NAICA

Today at 10:55 AM

NAICA Meeting

April 17, 2014

Present: T. Brumley, J. Butler, J. Carson, S. Cohen, B. Ezra, L. Hunnicutt , V. Meyers, J. Micoff, K. Randolph, J. Sullivan, B. Zlamany, ,

Recorder: JoAnne, meeting held in JoAnne and Jim’s 4B

Approval of the minutes from March 6^th:

Corrections:, under President remarks, 3000 gallons instead of 300

Bottom pg. 1, : Roof project: call the bid which is the whole roof – bid base 1. The sentence that says the two phased project should say: bid base two and three. There are three bids. Motion to pass the minutes with these amendments: John, Jim -7 yes, unanimous.

Roof project:

Recommendation: The roof committee reported on how they came to their decision in selecting Bolton as their recommendation for the company to do the roof job. Bolton offered a competitive bid and they did an extremely thorough job on the bid proposal which came in at $474K for the bid base 1 (whole roof). The members of the subcommittee, along with Catherine Paplin, went to see 3 different projects that Bolton had done in Bronxville. The committee said that it was clear that the jobs were done with a lot of care – that they were aesthetically appealing, well made, and a pride in workmanship was evident. Bolton (Stanley and Paul are owners) answered all the questions in a very detailed manner and went over the bid line by line. The committee agreed that their work is excellent.

Additionally, Brenda reported that Bolton saw things on the penthouse and found things related to Brenda’s leak that no one had seen previously. She has already worked with them and they have been on time, easy to communicate with, and in general seem very easy to work with.

Brenda called 3 architects who worked with them and spoke to one owner – all gave excellent recommendations.

Catherine also agreed that Bolton would be the right choice for the job.

Karin: urged the board to take a closer look at Mohammad’s bid for the roof job since it came in for less money. However, the members of the committee said that he did not do a thorough, thoughtful job on the bid submission and that he did not make a bid for a two phase job as all bidders were asked to do.

Motion: Ben, Tom second. To disqualify Mohammad (Shajahan Company) from consideration, for not filling out the bidding form thoroughly and completely. 5 yes, 2 no.

Motion: Ben, JoAnne: The board recommends to employ Bolton for the roof project. Discussion. 7 yes. 0 no.

Terms: Bolton will give a 3 year warrantee parts and labor. There is a 20 year warrantee with Suprema.

They will begin the job within 3 weeks and they will be done in 3 months. Payment on the AIA payment schedule 15% up front. Catherine has to file the whole job, she can file right away– could take a month.

Should allocate for a 10%-20% for extra or alternate work costs. Once the contract is signed that is the final price.

Finance Committee Report: Sarah: One option is funding just the roof or we could add another $50K and allocate those funds to also finance the CofO process. With that extra $50K we could lay out exactly what needs to be done and the scope of the work will be clarified. For that money the CofO does not remain a question mark.

Sarah has spent a lot of time on this and she reports that it was a mistake to think that we could move forward on a CofO by just by hiring an expediter. You really need a team: an architect who works with the DOB, an engineer, and the expediter.

There was a general discussion about the merits of moving to allocate some money to this now, but no decision or vote.

Bank financing: The committee spoke to two banks and it appears that it is not feasible to get a bank loan for the building. The building can’t finance the roof and it will be up to owners to pay individually.

Motion: Jim, John; The Finance Committee will determine if we have a commercial CofO. 7yes. 0 no.

Ben: recommends that owners pay 50% of assessment by June 1^st and the remainder by August 1^st.

There was discussion of this suggestion with note that there will certainly be owners who cannot meet these deadlines.

Brenda made the suggestion to email all owners with a rough estimate of their assessment portion and ask if they would be paying up front or over time with interest.

Motion: Brenda, Jim: To email Lisa and ask whether the building needs approval from 50% or 66% of owners to move forward. Also, ask her how to structure payment. 7 yes, 0 no.

Once we get a go ahead from Lisa, Tom will get a surveyor.

Motion: Jim, Brenda: To authorize Catherine to file the roof job, 7 yes, 0 no.

Adjourned: 9:53

NAICA Meeting Minutes

January 30, 2014

Present: T. Brumley, J. Butler, J. Carson, B. Ezra, L. Hunnicutt, J. Micoff ,K. Randolph, B. Zlamany (meeting held in 4B)

Approval of the minutes from November 14^th, 2013 with the clarification under C of O discussion: The $30K is the the fee to the expediter – not for any of phase of the work. Minutes passed: (Tom made, Ben second) 6 yes, 0 no

Report of the current Board configuration: interim president: Jim, interim VP – Brenda, Secretary JoAnne, Treasurer Ben

Gas Conversion savings: We are spending 60% less than what we were paying for oil heating - around $30 to $40K. It was suggested that some of these savings should be put into gas hot water heaters that are currently on fuel.

Motion: (Jim, Ben): to have John take a look at what is involved in getting the gas water heaters, to analyze the potential savings vs. the cost. And also explore the cost of dual vs. non dual.

6 yes, 0 no

Roof Repair: There was a review of the roof plan, and contractor’s bid drawn up by Catherine Paplin.

Methods for soliciting contractor’s bids: Catherine will make three or four suggestions of contractors. She has offered to pre-vet the contractors that are recommended and submit the bid forms and plans to them. The board agreed that this would be a suitable way to proceed. We hope to have some bids by our next meeting on March 6^th.

It was noted that when Brenda’s space was having the reinforcing straps installed the workers found that there were two joists were missing. This was immediately fixed.

Potential new owners:

Tom reported that the buyers for Chris’s space are asking for a letter of indemnification. Discussion of the ramifications of this request ensued.

Motion: (Jim, Louise): ask Lisa del Puerto to define for the board what it means to give a potential buyer a letter of indemnification. Ask the bank to clarify what they are asking for in a written statement. 6 yes, 0 no

Elevator: Eastern has been paid a retainer and they are beginning to address fixing the elevator once they get their permits from the DOB.

We need to come up with a managing approach. The question is who is managing the project? Could create a LLC for $1500 and then we would have ability to have members be paid for doing work outside of their functions on the board.

Motion: (Jim, Ben,) Tom will ask Lisa del Puerto to recommend a way that board members may act as paid managers for taking on jobs unrelated to their board assignments. 6 yes, 0 no.

Skylights: Two new skylights are currently on the roof plan, one each over Brenda and Maria’s spaces. A review of the minutes from 2007 reveal that permission was not granted for these skylights but rather that “they would be discussed and could move forward with board approval.”

Brenda was granted approval for her skylight in 2013 but Maria was not. However during the past couple of weeks conflicting information has arisen about the roof ownership and easement granted to the penthouse, calling into question whether the skylight is allowable.

Brenda: from prospectus pg. ii, and 127: the roof area owned by the penthouse is aligned 40’ from the parapet wall. The skylight that she is proposing is outside of this limit. Brenda is willing to make a black out shade to make sure that there is no light leakage and to minimize the effect of the skylight.

Tom: “as build” is different than the prospectus. T and L settled 13 lawsuits and part of that was getting an easement in place paid to Lucy to sign permanent easement for 4D and roof rights. Easement with the property nothing can be built over 4C. Legally binding document. He presented an approved set of plans from David Dobb that shows that the property where the skylight is owned by the penthouse.

Jim: this is completely new information. The board does not have jurisdiction over this, rather it is a legal matter that needs to be determined who owns this.

Motion:(Jim, John,) The board is to establish where the property lines as exist by submitting the available documents to our attorney, Lisa del Puerto. She will determine and advise the board as to where the actual property lines are using all documents available - easement agreements, deeds, etc. 6 yes 0 no.

CCTV: Tom reports that the system is in. we have several cameras working adding a few more that are necessary will cost an additional $2600.

Motion: (Jim, John )after the first written warning of infractions of the rules the second time $100 plus expenses. 6 yes, 0 no.

Motion: (Tom, Jim) To ensure compliance with building rules there should be a $500 deposit paid to the board from owners who have tenants, which is refundable when they move out. 6 yes, 0 no.

Leak in Basement:

Motion: (Ben, Jim) Jim as acting president sends Will Hall a message that the building agrees that Will he should pay for all of the plumbing and that NAICA will inspect the work. Once the work has been done and approved, NAICA will pay for half of the floor repair. 6 yes 0 no.

NAICA Meeting 11/14/13

Minutes

Present: T. Brumley, J. Butler, J. Carson, S. Cohen, B. Ezra, L. Hunnicutt, V. Meyers, J. Micoff, , B. Sullivan, K. Sullivan, B. Zlamany

Recorder: JoAnne; meeting held in Ben’s loft 1B

Approval of Minutes from 9/19: correction to the section regarding Brenda’s skylight. It should be added that the permission for the skylight is contingent on getting proper permits from the DOB and Fire Department. 6 yes, 0 no

C of O:

Expediter: Sarah presented what steps have been taken since our last meeting. Vivian, Ben and Sarah met with Robert Proffitt, an architect and expediter, a few weeks ago and did a walkthrough of the building. He put together a proposal that he could execute both as an expediter and architect that would cost approximately $30,000. His work includes clearing the violations, variances, permits, sign-offs with DOB, drafting fees etc. He would give us a comprehensive list of everything that needs to be done. Proffitt estimates that to obtain a new C of O will take 12 to 18 months.

Sarah distributed the 4 page Proffitt proposal which details of the list of fees and services

Tax liability:

The C of O will result a change from Class 4 to Class 2 property taxes. This will result in a 30% increase to the current property taxes if the property is not your primary residence.

If your unit is your primary residence you get an abatement of 17% so it ends up being a net increase of 7%. Sarah provided a spreadsheet that uses their units (1A and 1C) as an example.

ADA accessibility ;

Reconfiguring the entranceway of the building to the location of the loading dock will allow for the most likely place for a handicap ramp. If the front entrance changes, Vivian and Sarah would be interested in buying the current hallway. This issue will continue to be discussed in the future. Sarah vows to keep this moving forward and getting a C of O.

Elevator:

Estimates on the elevator – Bob brings up that we already have an estimate on the elevator, so that part of the C of O process – in terms of information gathering – has begun.

Questions: questions that arose had to do with whether we view this effort as a building issue or as individual owners. That will have to be determined in greater detail but agreement was made that anything involving the building envelope and systems would be a building cost; individual units are the responsibility of each owner.

Thanks: We still have to find out how to finance the C of O effort and Sarah will continue to work on this. She vows to keep process moving forward. The group expressed their thanks and gratitude for all the work she and Vivian have done.

Roof:

JoAnne reported that Catherine Paplin sent the roof plan to her earlier in the day, and JoAnne forwarded the documents out to NAICA members. The documents include a plan diagram showing removals, a plan of proposed construction work, and three marked up photographs showing proposed construction on the facades.

The documents are highly detailed and require some scrutiny to fully understand and to know what questions they bring up. Since we just received the materials a few hours before the meeting, there was not time to do that.

Motion: (JoAnne made, Bob second) Everyone will look at the documents and email JoAnne any questions they have by next Tuesday. Catherine will be asked to respond by the following Friday. 6 yes, 0 no.

Motion: (Brenda made, Jim second) Brenda is concerned that the north wall in her bedroom will be in danger and wants her concern to be recorded in the minutes. That is stated here. 5 yes, 1 no

It was noted that we have been taking the roof situation very seriously and working on it steadily for several months now.

Next steps: A discussion followed how to proceed. We need to be realistic about how much money we can spend but clearly the pressing issues must be taken care of immediately.

#1. We should look at the engineer’s Report. We need to have that report and know that the North wall is safe.

#2. We need to fix the leaking parts now.

Motion: (Karin made, JoAnne second). Since fixing the roof in a comprehensive way will probably take time, temporary patches will be made on every unit that has leaks so that we can get through the winter. This repair should be done within one month. Bob should scope it out with consultation with John. The work is authorized to go forward at a budget at or under 10K. These areas include Brenda, Jim & JoAnne, and the elevator. 6 yes, 0 no

Motion: (Jim made, Tom second). Get an engineer’s report and clarify what we need to be done with the North wall and the attendant costs. 6 yes, 0 no.

We now have the roof plan in hand and those who wish to approach contractors to get bids can do so. That way we will start to have a better understanding of the costs and realistic scope of the job.

CCTV surveillance :

Ben reports that Target Security gave a bid of $16000 to place cameras throughout the building. It was agreed that with so many other pressing, costly projects in the works that this expense is not a priority.

Motion: (Jim made, John second) Ben will ask Target Security the cost of moving the system out of Ben’s unit and just to hooking up our currently non-functioning system. Our budget for this is roughly estimated at $5000. We want to get this price down to under $5000. 6 yes, 0 no.

Dog Policy

Bob reported that he received an anonymous tip that Chris’s dogs had been seen in the hallway without muzzles. This is in violation of what Chris had agreed upon after the biting incident. It was agreed that at our next meeting we must come up with a rule that will cover everyone’s dog.

Basement floor: The pump in Will Hall’s unit continues to create problems with the floor in the hallway. Will does not think that he should be the one to pay for it although that issue is in debate. John proposes that we should be splitting the cost with him. Can somebody do a quote on that work? Ben will be responsible for that.

Motion to adjourn (JoAnne made, Karin second)

Adjourn 8:42 p.m.

NAICA Meeting Minutes

January 30, 2014

Present: T. Brumley, J. Butler, J. Carson, B. Ezra, L. Hunnicutt, J. Micoff ,K. Randolph, B. Zlamany (meeting held in 4B)

Report of the current Board configuration: interim president: Jim, interim VP – Brenda, Secretary JoAnne, Treasurer Ben

Motion: (Jim, Ben): to have John take a look at what is involved in getting the gas water heaters, to analyze the potential savings vs. the cost. And also explore the cost of dual vs. non dual.

6 yes, 0 no

Roof Repair: There was a review of the roof plan, and contractor’s bid drawn up by Catherine Paplin.

It was noted that when Brenda’s space was having the reinforcing straps installed the workers found that there were two joists were missing. This was immediately fixed.

Potential new owners:

Tom reported that the buyers for Chris’s space are asking for a letter of indemnification. Discussion of the ramifications of this request ensued.

Elevator: Eastern has been paid a retainer and they are beginning to address fixing the elevator once they get their permits from the DOB.

Motion: (Jim, Ben,) Tom will ask Lisa del Puerto to recommend a way that board members may act as paid managers for taking on jobs unrelated to their board assignments. 6 yes, 0 no.

Jim: this is completely new information. The board does not have jurisdiction over this, rather it is a legal matter that needs to be determined who owns this.

CCTV: Tom reports that the system is in. we have several cameras working adding a few more that are necessary will cost an additional $2600.

Motion: (Jim, John )after the first written warning of infractions of the rules the second time $100 plus expenses. 6 yes, 0 no.

Motion: (Tom, Jim) To ensure compliance with building rules there should be a $500 deposit paid to the board from owners who have tenants, which is refundable when they move out. 6 yes, 0 no.

Leak in Basement:

NAICA Meeting 11/14/13

Minutes

Present: T. Brumley, J. Butler, J. Carson, S. Cohen, B. Ezra, L. Hunnicutt, V. Meyers, J. Micoff, , B. Sullivan, K. Sullivan, B. Zlamany

Recorder: JoAnne; meeting held in Ben’s loft 1B

C of O:

Sarah distributed the 4 page Proffitt proposal which details of the list of fees and services

Tax liability:

The C of O will result a change from Class 4 to Class 2 property taxes. This will result in a 30% increase to the current property taxes if the property is not your primary residence.

If your unit is your primary residence you get an abatement of 17% so it ends up being a net increase of 7%. Sarah provided a spreadsheet that uses their units (1A and 1C) as an example.

ADA accessibility ;

Elevator:

Estimates on the elevator – Bob brings up that we already have an estimate on the elevator, so that part of the C of O process – in terms of information gathering – has begun.

Roof:

Motion: (Brenda made, Jim second) Brenda is concerned that the north wall in her bedroom will be in danger and wants her concern to be recorded in the minutes. That is stated here. 5 yes, 1 no

It was noted that we have been taking the roof situation very seriously and working on it steadily for several months now.

Next steps: A discussion followed how to proceed. We need to be realistic about how much money we can spend but clearly the pressing issues must be taken care of immediately.

#1. We should look at the engineer’s Report. We need to have that report and know that the North wall is safe.

#2. We need to fix the leaking parts now.

Motion: (Jim made, Tom second). Get an engineer’s report and clarify what we need to be done with the North wall and the attendant costs. 6 yes, 0 no.

We now have the roof plan in hand and those who wish to approach contractors to get bids can do so. That way we will start to have a better understanding of the costs and realistic scope of the job.

CCTV surveillance :

Dog Policy

Motion to adjourn (JoAnne made, Karin second)

Adjourn 8:42 p.m.

NAICA Meeting

Minutes

September 19^th, 2013

Present: J. Butler, J. Carson, S. Cohen, B. Ezra, L. Hunnicutt, , V. Meyers, J. Micoff, C. Pearson,, B. Sullivan, B. Zlamany.

Recorder: JoAnne (location: 4B JoAnne and Jim’s loft)

Approval of the minutes: Motion to accept the minutes of August 15^th without changes: Ben, John second, 5 yes, 0 no

Roof

Roof plan: JoAnne reported that Catherine’s roof plan is estimated to cost $7000 . It will include complete documentation for the scope of the first phase of work (approximately one third of the roof); The plan will have about 12 details (including 4 parapet details, north wall cladding, elevator penthouse roof and cladding), as well as associated specifications.

A discussion followed as to whether a roof plan was necessary to proceed.

Motion made by Ben and 2^nd by Louise: To go forward with having Catherine Paplin provide a roof plan at the quoted price of $6900. 5 yes, 0 no.

The question of having Louise remove her deck to enable the roof to be fixed followed.

Motion made by Ben, 2^nd by John: Louise gives her permission to remove her decking and the building agrees that there will be a decking solution that will be an adequate replacement built in a timely manner. The deck will be paid for by the building with a cap of $20K. 5 yes, 0 no.

Next steps : JoAnne will contact Catherine authorizing her to move forward with the plan. In order to facilitate progress on the project, we will circulate information through email so that we don’t have to wait until we have our next meeting.

Ben Ezra’s Renovation

Ben’s Architect attended the meeting and showed the blueprints of the renovation to be reviewed by the board. All issues that were raised we satisfactorily answered. One issue concerning possible noise from the air conditioning unit affecting the upstairs resident resulted in the suggestion that Ben speak to him as a neighborly gesture. The air conditioner will not be any noisier than an ordinary window unit.

Motion: Allow Ben to put two wall-mounted compressors on the east wall of the parking lot. Louise made, Vivian second. 5 yes, 0 no.

Brenda’s skylight: Brenda fulfilled her obligation to provide documentation from Catherine Paplin of the placement and legality of the skylight she proposes to have built over her unit. The board reviewed and approved her to go forward with the skylight.

Buzzer

John reports that front door buzzer became dysfunctional 10 days ago because of a short. Billie’s Keyshop will come out on Monday and every unit must give John access or to make arrangements to have their space available to inspect the handsets.

Election of the new president:

Motion: to elect Bob as interim president until the annual meeting (usually held in March). Vivian made, Louise second

5 yes, 0 no.

Jim, will be interim VP.

Motion to adjourn: Vivian made , seconded by Louise . 5 yes 0 no.

Meeting adjourned at 8:42pm.

NAICA Meeting

July 11^th, 2013

Present: T. Afadl; T. Brumley; J. Butler, J. Carson, C. Pearson, B. Ezra, J. Micoff, K. Randolph, R. Sullivan, B. Zlamany,

Meeting in 4D Jim and JoAnne

John move, Tom B. second minutes from May 30^th approved without changes.

Report on the roof:

Lengthy discussion of the report on the roof was the sole subject of the meeting. Catherine Paplin has done a good job although at this point her final report is not finished. She suggested that a structural engineer look at the parapet since that seems to have problems separate than the roof.

Although the final report is not in, it is likely that the project will be expensive and we discussed avenues for possible financing.

Next Thursday she is coming back with more specific information.

Motion: (John)Chris 2^nd: wait on making any decisions until we have our meeting with Catherine next week. We will be better informed and we can ask her all the specific questions that have arisen tonight. We will be better informed about how to proceed then. 5 yes, 0 no

We need to ask her what is the realistic timetable for finishing the work on the roof as she will need time to make a comprehensive design.

Elevator report: we need to upgrade in the very near future.

Next meeting: August 15^th

Adjourned: 9:40 pm

NAICA Meeting

May 29, 2013

Minutes

Present: T. AfadlJ. Butler, J. Carson, C. Pearson, B. Ezra, L. Hunnicutt, J. Micoff, B. Zlamany,

Recorder: JoAnne, meeting held in 4C

Approval of the minutes from April 18^th: To pass without changes; Motion Chris, 2^nd John. Unanimous in favor.

Old business:

Dog rule: motion (Ben, second Louise) : to revoke the ban of dogs for tenants. Instead implement an annual fee of $100 per resident dog beginning September 1^st. This fee does not make dog owners exempt from the rules that are established for pet ownership in the building but is implemented solely to defray costs of wear and tear on the building. 5 yes, 0 no.

Next steps: JoAnne will send out the building rules to notify folks of this new rule, as well as a reminder of our old rules – particularly those pertinent to trash on the loading dock. Also, this memo will ask owners about their own and tenants’ dog ownership so we can determine a list of dogs in the building.

Roof update: Catherine only had time to write a brief proposal on the roof condition given that the probes were just done today. Her initial report indicates that the roof will probably need to be replaced rather than repaired but we can’t make any decisions until her report it completed.

Next steps: Chris and John will meet with Catherine next week to hear her findings and recommendations. They will report this back to the next meeting.

Ben will begin to research options for financing what will probably be a very expensive project (including talking to Catherine about what her experience in financing has been).

JoAnne will be the point person on roof job to coordinate the effort through email.

Elevator report: VDA gave a budget estimate with a code compliant elevator without new electrical work. Chris thought their estimate could be negotiated to be lower than the $225K.

Next steps: We will wait to get more information back from Sarah Cohen about the entire CofO report before we will make a decision about the elevator.

Video Cameras:

Ben will follow up with security consultant who Tom B. has already met with, to get the cameras moved and up and running. Also he will cost out the job of having the intercom with video.

New Business:

Trash on the loading dock: There is an inordinate amount of furniture and trash on the loading dock. Two tenant households have moved this week and we will try to determine who is responsible.

Skylight:

Brenda wants to submit a plan for her proposed skylight.

Motion: Ben, 2^nd John: To have Catherine Paplin provide the feasibility and plan for making a skylight for Brenda (which Brenda will pay for). Establish exact roof area, decide where and how big the skylight will be on the common area, and will show these maps to the board for approval.

JoAnne will notify Catherine that the board approves her being the architect for the skylight plan and request. 5 yes and 0 no.

Motion to adjourn: 9:37pm

Next meeting: July 11th

NAICA Meeting

April 18^th, 2013

Minutes

Present: T. Afadl, J. Butler, J. Carson, S. Cohen, L. Hunnicutt, V. Meyers, J. Micoff, C. Pearson, T. Pffeffer, K. Randolph, R. Sullivan, B. Zlamany,

Recorder: JoAnne; meeting held in 3D

Minutes from March 21: John move to approve without changes, Bob second, unanimous yes (6)

Roof committee: JoAnne will confirm with Catherine Paplin that she has received the signed contract and the $2000 check as a retainer. We will request that the diagnostic test and report be ready to be presented by our next board meeting on May 30^th. Chris will be available to walk through with her in her initial visit to review some of the options. Brenda would like to show her some new developments in her loft. John will be the point person on the project. It was agreed that we should all be notified when Catherine is coming. Once we have her evaluation we can decide on a course of action.

Elevator update: Bob has been researching bids for necessary work on the elevator to bring it into compliance with a C of O. It has been difficult to get companies to provide estimates for the work; the only bid we have thus far is from Precision Elevator for $160K . However, we discussed if it would be best to hire a consultant who will advise how to clear up the violations and offer best options to keep elevator working for the building as well as being up to code.

Bob has a prospectus from VDA (Van Deusen & Associates, consultants) to provide an evaluation of code compliance and operating performance for the elevator. The cost will be $1200.

Motion: Louise made, John second: to pay the $1200 to VDA for an analysis of the elevator and provide a working summary of what we need for the conversion to C of O. Bob will be the point person with the consultation. 6 yes, 0 no

C of O Update: Sarah gave a detailed report on the progress of the initiative:

Formation of a committee: Vivan, Sarah, Bob, Tom P., and Ben. Chris has also lent knowledge and enthusiasm for the project.

Finding an Expediter: Sarah spoke with 3 expediters who handle curing violations and received quotes from $4K-$9K. Sarah’s inquiry shows that we need the type of expediter who works with an architect on the entire scope of the project.

Plans: It turns out that Louise has a full set of drawings of the building that were drawn up by David Daub, the architect who originally started the C of O work. This is a great development.

Finding an Architect or Engineer: The next step will be to find some potential architects and/or engineers to be considered for the job since we decided not to go with David Daub again.

Sarah will be the point person and anyone who has a recommendation will give the name to her. We want someone from Brooklyn who is familiar with C of O. Sarah will coordinate.

Tax Liability: Lisa Del Puerto, our attorney, has been investigating the tax ramifications resulting from getting a C of O. We want to make sure that the taxes won’t become prohibitively high. According to Lisa this sounds unlikely. She will present a written report for our next meeting.

Financing: how to finance the project; Sarah is still investigating how best to do this.

New Dogs

New dog in 2D. What to do about enforcing the no-dog rule? Discussion did not result in a resolution to this problem at this time.

Request for Compensation: Jim asked for compensation to replace damaged ceiling sheetrock in a portion of the living area of their unit 4B as a result of serious roof leak. Current sheetrock appears to be getting moldy and needs to be replaced.

Motion: Chris made, John second. Compensate Jim for the cost for replacing ceiling sheetrock in 4B. Yes 6, No 0.

Video Cameras Fixed: Louise will ask Tom B. if he is willing to work on the project to replace or fix the surveillance cameras. If not, we will see if John can do this.

Motion to adjourn JoAnne, Louise 2^nd. Unanimous yes. Meeting adjourned at 9:20 p.m.

Next Meeting: May 30th

NAICA Annual Meeting

March 21, 2013

Present: T. Afadl, T. Brumley, J. Butler, J. Carson, S. Cohen, B. Ezra, L. Hunnicutt, M. Levitsky, V. Meyers, J. Micoff, C. Pearson, C. Pffeffer, T. Pffeffer, M. Pokoik, K. Randolph, R. Sullivan, B. Zlamany,

Recorder: JoAnne; meeting in 3D

Approval of the Minutes from February 28, correction: Justin Sullivan was here last time; Alteration agreement: Motion made by Tom, second by John, 4 yes, 0 no.

President’s Report: Tom distributed a list of accomplishments and challenges of the past year. It was agreed that much had been accomplished in 2012: a substantial gain to our finances, the boiler gas conversion, a new cleaning team, and a NAICA website being some of the highlights. Under challenges: we need more owner involvement in the running of NAICA. We are at a critical juncture because without more owners participating in management we will need to hire a building manager which runs $4000 per month (an additional $270 per month per unit

Roof Project: Catherine Paplin, architect and waterproofing expert from the firm BPA, presented an outline of options to correct the roof problems and how to conduct diagnostic tests to determine which option is necessary. Catherine had already looked at the roof plus units 4B and 4C which have the worst leaks. It was agreed that we are looking for a long term solution.

3 options.

Patch and repair. To do that, an infrared EFVM would be used which costs thousands of dollars and may or may not work. Her office would not do because it is clear that this will not fix the problem
Recovery: leave the roof in place and put a new membrane over what exists. We are not sure if this is an option because code regulations only allow a certain number of layers. Also, if we do a recovery, and water is coming through parapet, it is a waste of money. We need a 20 – 25 year warranteed product, and recovery is no more than 10 years
Take everything off and put down fresh roof. With a full new roof – 25 or 20 years, expected life span of the roof, depends on how it is done but could be more than that – 40 years if it is a Kemper roof. Protocol needs to be established in order to not void the warrantee and Catherine would help do that.

The next step would be to do a diagnosis to figure out what are the systemic issues. This would entail 3-5 probes and the cost of the full diagnostic report would be in the $5K -$9 K range. Catherine departed after 45 minutes and we formed a roof committee to decide next steps.

Roof committee: Tom P, Brenda, Bob, Louise, Maria, Jim, Chris, and John.

Motion: JoAnne, Brenda 2^nd : To move forward with the diagnostics tests and hire a consultant based on the recommendation of the roofing committee. The committee is authorized to hire a consultant for up to $9,000K . The decision will be made by the next meeting April 18th. 12 yes. 0 no

Financial report:

Michael was not able to attend the meeting. Ben Ezra is willing to be the Treasurer. Thanks to Michael for doing a good job.

A brief discussion of whether to challenge the raise in taxes.

Motion made by John and 2^nd by Brenda: the next elected Treasurer will ask the accountant if the whole building should challenge taxes. Unanimous no vote.

C of O Update:

Vivian and Sarah presented a very detailed and well-researched document regarding the pros and cons of pursuing a C of O. It was acknowledged that a residential C of O would substantially increase the value of our property. Our attorney is researching the impact the C of O may have on our taxes. We want to make sure that we retain the mixed-use specification so the building is both commercial and residential.

Discussion of prospective costs and financing ensued.

Motion: Tom made, Matt seconded: to reimburse Vivian and Sarah for the lawyer fee for the research that they have done. Unanimous vote yes.

Vivian and Sarah will start the formation of a C of O committee.

Motion: JoAnne, 2^nd Bob: Next steps: move forward with the CofO committee to clear violations on the building, hire an expeditor, and make sure we understand the tax liability, as well as gather additional information about the elevator, stairway, and handicap laws, etc. Unanimous: 12 yes.

Board elections:

Tom does not want to be the President but he will be available for the transition and to hire him when needed.

Officers: President Chris; VP Bob, Secretary JoAnne, Treasurer Ben

At Large: Vivian, Louise, John

Voting 12 yes, Unanimous

A warm round of thanks to Tom for his excellent job as President during the past several years.

NAICA Meeting

February 28, 2013

Minutes

Present: J. Butler, T. Brumley, J. Carson, B. Ezra, V. Meyers, J. Micoff, R. Sullivan, B. Zlamany,

Recorder: J. Carson; meeting held in 4C

Approval of Minutes: Minutes from January 31^st were passed without changes.

Motion: Micoff moved, second by Bob; 4 yes, 0 no.

Building maintenance: New cleaners have been retained - Ron and Felipe, who were found by Louise in surveying maintenance people in neighborhood buildings – and Gregory has been let go. So far they’ve done a great job and seem very energetic and competent. They are paid $1500/month and our contract with them is month to month until we ascertain the ongoing level of their work. A regular cycle of jobs and check list will be generated by John who will be the point person for coordinating their work. (Note: It is best to contact John by phone rather than email.)

Roof and elevator waterproofing: We have four proposals from engineering, architects, and water proofing consultants. One big issue that emerges is if we can do “recovery” (fixing what we have) or “reconstruction” (which requires rebuilding). We will need a full diagnostic to determine which direction to take and we will pick a company from the bids to do an evaluation. Ben has another roofing expert to consult. Vivian and Ben will look into what it would mean to do a green roof. Perhaps there is a govt. credit.

Motion: (Brenda) 2^nd John. We will review the company proposals for the diagnostics and discuss through the email to reach a recommendation by March 14^th. Yes 4, No 0

Update on boiler conversion: They have installed the new boiler. We have had the inspection but we haven’t gotten the meter. We need a re-inspection for the boiler. Final sign off will be in two weeks.

Board Changes: We need a new Vice-President, Treasurer, and member-at-large. Possibilities discussed by interested parties: Vivian at-large member; Ben, Treasurer; Bob, VP; JoAnne, Secretary, and Tom, President. Reminder that we have a 7 member board, reduced from the less manageable 9.

Accountant: Ben has a recommendation for another accountant $300 per month, plus $700 for end of the year ($4500 vs. $7500). But we think that it would be wise to keep Maurelis for now for continuity sake.

Taxes: Real Estate Certiorari (filing for tax relief). Question if we should grieve our taxes. Brenda will investigate.

Alteration agreement: We need to look carefully at this document to make sure that we can fulfill all the terms as laid out. We will revisit at the next meeting.

Motion to adjourn: 9:36pm.

NAICA Meeting

January 31, 2013

Minutes

Present: J. Butler , T. Brumley, J. Carson, B. Ezra, L. Hunnicutt, V. Meyers, J. Micoff, C. Pearson, K. Randolph, R. Sullivan, B. Zlamany,

Recorder: J. Carson; meeting held in 4B

Approval of minutes: Oct 25^th and Dec. 6^th minutes passed without corrections or additions. Motion: Tom, seconded by John. 4 yes, 0 no

Financials:

• Michael will be doing a financial outline by our next meeting.

• In summary, from the end of the year 2011 to same point in 2012 we are up $27,245 in the general fund. The gain is due to the increased maintenance income and the recent special assessment.

• We now have a reserve fund of $77,275 yielded from transfer fees on unit sales in 2012 & 2013.

• Steve Maurelis, our accountant, is raising his fee from $525 to $625 per month ($7,500 yearly). It was agreed that he is doing a good job and the raise is justified.

• Tom presented his project management invoice for billable hours (76) mostly related to the work necessary to shepherd through two unit sales. JoAnne makes motion to approve payment and John seconds. 4 yes, 0 no

Alteration Agreement:

Tom makes motion to adopt the new alteration agreement and John seconds. Motion passed unanimously. 5 yes (1 proxy), 0 no

The new alteration agreement is more comprehensive than our past agreement. It will be emailed to all unit owners. Ben has already signed it for the upcoming work in his unit.

State of the building:

• We still don’t have the gas turned on and are waiting for the plumbing company to complete the job. It is filed with DOB waiting for inspection that could be a while due to the back up caused by Hurricane Sandy. Fuel oil has been working fine in the meanwhile.

• Reminder to keep current with the elevator and sprinkler inspections.

• Roof and Elevator: discussion about handling the waterproofing problem in a more comprehensive way. It was decided to get three bids from waterproofing experts and to generate a report about the best strategy for correction. Motion to this effect: JoAnne seconded by Tom. Bids to be sought by Brenda, Jim, and John.

• The CCTV (closed-circuit television security system) is not working right now. The CCTV was in unit 1B but now will be moved to the maintenance storage unit in the basement. Tom will hire contractors to upgrade the system and add new cameras. A motion to repair and upgrade the CCTV system passed unanimously at a previous board meeting on July 9^th, 2009.

Building Maintenance Plans:

Review of proposed building maintenance plans from two bids: Old City; $3550 per month comprehensive. $2000 for cleaning and trash removal. Bedford Management: $1200 per month budget preparation. Maintenance part of it still needs to be determined.

Discussion of the possibility of keeping Gregory and having another company doing the cleaning. (Ted is currently$500 and Gregory $750)

We will contact cleaning companies directly or a couple of individuals who will be doing the work for price comparison. We will start with what John is willing to do and continue to get bids for services in the building. We can better determine next steps when we have more numbers at our next meeting on Feb. 28^th.

Parking Lot:

Motion was made to allow new owner/occupants the chance to rent assigned parking spaces in the lot for the current rate of $25 per month. The board will not rent more parking spaces than are available and the loading dock ramp will not be rented as it is a general common element. We agreed that the order of seniority for parking space availability would follow the chronological order of the unit purchase dates with the most recent purchaser being the last on the list. The order would be: Matt 3B, Chris 3D, Jane 2D, and Ben 1B. (Motion made by Tom, seconded by John, 4 yes, 0 no)

Welcome Ben Ezra to our building: Warm welcome to Ben who purchased Bob Rahway Zakanitch’s unit and will be renovating. His contractor will start construction on Monday and will abide by the new alteration agreement.

News items:

Tom passed out CDs of electronic copy of NAICA offering plan & by-laws.

Bob has worked on our NAICA Website: http://hcp123.blogspot.com/

Bob will send internet address to all owners.

John moves to adjourn at 9:45 Tom seconds.

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NAICA Meeting

December 6, 2012

Minutes

Present: T. Brumley, J. Carson, M. Hofemann, L. Hunnicutt, V. Meyers, J.Micoff, M. Pokoik, K. Randolph, B. Sullivan, B. Zlamany

Recorder: JoAnne Location: 3B

Approval of the Minutes:

Motion: made by JoAnne and seconded by Tom for JoAnne to edit the minutes from October 25^th (that were recorded by Jim in JoAnne’s absence) in order to have them conform to a set format. Vote: 6 Yes, 0 No

Financial report: Michael gave a summary of NAICA financials

YTD through 11/30/12 - compared to same period last year:

Maintenance Income = $145,955, up $23k over last year

Total Expenses = $142,200, up $5k

Net Income = $3,755 versus an operating loss of $15k last year (excluding one-time sale income).

While our capital budget this year is higher due the building heating system update (including oil-to-gas conversion capabilities) it is somewhat offset by lower fuel costs.

The increase in monthly maintenance income will adequately cover the planned higher capital expenditures this year and NAICA should end the year with a slight positive net income (excluding income earned from any one-time unit sales).

Sale of units: Michael and Andrew’s unit 2D is being sold, with the closing on 12/27.

There was a discussion of the positives and negatives of buying into the building from the perspective of potential buyers.

Motion: compile a brief written history of what has been accomplished in our process to obtain a residential C of O. Prospective buyers would be able to see at a glance where we are in that effort and the timetable. Vote: 5 Yes, 1 abstention.

Alteration Agreement: Matt will form a draft of an alteration agreement to present to the attorney for consultation and then to the board by our next meeting.

Website: It would be desirable to have all of our records in one secure & password protected location that is accessible to owners.

Motion: Bob, (seconded by Tom) A list of board members, minutes, bylaws, financial reports, and updated building rules be put in a secure & password protected electronic form with limited access to owners. Must be properly organized and secure.

Vote: 6 Yes, 0 No

Gas Conversion: John reported that all that remains to do is file the proper paperwork with DOB, schedule the inspection, install the meter, connect the pipe to the new burner, and get the grid to turn on the gas. The company has been slow and so we are behind in the schedule that we anticipated. We owe about $13,750 to Demar Plumbing.

Mr. Maintenance: Discussion of best method for upkeep of building. Brenda and John are getting bids from building maintenance companies for cleaning, snow removal and garbage. Bedford Management quotes $900/month for the service. We will get a few more bids and then make a decision at our next meeting.

Levying Fines for Infraction of Rules: Discussion of how best to levy fines and to establish a fair process to follow when rules are broken.

Motion: Matt: JoAnne seconded. The building rules will be posted and electronically distributed to owners. Any party that commits an infraction will be sent a letter of warning. The party who has been given the warning will be given a chance to respond before the next board meeting and the board will determine if there is merit to the complaint. A second warning will result in the levying of a fine. All concerned parties will be notified at every phase. Vote: 5 yes, 1 abstention.

Thank You!: Michael was thanked for the excellent job he has done as the treasurer. In an act of great generosity he volunteered to continue being the treasurer until the annual meeting in March when we have elections for the board.

Future Meetings:

January 16^th

February 28^st

March 21^st

Move to adjourn : made by Bob, Tom seconds, 9:56pm.

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NAICA Meeting

October 25^th, 2012

Minutes

Present: T. Brumley, J. Butler, L. Hunnicutt, J. Micoff, C. Pearson, M. Pokoik, V. Myers, K. Randolph, B. Sullivan,

Recorder: Jim (proxy for JoAnne who is out of town) Location: 4B

Correction Of Minutes Of September 20^th Meeting:

Transfer fee amount from potential sales changed from $87 K to $97,750 and under Construction on North side changed to North Lot rather than North side .

Corrected Minutes passed unanimously.

Project Management: Tom gave his hours as project manager of unit sales at 54 hours. No action taken until later in meeting.

MOTION: (Jim, second by Matt) To pay Tom as PM for 54 hrs of work from current NAICA funds. Motion Passed unanimously.

MOTION: (Matt, sec by John) To institute a $400 application fee for future buyers and discuss this at the next annual meeting. Motion passed unanimously.

Right Of First Refusal (ROFR):

As the NAICA by-laws state, the board has ROFR but individual owners do not. Whether to change the current ROFR was discussed without coming to a conclusion. The matter will be addressed at an upcoming meeting.

Alteration Agreement:

There was a discussion about developing a more detailed and comprehensive alteration agreement. Matt points out his old building was a good template for such a rule and enforcing it. He will work on a draft of an agreement that will be presented for discussion in the near future.

Gas Conversion:

John and Chris report on current state of gas and heating. John bought 500 gal. of oil to tide us over until gas is turned on which should be happening very shortly.

Annual Meeting:

MOTION: (Mathew, seconded by Bob) Matt proposes we have a committee to explore ideas of what rules and requirements as changes would be appropriate to bring before the general meeting. Matt, Jim, Vivien, and Bob volunteer to be on the committee

Motion Passed: Unanimous.

Mr. Maintenance:

Bob makes a presentation to charge $1,500/month to clean and do small repairs as new Mr. Maintenance, but not do garbage or snow removal. He points out Gregory gets $750 month and Ted gets varying amounts a month ($500 on average). Bob proposes a 3-month trail period for his service. Discussion was tabled until December meeting.

MOTION TO ADJOURN At 9:45pm

Minutes

NAICA

September 20^th 2012

Present: Tom Brumley, JoAnne Carson, Louise Hunnicutt, Vivian Meyers, Chris Pearson, Matt Pokoik, Bob Sullivan, Tamara, Brenda Zlamany

Recorder: JoAnne

The minutes from June 27th were passed without changes. 6 yes, one abstention.

Gas Conversion: Tom reported that the oil to gas boiler conversion is going according to plan and will be complete in a few weeks.

Finances: A brief discussion of the finances of the building will be improved with the upcoming sale of two units that are currently on the market. If the two owners get their asking prices, the 2.5% transfer fee could yield $87K to NAICA.

Tom reviewed the procedure outlined in the by-laws for sales of units: right of first refusal first offered to the board and then to the owners. After the sales contract is signed, Tom will send out email notification to owners.

Construction on lot on North side of building:

Construction is beginning to start on the site. The constructor’s website shows architectural drawing that it is the same as the original design, and declares that the building will be finished in 2013. Brenda presented new information that the size of the building that they are proposing is now illegal due to a breach or change in regulations. She suggested that we form a committee to investigate the legality of the construction, and oversee the ramifications to our building.

Motion: (made by Matt, seconded by Chris): To form a committee that focuses on researching and proposing to the board a set of actions and documents regarding the construction on the north side of our building. Committee recommendations are to be made to the board before action is taken. Motion passed.

The committee is comprised of Matt, Brenda, Chris, Tom. We still have attorney Stuart Klein on retainer regarding this situation. Chris suggested we may want to retain the law firm of Chris McCabe who specializes in this area.

Motion: (made by Brenda, seconded by Louise): To pay Eric Baum $2,000 for past service related to his research and help on the building construction. 6 yes, 2 abstain. Motion passed.

Building Rules:

Tenants and new owners have dogs although current rules do not allow that. There was a discussion of possible changes to the rule and how to enforce it.

Motion: The dogs should be allowed in the building for both owners and tenants. Brenda made motion; Vivian seconded: 3 yes, 4 no. Motion did not pass.

Motion: Dogs will be allowed to all owners and grandfathered in for tenants that currently have dogs. Otherwise, tenants may not have dogs. Matt made, JoAnne seconded: 4 yes, oppose 3. Motion passed.

Building maintenance: Cleaning of the building has been substandard. Matt was going to check on another cleaning service but has not found a good substitute. There will be further discussion on how to improve. Storage unit is cleared out but not yet rented out. Bob S. may be interested in renting it.

Future meetings: It was decided to put parking fees and possible sublet fees on the agenda for next meeting on October 25^th (note change from October 24^th). It was noted that with the upcoming transfer fees our financial situation is not so dire.

Upcoming meetings: October 25^th(Note change from Oct. 24^th), Dec 6^th , January 16^th

Motion to adjourn Tom, Bob seconded. Meeting adjourned at 9:40.

J. Carson

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Minutes

NAICA Annual Meeting

March 7, 2012

Present: Tom Brumley, JoAnne Carson, Louise Hunnicutt, Vivian Meyers, John Micoff, Chris Pearson, Matt Pokoik, Karin Randolph, Bob Sullivan, & Brenda Zlamany.

Recorder: Tom Brumley

Approval of Minutes: The minutes of 01/18/2012 were approved.

Gas Conversion: Matt moved and John seconded to approve the Demar Plumbing proposal for $27,500 + tax (including a possible extra 20% contingency of $5,500 if necessary) This price is for an Oil to Duel Fuel Conversion Using Existing Boiler. Includes gas, electric, architect & filing. (Passed 9-0) 1 abstain

Fix Roof Leaks: JoAnne moved and Matt seconded a proposal to test for and fix all roof leaks within 2 months. (Passed 10-0)

Maintenance: Tom moved and Karin seconded to raise the maintenance by another 10% starting on March 1, 2012. (Passed 10-0)

5-Year Strategic Plan: Matt moved and Brenda seconded a proposal to devise a 5-year strategic plan for NAICA building maintenance and financial issues. Matt offered to write the 1^st draft. (Passed 10-0)

Elections: President - Tom Brumley

Vice-President - Matthew Pokoik

Treasurer - Michael Hofemann

Secretary - JoAnne Carson

At Large: Brenda Z, Bob S, & John M

(all elected unanimously)

Adjourned: 10:00 PM.

J. Carson

_____________________________________________________________________________________

Minutes

NAICA

June 27, 2012

Present: Chris, Tom B., Louise H., Vivian, Bob Z. , Andrew, Michael, Karin, Bob S., ,JoAnne, Jim, & Brenda

Approval of the minutes from March 7, 2012 with no amendments.

Approval of the minutes from June 6, 2012 with no amendments.

Financial report: nothing new to report.

Storage unit in the basement: Bob S. will talk to Mark, to clarify that he must move out by July 1^st, all his possessions will be taken, the unit shall be broom swept, and the key returned.

Raising revenues: A lengthy discussion centered on ways to solve our current financial crunch which has been brought about by the rise in fuel oil and the cost of the heat conversion. The main topics were:

one-time assessment
raising the parking fees,
raising the per occupant fee (counting residents over 2 per unit).
rental surcharge
revenue from storage unit in basement
laundry charge increase

Head count per unit was made to determine a baseline for occupancy fees which is currently $25 per person over 2 residents per unit:

CA: 4, 3A: 3 (Sullivans: total of 7)

CB: 4 (Will) *needs to be verified as Will was not in attendance

1A: 1 (Bob Z.)

1B:6 (Vivian)

2A:1 (Kathy)

2B: 5 (John) *needs to be verified as John was not in attendance

2C: 3 (Lou and Tom) *needs to be verified as Lou & Tom were not in attendance

2D: 2 (Michael and Andrew)

3B: 2 (Matt and Aynsley)

3C: 2, 4C: 2 (Brenda)

3D: 2 (Chris)

4A: 2 (Maria) *needs to be verified as Maria was not in attendance

4B: 2 (Jim and JoAnne)

4D: 3, PH: 4 (Tom and Louise: total of 7)

Occupancy: 48 people total in building

The merits of each possibility were weighed and it was generally agreed that a one-time assessment is the simplest and most democratic solution, and one that doesn’t fall disproportionally on anyone.

Motion made by Jim and seconded by Tom:

There will be an assessment of each owner equal to 15% of his or her annual maintenance due in full by December 27, 2012. Motion passed with the board voting: 4 yes, 2 abstain, (1 absent). All in attendance vote: 8 yes, 3 abstain, 1 no.

It was agreed that the basement storage unit will be rented out for profit, and the rental will be overseen by John Micoff .

It was further agreed that we review the suggestions to increase parking, occupancy, and laundry fees at a future meeting.

Future meetings are scheduled for:

August 1st

Sept 20^th

Oct. 24^th

Dec. 6^th

Motion to adjourn at 10:00p.m. (Tom, seconded Bob S.)

J. Carson

_____________________________________________________________________________________

Minutes

NAICA

June 6, 2012

Present: Tom Brumley, Jim Butler, JoAnne Carson, Michael Hofemann, Louise Hunnicutt, , John Micoff, Vivian Myers, Chris Pearson, Karin Randolph, Bob Sullivan

Recorder: J. Carson

Approval of the Minutes: The minutes from March 7^th were not submitted due to a confusion as to who was the proper secretary (JoAnne was elected secretary at the conclusion of that meeting). It was agreed that Tom would reconstruct the minutes from his notes and they would be submitted for approval at the next meeting on June 27^th.

Two notable points from the March 7^th were reported:

A motion was made and approved to increase the maintenance fees an additional 10%.
The election of the board members as follows: Tom, President; Matt, Vice President; Michael, Treasure, JoAnne, Secretary. Brenda, Bob Sullivan and John, are members at large

Financial report: Michael presented a fiscal analysis of 2012. NAICA is likely to run a deficit in the range of $30K to $35K this year – which is greater than our current Equity listed on our financial statements at 12/31/11 of only $16K. The main reason for this situation is the big hike in the price of fuel, which went from $2.63 in 2009 to the current price of $4.20 per gallon. In spite of the mild winter, this expenditure increased. We have also had a number of deferred maintenance jobs that required immediate attention.

The forecast already takes in consideration the two recent increases to maintenance fees (a total of 20%) that yield approximately $25K.

Discussion of how to best address shortfall:

1) Assessment: possibly a one and a half month maintenance per unit

2) Parking Fees : discussion of increase; amount to be determined

3) Sublet Fees: consideration of a 10% surcharge monthly per sublet living unit. Here it would be minus existing head-charge.

4) Storage Room: Maybe $500 monthly when renovated. Rented as office, workshop or storage. This item resulted from a motion (Tom) and seconded (Michael) to investigate a way to make money on Mark’s unit in the basement.

Other matters that address savings and revenue:

Fuel efficiency: To get a good idea of future fuel costs, we need to know the efficiency of the system. A potential for a 50% savings exists with the new system. Chris is going to find out the efficiency rating so that Michael can figure out more exactly what upcoming costs will be.
Taxes: We have a tax ID number now and it is good to be in compliance and legal; one benefit, for example, is that we could supply National Grid with an ID number which they required to move forward with the heating system. The unknown is what our taxes will be. We may owe back taxes on common spaces (hallways, etc). Also, we will need to issue 1099’s to our employees.
Work needed on building: we may eventually need to slurry the fuel tank and, in any event, will have future costs associated with the heating.
Back rent: Mark has not paid the rent on his storage unit and is now $3800 in arrears. Motion made by Michael: Mark needs to get his stuff out by July 1^st and we write off the $3800 that he has accrued. Seconded by Tom and unanimous in favor. Bob will communicate this to him.
Heating: It looks like that Micoff’s tweaking with the system (in the past) made a big difference because we had more usage during this very mild winter than usual. We may need to return to a more conservative use of heat.

Other business:

DOB Call for Inspection: Notice to call for inspection for Building Department. It was decided that we will access the complaint number to see what it is. Tom will go to DOB website to investigate and email his recommendation to board members.

Extermination of bugs: John brought in an exterminator once to treat the basement. Since then, no complaints. Now we are on an “as needed” basis.

Demar Plumbing and National Grid: Status report on heating project. Chris thinks that it will be completely installed by September. Chris, John and Tom are overseeing the process.

Sprinkler Contract and Inspection: Check to see if the bill from the company that maintains the sprinkler system is correct.

It seems that we were supposed to get central station monitoring for the sprinkler system. The $653 is due with the signed contract and the annual rate is $1,200 with Buckmiller Automatic Sprinkler Corp. John will figure this out, Michael will get it paid and John will coordinate the access/inspections.

Water Bills: Vivian investigated and it seems that there is a limited liability on the water bills for just the last three years.

Leak repair maintenance: The roofer that Chris recommended came to look at the job. He said there is one main leak and we probably need a new door, and new top to the elevator shaft. He did not give an estimate yet and we are waiting for a quote.

Decision to make the meeting on June 27^th a 2 hour meeting with the sole agenda item being how to raise income for the building. Meeting adjourned at 9:39pm.

J. Carson

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Minutes

NAICA

Nov. 16, 2011,

In Attendance: Tom Brumley, Jo Anne Carson, Michael Hoffman, Louise Hunnicutt, John Micoff, Bob Sullivan, Brenda Zlamany

_________________________________________________________________________

Minutes of Sept 21, 2011 meeting were unanimously approved with the following changes proposed by Tom Brumley:

Insurance: NAICA will pay $13,012.23 for $6 million in coverage to replace the building. We discussed increasing the building replacement coverage to $ 10 million for $ 18,177 per year, but voted in the end to keep the $ 6 M coverage for 2011-2012.

Tom Brumley moved the following: Certificates of liability insurance must be shown prior to any work being done on NAICA property. The certificate must show that NAICA is additionally insured for $1,000,000 per occurrence, $2,000,000 aggregate.

The President, Treasurer, & Mr. Maintenance will all review certificates of insurance for compliance and require that NAICA be additionally insured for $1,000,000 per occurrence, $2,000,000 aggregate. The motion passed unanimously at the September 21, 2011, board meeting.

Adjourned meeting at 8:50 PM and not at 9:50 PM.

Financial: Michael reported on the financial condition of the condominium and separately sent out a financial statement as an attachment. I will not add to that in these minutes.

Gas Conversion: Moved and seconded (Jo Anne/Luise) to finalize the decision at the next or December 7, 2011 meeting. (Passed 7-0).

Transfer Fee: Moved and seconded (Michael/Jo Anne) to raise the transfer fee from 1% to 2.5 %. (Passed 5 to 2)

Maintenance: Moved and seconded (Jo Anne/Michael) to raise the maintenance by 10% starting on January 1, 2012. (Passed 7-0)

Fees: Tom Brumley submitted an itemized list of his activities. Moved and seconded (Micoff/Michael) to pay him $40.00 hourly for 49 items. (Passed 5-2)

Adjourned: 9:30 PM. Next meeting December 7, 2011.

Respectfully submitted,

Bob Sullivan, Sec.

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Minutes:

NAICA Annual Meeting

June 13, 2011

In Attendance: Tom Brumley, Jim Butler, Jo-AnnCarson, Michael Hofemann, John Micoff Louise Hunnicutt, Vivian Myers, Sarah Myers, Paul Sullivan, Bob Sullivan, Bob Zakanitch

Minutes of Feb 11, 2010 and October 21, 2010 meetings approved without change.

Motion (seconded and passed) to have a paid in-house building manager and to decide on details (responsibilities and remuneration) at the September meeting (amendment moved (seconded and passed) to have Tom Brumley keep a log of his hours during the intervening period).

Treasurer’s Report commented on by John Micoff (Mark Friedman absent). Motion by Bob Sullivan (seconded and passed) to accept the report.

Report on Heating system by John Micoff. Motion (seconded and passed) to have Bob Sullivan get estimate for converting to gas and report back in August meeting.

1. Tom Brumley moved (seconded and passed) to do necessary work on east wall to stop leaking.

Elections: Motion (seconded and passed by 8-1) by Michael Hofemann to have 7 member board.

Election Results: Pres Tom Brumley; VP Jo-AnnCarson; Treas Michael Hofemann; Sec Bob Sullivan; At large John Micoff, Bob Zakanitch, Louise Hunnicutt (all elected unanimously).

CO discussion led by Sarah Myers. No outcome, but Sarah will research getting expeditor to cure building’s 47 violations.

Motion (seconded and passed) to adjourn at 10:00 PM.

Respectfully submitted,

Bob Sullivan, Secretary

_____________________________________________________________________________________

Minutes

NAICA Annual Meeting

February 11, 2010

Present: Tom Brumley, Bob Sullivan, Karen Randolph, Maureen Ellenhorn, Brenda Zlamany, Mark Friedman, John Micoff, Tom Feigelson, Michael Hoffman, Maria Levitsky, Jim Butler, Louise Hunnicutt, Kathy Bradford, & Vivian Meyers.

Recorder: Tom Brumley

Approval of Minutes: The minutes of 08/20/2009 were approved unanimously.

Treasury Report: Approved unanimously.

President’s Report: A call for civility and accountability. Jim Butler spoke to each person in the building individually about their issues and they all pointed fingers at some one else in the building. It’s a pathetic situation. Proposed upcoming changes that will be discussed and voted on in upcoming board meetings. 1) The board will begin to put liens on properties that will accrue 18% interest for non-payment of maintenance fees. 2) Board meetings will be held consistently every 6-8 weeks. 3) Board will strive to be timely and responsive to building issues.

Old Business: Hole in the basement: board will review engineer’s report at next board meeting. Leaks: board will review solutions at next board meeting.

New Business: Mark Friedman 3D and Lou Laurie 2C are putting their units up for sale.

Voting Issues: Bob Sullivan made a motion to now hold 8 board meetings per year. Karin Randolph seconded it. The motion passed unanimously.

Jim Butler made a motion to take up and vote on monetary penalty amounts for infractions at the next board meeting. The motion was seconded and passed unanimously.

Bob Sullivan made a motion to reduce the board from 9 to 5 people. The motion was rejected. 12 no. 2 yes.

Mark Freidman asked the board for 3 months no rent charge on the storage space in the basement because he had water damage from a leak. Motion passed with 1 no and 11 yes.

Elections: President - Jim Butler

Vice-President - Tom Brumley

Treasurer - Michael Hoffman

Secretary - Bob Sullivan

At Large: Brenda Z, Bob Z, John M, Mark F, Will H.

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Minutes

NAICA

July 9, 2009

Present: J. Carson, J. Jutler, B. Zlamany, K. Randolph, R. Sullivan, M. Friedman, L. Hunnicutt, R. Zakanitch, T. Brumley, J. Micoff, W. Hall, M. Levitsky

Recorder: W. Hall

Approval of Minutes:

The minutes of 6/23/2008 were approved.

Treasurer’s Report:

The Treasurer’s report presented by Mark Friedman stated that the building has about $43,000 in the bank, and about $19,000 in common charges owed by unit owners. It was suggested informally that some of the common charges outstanding had been reduced since the time at which the report was prepared.

It was determined that the current building occupancy figure is 48 people.

Other Matters:

North wall construction: Delia, John and Ziad (DOB representative, lawyer and engineer, respectively) reportedly think the building should be trenched to confirm (or refute) the suspicion that the foundation has been compromised by construction next door. After much discussion, a motion (see in “Motions” section below) was passed to investigate the trenching process and its implications further.

It was suggested by the President, Jim Butler, that a meeting be called soon to review various issues that arose, including the north wall construction investigation and the effect of distributing written building rules on the nuisance situation.

Motions:

Motion to install a safe in the basement to hold keys to all units. Passed with 10 in favor, 1 opposed.

Motion to have building install smoke and carbon monoxide detectors in every bedroom of every unit and change batteries once a year. Passed unanimously.

Motion for John Micoff to check exterior of building for proper A/C installation annually. Passed unanimously.

Motion to tow from the parking lot any cars blocking Kessler’s doors. Passed unanimously.

Motion to prohibit smoking in the building’s common space. Passed unanimously.

Motion to ban smoking in owners’ units. Rejected with 2 in favor, 9 opposed.

Motion to draft rules for building residents and distribute to owners, who will in turn distribute to their tenants; and also to revisit the nuisance situation (which amounts to the frequency of violations of certain of the building rules mainly having to do with noise, late night partying, and congregating in or smoking in the common spaces) in a month. Passed unanimously. Maria Levitsky volunteered to draft the rules.

Motion to repair camera security system and post a sign announcing that common space is under surveillance. Passed unanimously.

Motion to get an engineer’s estimate for trenching and an explanation and diagram of the process and risks, and to investigate the building permit situation for construction next door. Passed with 9 in favor, 2 against.

Elections:

All nine officers and members-at-large were re-elected unanimously:

President: Jim Butler

Vice President: Tom Brumley

Treasurer: Mark Friedman

Secretary: Will Hall

At Large: Brenda Zlamany, Michael Hofeman, Bob Sullivan, Bob Zakanitch, John Micoff

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Minutes

NAICA

May 20, 2008

Present: T. Brumley, J. Butler, J. Carson, M. Hofemann, L. Hunnicutt, B. Zlamany

Recorder: J. Carson

Amendments to the Minutes of May 5^th, 2008

Correction to item #2 in President’s report: The design of the building to the north of us has changed but it will still block the same amount of windows as the first design.

New Business

Hallways: There are complaints about the clutter in the hallway; residents are leaving numerous items ranging from bikes and furniture to shoes, creating a fire hazard.

Motion was passed: A note from the board will be distributed to all owners that nothing shall be left in hallways. Items that are left will be disposed of after 48 hours.

Engineer’s Report: Jim detailed what will be included in the Wiktor Wasilawki’s engineer report.

The report will be a pre-construction survey and structural evaluation of our building and Kessler’s.
The report will describe the condition and construction ramifications.
He will obtain from the DOB plans for the construction on the adjacent lot. The report will evaluate the plans for the influence on the stability and safety of #199 and #129, including a narrative describing alternate methods.

A question that arose which will be directed to Wiktor: is this report legally certified to hold up in a court of law, if necessary?

We also determined that, from a legal point of view, it would be preferable to have Wiktor take photographs of individual units rather than the owners taking their own pictures. Jim and John will arrange with owners to have their units available for this purpose when Wiktor comes on Tuesday June 3^rd.

The cost of Wiktor’s service will be $6500.

Building’s Future:

It was agreed that the building is facing a critical juncture. We need professional counsel to protect our rights regarding the adjacent construction project and to investigate the pros and cons of acquiring a legal C of O. We anticipate that there will be significant costs incurred from attorney, engineer, and tax consultant fees roughly estimated at $25,000 to $30,000.

A lengthy discussion ensued of how to tackle the problem of raising this money. The idea of having the building take out a loan was discarded as unfeasible as that would just dig us deeper in debt. As the current rate of maintenance fees barely allows us to pay our bills, it is clear that an assessment is the only solution to this new fiscal reality.

Motion passed: A three month assessment will be paid by each owner. The sum will be payable by October 1^st, 2008. Owners are encouraged to pay as much as possible upfront.

Michael Hofemann very generously offered to pre-pay his maintenance in a $5000 lump sum, thus enabling us to pay the outstanding amount on the engineering bill immediately.

We will look into getting an attorney and JoAnne will continue to pursue information on the impact that a building conversion may have on property tax rates.

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Minutes

NAICA

May 5, 2008

Present: T. Brumley, J. Butler, J. Carson, T. Fiegelson, M. Friedman, M. Hofemann, L. Hunnicutt, J. Micoff, Karin Sulliven, R. Sullivan, B. Zlamany

Recorder: J. Carson

Amendments to the Minutes of March 13, 2008

Second bullet under projected costs for next year: Steam caps should be changed to “steam traps”
First line under Treasurer’s Report: Jurgen’s should be changed to Jurgens
In list of projects to be done add: put bird spikes in the parking lot.

The minutes were passed with these corrections.

President’s Report

1. We have a dire financial situation largely due to the $18,000 in maintenance fees that are in arrears. Jim distributed individual owner’s payment invoices that recorded money due to NAICA. Some owners expressed disagreement or confusion about the actual amount that they owed as reflected on the statement. It was stressed that those who owe maintenance must make a concrete effort to go on a payment schedule to “pay down” the debt. Others who do not think that the statements are accurate must contact Marie in Bob Jurgen’s office to clarify their account.

We discussed ways we might implement a penalty fee for late payment. However, the group felt that since at least some of the money in arrears was a consequence of confusion of the fees, we would first see if individuals could clarify their obligations and make future payments on time.

Motion: A motion was passed to have a statement sent along with the invoice to those who are late in their payment. (JoAnne will call Marie to arrange).

2. Report on the building project on the north side of us. Brenda and Tom had a meeting with the architects; they reported that they have changed the original design and now plan to build the back of the building in an arrow shape. This will open up some of the windows in our building that were slated to be blocked. We need a condition report for our building (and for Kessler’s) to substantiate that no damage will occur to our foundation during construction of the new building.

Motion: A motion was passed that it is necessary to speak with one voice when dealing with Atlas Development (the builders for the north side lot), and that any correspondences with them should go through the board.

Next steps:

Jim has contacted an engineer to look at our foundation and he will be on the premises this week.
JoAnne will contact Carol Slater (attorney) to get her best guess on the property tax liability for conversion to a C of O.
Brenda will compile a list of relevant information about our building for purposes of giving to an attorney or engineer.

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Minutes
NAICA Annual Meeting

March 13, 2008

Present: K. Bradford, T. Brumley, J. Butler, J. Carson, T. Fiegelson, M. Friedman, W. Hall, M. Hofemann, L. Hunnicutt, M. Levitsky, J. Micoff, R. Jurgens (accountant), R. Zakanitch, B. Zlamany

Recorder: J. Carson

The minutes from the last meeting on March 15, 2007 were passed without amendments or changes.

Treasurer’s Report

Bob Jurgens distributed a document that details NAICA’s expenditures and income for the past three years. It was demonstrated that we are currently running without sufficient income to pay outstanding bills. This is largely due to the increase in fuel oil – our highest expense – which has gone up about 20% since last year.

A discussion of the projected costs for next year included a review of needed repairs:

Silver paint the roof; $3 or $4 thousand
Steam traps, which will make the system more efficient but may be deferred, $7,000
Staircase repair; $2,000
Install utility sink on the 2^nd floor; $1,000
Parking lot – water collection. Need to investigate best way to fix the problem; expense undetermined.
Re-do hallway floor in the basement. Cost to be determined.
Repair stairwell doors. Cost to be determined.
Put bird spikes in the parking lot.

It was agreed that the projected costs of upcoming repairs and increased fuel oil prices make it necessary to generate additional income. The following motion was unanimously passed:

Each owner will pay an assessment equal to one month’s maintenance, calculated on the current rate. This assessment is due by July 14, 2008. Additionally, there will be a 10% increase in the maintenance effective April 1, 2008.

This will add approximately $20,000 to our annual income and should be sufficient for increased costs.

Graffiti

It was agreed that the graffiti on the building is unsightly and needs to be removed. Louise volunteered to organize a graffiti removal party and many present agreed to participate.

Skylights

Both Maria and Brenda expressed an interest in having skylights installed at their own expense. It was agreed that they will investigate the parameters of such additions and present the information to the board. With board approval, the projects may move forward.

Dogs in the Parking Lot

There continues to be problems with dog owners allowing their dogs to use the parking lot as an evacuation ground. An attempt to remedy the situation will be to put up a sign stating that fines will be issued for infractions of this rule. Owners will be reminded that the parking lot is under video surveillance. JoAnne will put up the signs, and we will see if the problem improves.

Ground floor security

It was noted that the window screen in 1A has been cut away and that in warm weather residents or guests of that unit have been observed climbing in the window. This does not bode well for security issues.

A motion was passed to look into the cost for installing bars on all first floor windows. If it is within our financial reach, we will do it.
Another problem for security is the plastic awnings, which act as an unwanted access point to windows and for graffiti-ists. It was questioned whether the awnings were effective, in any event, with water deflection. A motion was passed to remove the plastic awnings immediately.
The problem with the street door being left propped open was discussed. There will be a sign put up telling people not to do this under any circumstances.

C of O

Michael brought up the question of where we are in the process of getting a C of O. This is of particular concern now that banks are more carefully scrutinizing properties before giving mortgages. It was agreed that a great amount of time has been spent investigating the process of getting a C of O and that we should continue to keep it on the radar screen. One anxiety is that our tax rate may increase with a C of O in place, but the ramifications are not really known. It was decided that we need to have further discussions to weigh the pros and cons of moving forward.

Election of Officers

Elections were held with the following unanimous results:

President: Jim

Vice President: Tom B

Treasurer: Mark

Secretary: Will

At Large: Brenda, Michael, Bob S., Bob Z., John

J. Carson

______________________________________________________________________________

Minutes

NAICA Annual Meeting

March 13, 2007

Present: K. Bradford, T. Brumley, J. Butler, J. Carson, T. Fiegelson, M. Friedman, W. Hall, M. Hofemann, L. Hunnicutt, M. Levitsky, J. Micoff, R. Jurgens (accountant), R. Zakanitch, B. Zlamany

Recorder: J. Carson

The minutes from the last meeting on March 15, 2007 were passed without amendments or changes.

Treasurer’s Report

Bob Jurgen’s distributed a document that details NAICA’s expenditures and income for the past three years. It was demonstrated that we are currently running without sufficient income to pay outstanding bills. This is largely due to the increase in fuel oil – our highest expense – which has gone up about 20% since last year.

A discussion of the projected costs for next year included a review of needed repairs:

Silver paint the roof; $3 or $4 thousand
Steam caps, which will make the system more efficient but may be deferred, $7,000
Staircase repair; $2,000
Install utility sink on the 2^nd floor; $1,000
Parking lot – water collection. Need to investigate best way to fix the problem; expense undetermined.
Re-do hallway floor in the basement. Cost to be determined.
Repair stairwell doors. Cost to be determined.

It was agreed that the projected costs of upcoming repairs and increased fuel oil prices make it necessary to generate additional income. The following motion was unanimously passed:

This will add approximately $20,000 to our annual income and should be sufficient for increased costs.

Graffiti

It was agreed that the graffiti on the building is unsightly and needs to be removed. Louise volunteered to organize a graffiti removal party and many present agreed to participate.

Skylights

Dogs in the Parking Lot

Ground floor security

A motion was passed to look into the cost for installing bars on all first floor windows. If it is within our financial reach, we will do it.
Another problem for security is the plastic awnings, which act as an unwanted access point to windows and for graffiti-ists. It was questioned whether the awnings were effective, in any event, with water deflection. A motion was passed to remove the plastic awnings immediately.
The problem with the street door being left propped open was discussed. There will be a sign put up telling people not to do this under any circumstances.

C of O

Election of Officers

Elections were held with the following unanimous results:

President: Jim

Vice President: Tom B

Treasurer: Mark

Secretary: Will

At Large: Brenda, Michael, Bob S., Bob Z., John

NAICA

Monday, December 17, 2012

Quarterly Newsletter

Sunday, December 16, 2012

NAICA Building Rules

Saturday, December 8, 2012

Board Minutes