1) Minutes: Minutes of the October 10, 2006 board meeting were approved.

2) Financial Report:

a) Richard Re reported that information is being compiled for the FY2007 budget.

b) In response to a board member’s request that the Treasurer position be filled, Nora Colford was elected Treasurer.

c) The board voted to explore alternatives to using Alfred Johnson for the building’s audit and to get bids for a complete certified audit. Board members volunteered to make inquiries.

3) Capital Projects update:

a) Roof rebuild update: The sign-off has not been completed.

b) Exhaust fan repairs and duct blockages: Concerning reports that apartments 1-H, L-D, and L-F are still blocked, the board recommended at the September meeting that Chopak confirm that the lowest unit of each line be inspected to confirm system’s operation. Chopak reported at this meeting that the inspections are being scheduled.

c) Lobby-level hallway lighting: The new lobby-level hallways lighting fixtures have arrived and are awaiting installation.

4) Legal report:

a) Time Warner Cable installations: No update from Chopak concerning the notices sent to four unit owners for improper installations by Time Warner Cable and the corrective actions required. Chopak stated at the September meeting that he would set up a meeting at the building with Time-Warner and board representatives, but there was no progress to report at this meeting.

b) Driveway parking: At the July board meeting, the board had requested that Chopak forward a list of the towing services he had spoken with and the policy of each relative to payment for the board to follow-up with for additional discussion and to perhaps explore the situation with other towing services that Chopak did not contact. It was noted that there was no update on this request at the August, September, October, or this November meeting.

c) Verizon upgrade proposal: At the August meeting, the board expressed its interest in the proposal, pending resolution of a signing bonus, confirmation that Verizon would guarantee continuing full operation of the entrance system, and review by the building’s attorney Michael Swaaley. There was no update at this meeting.

d) A move-in fine was imposed against the owner of 6-C. A tenant’s move-in was not scheduled and there was no approved lease on file.

e) The owner of unit 5-G reported a car parked in his outdoor space. The unit owner tried to have the car towed in accordance with building procedures, but found that the information was out of date. Management had not returned any of the owner’s calls at the time of the incident. Setting on a new towing agreement will be settled by the board once some other related changes are made.

f) Local Law 11: In anticipation of the upcoming inspection, management is soliciting engineering bids for the work.

5) Building Maintenance & Repairs:

a) Elevator mechanical systems:

At the October meeting, it was reported that although McGlynn Hayes had not corrected all twenty-seven deficiencies covered under their maintenance contract, they were making progress. At this meeting, Chopak reported that McGlynn Hayes has refused to do any work on the system unless they are allowed to perform all the additional deficiencies discovered by VSA not covered by the McGlynn Hayes contract.

It was agreed by the board to get bids on all the additional work to compare to whatever McGlynn Hayes might indicate the repairs not covered under the maintenance contract would cost.

b) Ceiling leaks: There was no update on the ceiling leaks reported by owners (3-B, 3-F, and 5-J) originally discussed at the May board meeting.

c) Window leaks: Becht Engineering has completed site inspection. Final report anticipated shortly.

d) Driveway entrance sign: Bellini has the catalogue for replacement of the driveway "entrance" sign. Selection process continues. He will make a recommendation shortly.

e) Smoke detector battery replacement: The building super started this fall’s semi-annual replacements of smoke detector and CO2 detector batteries for all unit owners. No update by Chopak at this meeting.

f) Garage exhaust timer repair: As first discussed at the June board meeting, the garage exhaust timer is still not operating. August 9, 2006 invoice indicates that a new timer was ordered on that date. Chopak reported at the September meeting that the fan would be repaired the week following the board meeting. At the October meeting, Chopak reported that the fan would be repaired within the next couple weeks. At this November meeting it was noted that the fan is still not repaired.

g) Façade restoration: Board members expressed their dissatisfaction with the contractor’s restoration efforts. The new paint is peeling and where it peels away it appears that the primer has not held either and that the original surface was not properly prepared to accept the primer, some areas of paint appear to have dirt mixed in with the paint and need to be re-done, the caulking is not complete in some areas, and in other areas the old caulking was just painted over (contrary to the agreement that all old caulking would be removed)

The board is not satisfied with the results and the project is on hold pending further discussion with the contractor.

h) Entrance awning: The awning cannot be reinstalled (including electrical contractor work) until the façade is finished.

i) Garage security: At the September board meeting, Chopak was asked to get estimates from the building’s current provider in addition to the upgrade estimate he provided from a Brooklyn vendor. No estimate was available at the October meeting or this November meeting.

j) Exterior screens on HVAC units: Following the October board meeting discussion, Chopak was to discuss with the building super and report back at next meeting. No report was made at this meeting.

k) Landscaping and lawn maintenance: There was discussion of owners planting bushes, etc. without board approval. The board agreed that unapproved efforts would not be reimbursed.

l) There was discussion of a situation where garbage had accumulated in the recycling area from Thursday evening through Monday. Several board members and other residents had called management, but the situation was not resolved and their calls were not returned. By Monday morning, the compactor chute was backed up to the third floor.

Chopak responded that he had been aware of the situation, but did not consider it an emergency that he needed to respond to. Board members disagreed. Chopak got up from the meeting and left at approximately 9:00 p.m. The meeting continued to address remaining business and adjourned at 9:55 p.m.

Robert Boynton, Secretary