Board members in attendance: Victor Bellini, Miriam Biren, Robert Boynton, Marjorie Cannon, Tamara Keshecki, Frank Mattera, and Richard Re. Board members absent were Sanchie Bobrow and Stefanie Greenberg. Both Bobrow and Greenberg were available by cell phone for critical decisions. Jennifer Ogman attended from J.A.L. Diversified Management.

1) Minutes of the June 8, 2005 meeting were approved.

2) Roof replacement project.

a) From votes at the June Board meeting and email follow-ups, all nine Board members approved S&S Roofing as the contractor for Highview’s roof replacement with a bid of $128,300. S&S Roofing was the bid recommended by Becht Engineering.

b) From votes at the June Board meeting and email follow-ups, eight Board members (Victor Bellini, Miriam Biren, Sanchie Bobrow, Robert Boynton, Marjorie Cannon, Tamara Keshecki, Frank Mattera, and Richard Re) approved Becht Engineering’s Phase-3 full-time inspection bid of $22,540. Stefanie Greenberg voted to accept neither Becht Phase-3 option and recommended having JAL Diversified Management supervise the construction at no cost to the building.

c) Becht Engineering has provided information concerning asbestos testing by Independent Testing Laboratories (College Point, NY). The cost is as follows: Base Fee = $850, collection of up to 6 samples  = $135 per sample, and sign off on NYC form ACP 105 = $285. They indicated it would take about two weeks to complete upon authorization to proceed. The Board questioned whether the cost of sample collection had been included in the Phase-1 contract with Becht. Jennifer Ogman will clarify tomorrow with Tim Sullivan. Second question was whether Becht recommended this testing or was just providing the costs in response to the Board’s inquiry. Ogman will follow up with Sullivan on this point as well. It was noted that at the last Board meeting, attended by Becht representative Russell Fernandes, that if asbestos was encountered during the project, remediation would require a special hazardous disposal contractor and perhaps add $40,000 to $50,000 to the project. The project would have to stop at whatever point asbestos was found, and would remain on hold until remediation bids could be taken, a bidder selected by the Board, and additional financing arranged.

d) There was a review of loan options. Rich Re recommended Empire State Bank, based on a variety of conditions. The Board approved.

e) The loan amount was reviewed. In order to cover the cost of:

$128,000 roof replacement
$32,000 Recommended 25% reserve over bid for possible roof supporting structure repairs
$22,000 Phase-3 engineering
$10,200 Fire escape restoration
$11,000 Hot and cold riser valve replacements, locate all gas riser valves
$4,000 Pressure reduction valve on water main
$2,700 Sprinkler system in laundry and recycling rooms
$23,000 Replacement of hot and cold water supply lines in lobby ceiling
$29,000 Roof fan replacements (estimated cost based on Capital Reserve Study of 2003)
$10,000 Closing costs of loan
$261,900 Total (plus any costs related to asbestos remediation)

f) Bids were approved for all plumbing work (water riser valve replacements, gas riser valve location, pressure reduction valve, sprinkler in laundry and recycling areas, replacement of hot water supply line in lobby ceiling). RSK will be asked to go ahead with the pressure valve installation and defer payment until fall.

g) Reviewing remaining steps in the process: i) schedule and conduct Town Meeting to review loan options, ii) vote by all unit owners (including those not at this meeting) to achieve the 50%+ of unit points necessary to authorize a building loan, iii) sign loan papers, iv) sign roofing and other contracts, and v) have projects performed.

5) Repairs and maintenance:

a) There was no update concerning the painting of all unit doors

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, May, and June meetings.

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

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

Meeting was adjourned at approximately 10:25 p.m.

Robert Boynton, Secretary