bill Geary, and Frank Mattera. Vincent Alfano was represented by proxy.

I. Minutes: The Minutes from the June 11, 2002 Board meeting were approved without changes.

II. Financial Report:

a) J.A.L. reported an operating account balance of $5,887.27 and reserve funds totaling $116,197.38.

b) DeSantis & Shall continues working on our annual audit. Jennifer Ogman indicated that the Annual Meeting rescheduled for July would have to be rescheduled again to August - or possible even September, as Desantis & Shall has still not resolved all financial record issues with Maxwell-Kates. As noted on previous occasions, the Board discussed that the financial report and auditor's attendance represent a prime purpose of the annual meeting.

c) Several delinquent-owners were turned over by J.A.L. to legal for collection. Specific cases were discussed as part of the general collection report provided by J.A.L. as well as the timing of various steps followed in the collection process.

III. Building Super:

a) Building super Miguel Gonzalez was served with a 10-day Quit Notice regarding eviction. This follows his June 9th resignation and notice that he would be vacating on June 15th (later revised to June 30th). Jennifer Ogman reminded the Board that until the former super vacates the apartment, the building's security systems are not being monitored (controlled from within the apartment).

b) A letter dated 07/01/02 was received by J.A.L. from former building super Miguel Gonzalez. In the letter, he indicated that he did not resign from Highview II, but was fired. He wrote that he had to idea that his performance had been below expectations on any occasion, and that he would not move out until after he found a new job. In response, the managing agent reminded the Board that the situation had been documented in writing by the managing agent over several months, that the Board's Minutes for March, May, and June meetings showed that the situation had been repeatedly discussed with both the Board and the super, that the super had repeatedly been given constructive opportunities to remedy the situation (including his attendance at the May 14th Board meeting), and that five days after formally being place on probation, Miguel failed to report for work on Saturday from 8:00 a.m. -noon without explanation (after confirming mid-week with the managing agent that he understood his hours and would be there as scheduled on Saturday). If there was any question of following through with his June 9th announcement of resignation, J.A.L. pointed out that all of his tools and equipment had been removed from building work rooms on that date and the building's attorney found that to be of legal significance concerning his intentions to resign.

c) Jennifer Ogman has been interviewing candidates for the super's position and would like the Board to meet with two possibilities. The Board agreed to meet on Monday, July 15 at 7:30 p.m. to meet with candidates.

d) The compactor room is still not adequately clean. Jennifer Ogman has had G&D Maintenance clear the room of debris and unnecessary storage, however the room is still dirty and not being adequately washed out on a daily basis by G&D.

IV. Legal:

a) Three owners are currently past ninety (90) days in payment of their common charges. All are with Michael Swaaley for legal action.

b) Coinmach, supplier of the building's washing machines and dryers, has not responded to the attorney's letter (letter indicated that Highview II would commence an action for fraud and breech of contract in ten (10) days if there is no response to discuss resolution).

c) A number of owners are still in clear violation of bylaws concerning tenant lease agreements. In seven cases, the building has no record of any tenant and in several other cases only an old lease of a prior tenant is on file. The bylaws are specific about this situation and the building carries an unwarranted legal/financial liability. J.A.L. is continuing to try and work with delinquent owners, but is finding them uncooperative. The Board agreed to table this problem until after a new super is hired.

V. Old business:

a) There was no news from AT&T concerning their site survey of the roof for new antennas.

b) As previously approved by the Board, the cracks in the rear foundation wall will be completed in July. The front crack repairs, requiring exterior excavation, will be authorized by the Board as soon as the replacement landscaping costs are estimated along with a better understanding of how the current NYC water-conservation rules might impact the health of newly planted new bushes.

c) Plumbing and boiler repairs of $2,500 were approved. This included replacing several aging valves on the boiler and two water leaks. The boiler room floor drain, plugged for many years, was cleared.

d) There was discussion of the current problem with mice and the resistance of residents to allow exterminators into their individual apartments. Alternate exterminators were discussed, however, as long as the majority of residents refuse to allow entry into their apartments, the Board agreed with Jennifer Ogman that no exterminator can correct the problem.

e) Jennifer Ogman will be providing estimates for a timed door closer for the garage, a motion sensor for exhaust fan operation, hallway smoke detectors, and some type of 24-hour lighting for the laundry room (as a safety issue). Quality Antenna needs to raise the antenna wire from the roof as a code compliance issue.

f) A series of noise complaint letters were received involving 5th and 6th floor residents. Water damage complaints were received by J.A.L. and the offending owners notified of their financial responsibilities to their damaged neighbors.

g) The new elevator flooring was selected by Stefanie Greenberg and ordered.

h) All building exhaust fans on the roof are now fully operational.

VI. New Business:

There was no new business.

The meeting was adjourned at approximately 10:30 p.m.