1) Minutes of the October, 20, 2005 board meeting were approved.

2) Irwin Chopak was introduced as Highview II’s new JAL property manager. Irwin has over 30 years in property management, has been with JAL for several years, and brings significant building technical systems expertise to Highview. President Rich Re requested that JAL make adjustments in their management staff for Highview and on November 8, 2005 this was announced. The Board president had been authorized to request a change in JAL managers by a unanimous 9/0 vote of the full board 14 months ago on September 30, 2004 (see 09/30/04 minutes). Clarification: although not implemented by the president (Greenberg), the September 2004 vote had not been rescinded by the board.

3) Repairs and maintenance:

a) The Maintenance Committee met on November 3, 2005. In attendance were board members Victor Bellini, Robert Boynton, Marjorie Cannon, Rich Re; and Anna Civitano who was appointed to the committee several months ago by the board to walk through the building with the building manager on his regular weekly inspection. A copy of the maintenance committee’s review form was distributed and discussed. Marjorie Cannon volunteered to walk the building with Anna in advance of the weekly walk-through with JAL and help keep an accurate and complete list of maintenance items, however she would not be available to participate in the daytime walk-through itself. Victor Bellini has the Excel spreadsheet of maintenance and repairs. He offered to forward to Anna.

b) Garage Exhaust Timer: The estimate obtained by Jennifer Ogman from Christie Overhead Door and approved at the October board meeting was supposed to be for an exhaust fan timer. Christie Overhead Door came to the building to make the approved repair but they found the system in perfect working condition. It was determined that Christie thought that they had been asked to bid on a new door closing timer instead of the addition of an exhaust fan timer.

The board reviewed that this project had been in progress by JAL since May of 2004. The board had approved JAL’s recommended repair bids for exhaust fan timers on three separate occasions, yet no work had been successfully performed to date. After additional discussion, the board approved the work this evening for a fourth time, expressing hope that the work would be completed and bring the building into NYC code compliance by the next board meeting.

c) Painting & smoke detector battery replacement: No update since the last board meeting at which time it was discussed that owners were not being offered the smoke detector battery replacements that Ogman indicated had been completed. Ogman was to follow-up with the super and report back at this meeting. In addition, only seventeen (of sixty-seven) unit doors had been painted by the last meeting. There was no progress update available at this meeting.

d) There was a discussion of building heating. While some apartment units on the front of the building are reporting 80 degree temperatures and keeping their windows open, apartment units on the back of the building and "C" line are reporting cold apartments. This problem has been discussed in past years and it is believed that the building’s heating system does not offer a way to regulate the building by separate zones. Irwin will investigate the building’s valve regulation system and report back to the board.

4) Capital repair updates:

a) Exhaust fan system:

i) Fahrenheit HVAC has still not provided an acceptable revised contract to indicate what problem they had diagnosed and a performance outcome for their work.

ii) On October 18, 2005, the A and K kitchen vent system was checked by Chutemaster with a video camera from the roof. The line was found to be blocked with refuse.

iii) By an email vote completed on November 1, 2005, the board approved the July 13, 2005 exhaust ventilation system analysis proposal from Becht Engineering for $3,840. Bellini, Boynton, Cannon, Mattera, and Re approved. There were no responses from Biren, Greenberg, Lamoglia, and Keshecki. This work will be completed in conjunction with a video analysis that was previously approved by the board for Chutemaster.

b) Roof replacement pre-construction meeting: On October 28, 2005, Becht Engineering, S&S Roofing JAL rep. Jennifer Ogman, and building super Rob Besser met for a pre-construction meeting on the roof. Rich Re was unable to attend and Bob Boynton represented the board. Neither T-Mobile or the sub-contractor for bulkhead re-pointing was present. As of this pre-construction meeting. Michael Swaaley indicated that the contract received from S&S was incomplete. S&S indicated that no construction date could be set until T-Mobile could meet to discuss removing/lifting the wireless equipment on the roof and removing equipment from a brick bulkhead wall that it to be re-pointed as part of the contract agreement with S&S. S&S also indicated that the T-Mobile rep. would not be available for discussion until the second week of November.

It was noted that this was not the first pre-construction meeting. A previous meeting between S&S, board president Stefanie Greenberg, Fahrenheit HVAC, and Jennifer Ogman took place on September 9, 2005. At that time, Ogman indicated to the Board by email that all Fahrenheit HVAC and S&S Roofing contract issues had been resolved by Greenberg and Ogman, and that the contracts would be signed within two weeks.

As of this evening’s meeting, no contract has been signed with S&S for the roof construction. Irwin Chopak indicated that he would like to personally review the roofing contract before signing. Irwin expressed specific concern for the inclusion of a performance bond in the S&S contract.

Summarizing next steps with roof:

• contract draft prepared by S&S for review by Swaaley and Becht;
• pre-construction meeting with all parties (S&S, JAL, Becht, T-Mobile, masonry contractor);
• review, possible revisions of contract draft, and Swaaley/Becht/S&S approvals of roofing contract;
• completion of the Becht and Chutemaster shaftway evaluation;
• bids, board approval and contract for HVAC work;
• Swaaley review of contract for HVAC work;
• Board president signs all approved contracts after final legal review,
• roof project is conducted and completed as payments are made.

c) Riser valves and water service line replacement:

i) The lobby ceiling has been removed and RSK Plumbing will start their work tomorrow.

ii) There was discussion about the lobby ceiling replacement. Prior to the ceiling removal, many of the valve locations were uncertain. For many of the valves, there were no ceiling access panels. Now that all the riser valves have been exposed (approximately 60 valves), it is apparent that access panels would have to be much larger than the standard 1-foot square ones and that in some cases the expanse of valves is more like 4-5 feet of required access. The board agreed on a suspended ceiling system for the hallway section from elevator to apartment L-H, where the concentration of valves is greatest. The main lobby area and hallway towards emergency exit have a much lower concentration of valves and can remain sheetrock with standard access panels. The bid approved by the board for lobby ceiling work (removal and replacement) will have to be revised to accommodate the suspended ceiling system. It was noted that the suspended ceiling system will be more expensive than standard sheet rock. The board reviewed possible tile patterns and block sizes. Irwin will gather tile samples and bids for the board to approve.

5) Holiday party approved for 12/14/05. Budget to be no more than last year’s event.

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

Robert Boynton, Secretary