Board members in attendance: Miriam Biren, Victor Bellini, Robert Boynton, Marjorie Cannon, Stacey Cohen, Nora Colford, and Richard Re. Joseph Cann and Al Lamoglia were absent. Debbie Shapass attended from Wentworth Property Management. Richard Re departed at approximately 8:00 p.m. at which point Vice President Marjorie Cannon chaired the remainder of the meeting.

1) Minutes: Minutes of the November 20, 2007 meeting were approved.

2) Management transition: The transition from TKR Property Services to Wentworth Management continues.

a) TKR Property Services contract ended on 12/31/07.

b) Per board decision of 12/10/07, the initial contract with Wentworth Management scheduled to begin on 01/01/08 was moved up to an immediate engagement with the understanding that TKR will still finish out December financials. Rich Re will confirm with Debbie Shapass.

c) On 11/15/07 meeting, the board met with Debbie Shapass of Wentworth to discuss which projects TKR should complete prior to12/31/07 and which projects are best left for Wentworth to start on after January 1^st.

i) In concert with Shapass, the board agreed to hold the following projects until January 1^st:

• Sidewalk section replacement
• Awning draining towards building (payment to be withheld)
• Roof fan replacements
• Parking lot wall painting completion
• Garage painting completion
• Entrance tile cracked and heaving in front of right door
• Elevator contract - contract repairs and legal action
• Water line blockages on lobby level
• Corrected driveway signage
• Sink hole / drain line break estimates/repair

ii) The board expects TKR to finish the following projects:

• Local Law 11 Inspection progress (and any mandated repairs)
• Parking lot cracks (TKR directed to withhold payment being)

3) Financial Report:

a) Monthly financial report: It was noted by Treasurer Victor Bellini that TKR continued to manage the building’s financial reporting through 12/31/07. As of this evening, December reports have not been made available by TKR Property Services to either the board or Wentworth.

b) Monthly arrears report: Debbie Shapass reported that they have not received unit account financials. Accordingly there was no arrears report for the Treasurer. There was discussion of one unit owner’s account that the board is aware has incurred significant legal fees. Debbie will confirm situation with the building’s attorney, Michael Swaaley.

c) FY2006 audit: Victor Bellini reported that the FY2006 audit being conducted by Wilken & Guttenplan is still not complete. The auditors are still waiting for information from TKR Property Services.

d) FY2007 audit: Although a FY2007 audit should be started, Bellini reported that Wilken & Guttenplan will not offer a proposal for the FY2007 audit until the FY2006 audit is completed.

e) FY2008 budget: Debbie Shapass and Treasurer Victor Bellini will propose FY2008 budget as soon as FY2007 financial records from TKR are sorted out.

f) Reserve accounts: Victor Bellini reported that the mailing address on the Chase accounts need to be changed to Wentworth’s address in order for these funds to be incorporated in monthly management reports. Boynton and Bellini will arrange to have the signature cards updated (requires signature of two officers for funds transfer).

g) Payments due to super: Payments to super for monthly cell phone and ConEd allowance: According to the super and limited replies by TKR Property Management, it appears to the board that the monthly reimbursements to super for his cell phone ($75) and ConEd bill ($75) have not been made in accordance with the super’s contract. While it seems that TKR provided no ConEd reimbursement at all, they may have been providing cell phone to super at no charge. Debbie will sort out the situation.

h) Christmas bonuses: The board questioned whether the approved holiday bonuses had been distributed to the building’s super, weekend super, and Sanitation collection workers.

i) Super’s health insurance: Debbie Shapass reported that she is shopping for health insurance for the super.

4) Legal Report:

a) Rental/Leases – records update: Debbie Shapass reported that TKR Property Services did not turn over a listing of rentals. The Secretary maintains a copy of all leases and expiration dates. Bob Boynton will review his files with Debbie Shapass.

b) Emergency contact forms: Debbie Shapass reported that many residents have not returned the completed forms. She will provide an additional reminder and take action if compliance is not achieved voluntarily.

c) Local Law 11 inspection progress: Debbie Shapass will be contact Becht Engineering for update.

d) Building vandalism: In the matter of a shattered wall sconce/light, broken glass scattered in the lobby, and the additional damage to the building’s entrance area litter container; security video determined intentional destruction by a unit owner occurring on the morning of 11/24/07 at approximately 2:07 a.m. The video further documented that there was no apparent effort made to clean up after the incident and that the glass on the lobby floor was allowed to remain as both a safety hazard to residents and building liability until it was discovered by the super when he came on duty at 8:00 a.m. By email vote concluded on 11/26/07, the board approved a $100 fine (plus cost of repairs) listed in the fine schedule as Vandalism/Destruction of property with reference to Rule #7 which states: "No noxious or offensive activity shall be carried on in any unit or in the common elements, nor shall anything be don therein, either willingly or negligently, which may be or become an annoyance or nuisance to the other unit owners or occupants." The board noted that to-date no one had stepped forward to claim responsibility for or apologize for the destruction and similarly no one witnessing the event had stepped forward to assist in the investigation. Votes for 1) considering the destruction as two separate events (therefore two fines) and 2) filing a police report on the incident were not approved.

Stacey Cohen volunteered to shop for a new pair of wall sconces (final bill $31.91), Richard Re agreed to contact TKR to order an identical ash tray/litter container (final bill $241.00), and the video evidence of the event was archived on CD. The offending unit owner will be notified by certified mail.

By email vote on 11/27/07, the board approved a larger ash tray/litter container to go near the entrance, however the offending unit owner will only be billed for the smaller unit similar to the one damaged.

e) Debbie Shapass was asked to investigate whether recent fines have been properly attributed to units and unit owners notified by certified mail.

f) There was discussion concerning whether unit owners should be required to carry liability insurance concerning their potential damage to other units. This has been discussed before but not completely investigated from a legal standpoint. As the track record over the years shows, it's quite possible for a unit owner to be held liable for damages exceeding $20,000 from a water leak. The board will continue discussion of topic at next meeting.

5) Building Repair & Maintenance Report: The board discussed a variety of repair items from the file maintained by Boynton and Bellini.

a) Maintenance Log: The super’s hard-cover log book is missing and will be replaced.

2. Active projects: The super is building shelves in the compactor room. He will also be painting the compactor room floor, repairing damage to hallways, renovating compactor chute room floors with ceramic tile, installing metal saddle/carpet guards on all floors, and repairing damage from a leak in 6^th floor stairwell and replacing a vent cover.
3. There was discussion of his task/frequency list with special attention to those tasks that are supposed to be first of the day, first and last of the day, weekly, and monthly.
4. Water damage: There was discussion of repairing water damage in units 5J, 4G, and 3F, along with review of responsibility for the leaks.

e) Compactor chute cleaning: Debbie Shapass indicated that from building records it appears that the compactor chutes have not been professionally cleaned in over two years. Boynton noted that in the past this was performed twice a year.

f) Litter container: Debbie Shapass was asked to return the recently purchased litter/cigarette container for a larger unit.

g) Weekend super: There was discussion of weekend super’s extra hours during week. Debbie Shapass confirmed that she will approve his hours in advance in each case.

h) Fire Plan, Smoke Detectors, Window Guard Notice: It was noted that annual Fire Plan distribution and Window Guard notice needs to be completed by January 31, 2008. Debbie indicated that this will be combined with super’s overdue smoke detector battery replacement and unit water leak inspections in the next few weeks.

i) Plumbing estimates: Sewer line inspection by Altomonte Plumbing: Altomonte will discuss their findings and recommendations at the board’s February meeting. Debbie Shapass reported that she will be getting estimates from other plumbing contractors for the same work proposed by Altomonte for sewer and drain line repairs and maintenance, water infiltration, and addition of a domestic water filtering system. It was noted that water service lines in unit L-H remain partially blocked.

j) Heating damage: Per the board’s 12/10/07 decision to assume all costs of damage to units 4-K and 3-K for heating-line damage, the board approved reimbursement for invoice submitted by unit 4-K.

k) Masonry repairs: Debbie Shapass reported that the accumulation of masonry repairs (sidewalks, curbs, entrance area tile cracks and grouting) will need to wait until Spring for warm weather

l) Time/Warner telephone service: At least two residents subscribing to Time/Warner telephone service have reported to management that their entrance intercom service no longer works. Management has been advising residents that Time/Warner installations cannot disrupt the entrance system and it’s Time/Warner’s responsibility to return to the building and make the repairs. The building has no liability for the cost of repair in such situations.

m) Parking lot pavement cracks: The driveway cracks left by TKR’s contractor were not repaired. Debbie Shapass will schedule the work this spring.

n) Elevator repairs & maintenance: Debbie Shapass has reviewed the VSA report. She will be following up with McGlynn Hays and offer the board recommendation.

o) Building ventilation exhaust fans: The board discussed status of exhaust fan system including three units that do not match the specification of the units that were ordered by management, confirming that apartment units have not added their own fans that interfere with building exhaust operation, and possible blockages. There have been several verified reports of incorrect operation.

p) Carpet estimates: No update.

Boiler: As a follow-up to the December meeting with Star Boiler attended by Jose Cerritos, Joe Cann, and Bob Boynton, there was discussion of a maintenance items and inspections. Debbie Shapass will be investigating and report at next board meeting.

r) Garage maintenance: There was discussion of the garage wall painting project that was scheduled to begin once the parking lot walls were completed.

s) Building antenna repair: Unit 5A was charges for repairs to the building’s TV antenna resulting from renovation work taking place in the unit.

6) Completion of renovation work in super’s apartment: The board has still to receive a final itemized bill for renovations to the super’s apartment. It was questioned whether the electrical contracting work has been completed, noting that when the previous super moved out there were a number of electrical irregularities that the new super was not able to figure out. Debbie indicated that Jose told her that the apartment is almost completed. She will confirm status of all renovation work at the next board meeting.

It was noted that a gas leak was recently reported by several units in the building and traced to the stove in the super’s unit. Jose indicated that the stove needs repair. Board noted that the stove was replaced with new one approximately 6 years ago. Debbie will confirm stove’s condition.

The meeting adjourned at approximately 10:00 p.m.

Minutes submitted by Robert Boynton, Secretary