Board members in attendance: Victor Bellini, Miriam Biren, Robert Boynton, Joseph Cann, Marjorie Cannon, Stacey Cohen, Nora Colford, Al Lamoglia, and Richard Re. Jordan Kurs of TKR Property Services was unable to attend and no other representative was available.

1) Minutes: Minutes of the April 18, 2007 board meeting were not distributed. The Board meeting had been rescheduled, the secretary was unable to attend, and no one in attendance accepted responsibility for the task. Boynton will interview board members to gather information and create summary minutes, noting that he had joined the meeting by it’s end and some notes of his own.

2) Financial:

a) FY2007 budget: The board approved the FY2007 budget of $ $341,985 as presented by board Treasurer Victor Bellini. The budget included no additional savings towards capital reserve. The board’s approval was conditional to the results of the FY2006 audit that which is currently in progress and it was agreed that the budget could be amended as the year progresses.

b) FY2006 tax extension: Victor Bellini reported that Wilkin & Guttenplan filed for a tax extension on behalf of Highview II.

c) FY2006 audit: Victor Bellini reported that Wilkin & Guttenplan continues to work on the FY2006 audit. The board was reminded that the audit’s delay is on account of the search for a new auditor not being completed until late February 2007 and the prior building management firm’s delay in turning over the financial records.

d) Delinquent owner account balances: There was discussion of the current balance of approximately $20,000 in outstanding common charges, fines, and late fees. Victor Bellini reported that he had discussed this problem with Marc Kurs of TKR who noted that all of his other buildings charge a percentage of outstanding balance unlike the small $20 fixed fee of Highview II. Marc Kurs recommended that Highview consider changing it’s delinquency policy. The board approved replacing the $20 monthly fixed late-fee with a first month fixed fee of $20 and then converting to 10% interest on all balances once an account is two months in delinquency. Boynton questioned whether mixing the $20 at month #1 with a percentage in latter months was practical and whether TKR’s software was readily capable of swapping from the $20 in a first month to the percentage in later months properly. Bellini will investigate.

3) Legal:

a) Arrears: There was discussion of common charge arrears and legal actions underway with building attorney Michael Swaaley.

b) Super’s AC unit: There was no update from Jordan Kurs on the status of the super’s AC unit. At the 04/18/07 board meeting, the Board authorized Kurs to proceed with Epic payment and repair to super’s AC unit as long as he is confident that Epic will satisfactorily complete work.

c) Local Law 11 inspection bids: There was no update from Jordan Kurs on additional engineering bids for the Local Law 11 inspection. Kurs had provided one bid at the April meeting from Ralphe Gorgio, but was requested to provide at least two others including the engineering firm used for the last Local Law 11 inspection (believed to have been Salomon according to Boynton).

d) Roof replacement tax rebate: Per 05/15/07 email, Jordan Kurs reported the J-51 extension for the roof replacement tax rebate is in process.

e) Verizon/FIOS installation: Per 05/15/07 email, Jordan Kurs reported that he is waiting for an update and start date from Verizon. The revised contract for Verizon FIOS with $50 per unit signing bonus was approved at the 03/21/07 board meeting pending review by the building’s attorney, Michael Swaaley.

f) Towing signage: Per 05/15/07 email, Jordan Kurs reported that a sign has been ordered with correct towing contact information.

g) Elevator maintenance contract and repairs: While it was reported at the 03/21/07 board meeting by Jordan Kurs that McGlynn Hays had agreed to make the repairs covered under their contract and would be offering a bid on the non-covered repairs noted by VSA, Jordan reported by email on 05/15/07 that he is still waiting for action by McGlynn Hays and will be sending a legal letter to them.

4) Maintenance:

a) Roof clean-up: On 05/09/07 that at least five fans remained on the roof and the lawn furniture was still stored in the incinerator bulkhead. In response, per 05/15/07 email, Jordan Kurs reported that all fans are now off the roof and the lawn furniture has been removed from the incinerator bulkhead storage.

Discussion followed concerning Jordan Kurs report at the 02/20/07 meeting that Joel has removed all but two of the old exhaust fans on the roof and his report at the 03/21/07 meeting that Joel had removed the last two old exhaust fans on the roof. Similarly, it was noted that disposal of the lawn furniture storage was discussed with Kurs at the 02/20/07 and at the 03/21/07 meeting he reported that the old lawn furniture in the incinerator bulkhead would be disposed of by that weekend.

The board expressed concern for accurate reporting over multiple meetings and agreed that they will need to personally verify the situation on the roof prior to the next meeting.

b) Smoke detector replacement: Per 05/15/07 email, Jordan Kurs reported that the super is still working on the spring smoke detector replacements for all units.

c) Compactor room clean-up: Per 05/15/07 email, Jordan Kurs reported that the super has completed painting of the compactor room floor. Board members disagreed with Kurs report noting that the job has not been completed and both the entrance area and under the compactor have not been completed. It was also noted that the floor is now two different colors, with one area in flat paint and the other in gloss.

d) Lobby floor stripping: Concern was once again expressed for the poorly maintained appearance of the lobby and elevator floors. Per 05/15/07 email, Jordan Kurs reported that George will be assisting the super in June to complete stripping the lobby floor begun in March and the elevator floor which is supposed to be performed bi-weekly will be done at the same time.

e) Hallway repairs: Per 05/15/07 email, Jordan Kurs reported that the building super is continuing to repair/patch the approximate four holes in the wall on each floor near the elevator. The board noted that this project has been in process since the fall.

f) Unit door repairs: There was no update from the March board meeting concerning Jordan’s investigation of holes and significant dents in unit doors which were are to be repaired at unit owner expense..

g) Maintenance log books: Per 05/15/07 email, Jordan Kurs has verified that the super is maintaining the two log books (1-Cascade/Star and 2-all other contractors).

h) Exterior tile crack: Jordan has investigated an exterior tile crack in front of the building mentioned at the March board meeting and will be having it ground out and filled with caulk.

i) Parking lot pavement cracks: Per 05/15/07 email, Jordan has investigated estimates for repairing the parking lot pavement cracks and will be having the super repair the cracks. There was no update from the March meeting concerning the plan for the super to paint the parking lot walls and garage walls this summer.

j) Garage exhaust timer: Although Ceriello Electric’s bid to replace the garage exhaust vent timer was approved at the 04/18/07 board meeting, the repair has not been made and the board has not been updated as to when the repair will be made.

k) Carpeting replacement: Per 05/15/07 email, Jordan Kurs reported that he will be bringing carpeting samples to the building for the board to review.

l) Water filtration system: There was no update from the 04/18/07 meeting concerning the estimate from RSK to install a water filtration system for the building. From the 04/18/07 meeting, Jordan Kurs will be reviewing RSK's plan in detail including RSK’s recommended location, and will then obtain additional estimates for the project.

m) AC vent screen inspection: As a follow-up to the 03/21/07 meeting’s discussion of having the super inspect AC vents where they interfere with the fire escapes and birds build nests wherever the screens are dislodged, Jordan reported in 05/15/07 email that Joel has the screens and will be making the inspections. The board awaits confirmation that the work has been completed and barrier screen are in place.

n) Garage security: There was no update from Jordan Kurs concerning installation of the proximity reader and lock repair approved at the 04/18/07 meeting. In a follow-up call to Alarmingly Affordable on 04/30/07, it was noted that management had not notified Alarmingly Affordable that the contract had been approved. As of this week, it was determined that Alarmingly Affordable had still not received a signed contract to go ahead with the work.

There was no update from Jordan Kurs concerning the estimate for a panic alarm system for the garage which had also been requested by the board at the 03/21/07 meeting.

o) Post-sign replacements: There was no update from Jordan Kurs concerning replacement of the two post-signs broken over the winter..

5) Capital Projects:

a) Water infiltration: There was discussion of window area water infiltration leaks, evaluations made by Becht Engineering, brickwork now in process, and leaking from window caulking that has not been addressed. Two fifth floor units and a lobby level unit were added to the approved repair list, while the status of the unit inspection report was raised.

Noting that the super’s semi-annual inspection was to be considered in this comprehensive evaluation, no board member indicated having seen the inspection list and concern was expressed for significant leaks that may not have been shared with the board for repair consideration. Per 05/15/07 email, Jordan Kurs reported that a list of window area leaks was still being compiled.

b) Façade restoration: The board approved Lockman proposal for façade panel replacements and authorized Boynton and Bellini to finalize details with Lockman including painted versus anodized surface issue. The board’s approval did not include the doors. Once the façade has been replaced, the new awning and frame manufactured last fall can be installed.

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

Minutes submitted by Robert Boynton, Secretary