Glen Oaks Fall/Winter 2008-2009 Village Community Newsletter BOARD MEMBERS: Bob Friedrich, President & Chief Financial Officer; Roseann Ciaccio, Vice President, Lisa Marulli, Treasurer; Carol Carucci, Secretary; Lee Feinman, Christine Bergen, Justin Conklin, Leonard Motsinger, Mitch Jaret NEWSLETTER COMMITTEE MEMBERS: Mildred Marshburn, Editor; Roseann Ciaccio, Dorothy Hegmann, Associate Editors

Photo by Bob Friedrich

INSIDE this ISSUE … On Board Around the Neighborhood by Bob Friedrich ...... 2-4 by Drew Englot ...... 24-25 Year To Date Sales History Community Faces Maintenance Department News Unit Highest YTD Sale GOVO Asking $ by Bob Friedrich ...... 5 by Mildred Marshburn...... 26-27 A $215,000 ...... $214,900 Dollars and Sense A Senior Moment B $249,900 ...... $249,900 by Randy Gunther...... 6 by Dorothy Hegmann ...... 28-29 C $265,000 ...... $284,900 D $329,000 ...... $329,900 Mail Bag New Employees by Bob Friedrich ...... 7-19 E $277,000 ...... $299,900 Graziella Asaro and Shalini Manoo . . . . . 30 F $220,000 ...... $232,900 Featured Homes G $299,900 ...... $299,900 by Mildred Marshburn...... 20-21 Grand Opening of Laundry Room #1 ...... 30 H $349,900 ...... $349,900 Security News Advertisements ...... 31-35 by Hazel Cantre ...... 22 Holidays, Reminders & Contact Numbers . . 36 Heating Season Tips by Jeff Postman...... 23 On Board By Bob Friedrich ([email protected])

This has been a challenging time for Board members of co-ops co-ops were built around the same time and share many of the and the co-ops themselves. Between Wall Street’s problems same issues. Therefore, differences between them are general- affecting Main Street and the troubled economy, along with ly due to the proficiency of its management, its corporate significant increases in the costs of goods and services, trying structure and the role that the Board of Directors play. In Glen to balance a budget while keeping monthly maintenance Oaks Village, we are fortunate to be self-managed with a com- affordable is truly an awesome task. A look at the co-op land- petent staff that is fully accountable to the Board of Directors. scape around us shows that many co-ops have had double-digit In addition, we have a very active, involved and hands-on maintenance increases. And that’s in addition to costly stand Board of Directors. There are no issues in Glen Oaks Village alone assessments (not offset by tax abatements) that many co- that I or the Board is not intimately involved in. This type of ops have initiated to cover the rising costs of heating fuel. involvement and our careful management of finances and the These assessments have generally been hundreds of dollars. infrastructure have been responsible for the transformation of Many, if not most, of the nearby co-ops also have a flip tax. A Glen Oaks Village from a once transient and troubled co-op to flip tax is a fee that the co-op charges the seller when they sell Queens’ best run co-op. Keep in mind that this didn’t happen their unit. This fee is generally 25% to 50% of the SELLER’S as a result of wishful thinking or “hoping” for good things to PROFIT. Many co-ops use this as a way to bring in revenue come. It happened because of smart management, good deci- and offset additional maintenance increases for its sharehold- sions and the fact that we run our co-op like a business, requir- ers. Although this raises a lot of revenue, the fundamental ing accountability of all employees. This doesn’t mean that question remains; should a co-op be entitled to a profit from there are no issues or problems, but it does mean that we have the sale of YOUR unit--especially if you have spent lots of the personnel and procedures in place to effectively deal with money renovating it? Fortunately, this is not an issue for us, them. Successfully running a co-op is a continuous work-in- because Glen Oaks Village is one of the few co-ops WITH- progress and means that decisions and procedures are always OUT a flip tax! I bring that up because most of our nearby being evaluated and updated.

One of the things that we do better than our men have honed their skills through or a 51% savings. In addition, this type most co-ops is running our Maintenance our departmentalization program, they of work provides a stimulus and chal- Department and maintaining our infra- have been able to perform work that lenge that our Maintenance crew can be structure. Because of our program of other co-ops would have to contract out. very proud of. Not only will this work departmentalization, which is a concept An example of this is our recently com- extend the life of our driveways and I developed and put into place many pleted Building Foundation Program, reduce future costs, but it is work that we years ago, our unionized Maintenance where our staff replaced thousands of are now fully capable of doing with staff has developed their skill levels basement windows, resurfaced the build- quality assurances. above that of other co-ops. In most co- ing fascia ops, maintenance workers do all jobs. below the A central theme of ours has been to find So although they handle everything, they bottom-most ways to minimize future costs and repairs. are experts at none. In Glen Oaks Vil- brick and Many of the things we now do to achieve lage, we divided our Maintenance Serv- built the con- these goals are readily visible by strolling ices Department into 5 specialties: crete walls around our community. Vinyl siding (left) Carpentry, Electric, Boiler, Plumbing surrounding and installing synthetic doors (right) on an and Grounds Keeping. Instead of every our crawl- as-needed basis are just two examples. maintenance employee doing everything spaces and basement stairs as seen in the and being a master of nothing, depart- photo above. The most recent example mentalization has given each worker the of in-house work has been our program ability to develop their skills and of seal coat- improve the quality of their workman- ing and line ship in a distinct department, where they striping our can learn from others. As a result, our asphalt drive- employees have been gaining the skills ways on a bi- necessary to do quality work; while sav- annual basis. Although these doors are more costly ing us thousands of dollars in the process This has been than wooden ones, the need for painting had we out-sourced it. In addition, our made possi- is eliminated, the doors have a much Dispatchers are now trained to ask ble by providing the staff with the prop- longer life expectancy and they look appropriate questions of callers so that er tools and machinery to do the jobs great. We will soon begin to replace the the correct information can be placed on correctly. I recently asked our Con- wood railings and decking of all original work order tickets, minimizing the need troller to do a cost analysis of the 31 terraces. We have analyzed the cost to for return visits to the office for the nec- driveway locations we completed in paint them and have determined that essary parts. We also provide scheduled 2008, compared to what the same work replacing them with maintenance-free appointments for work requests, some- would have cost us had we contracted it materials is more cost effective with a thing not done in other co-ops. Because out. The savings amounted to $105,000 payback period in two paint cycles.

2 BUDGET BREAKERS: ry 21 Real Estate Office in the Manage- 4 ITEMS = 43% OF OUR BUDGET ment Office courtyard. We will review Heating Fuel, Property Taxes, Water and and assess all offers; but remember, they Electric are 4 items that consume almost will not be sold for less than fair market 50% of our annual budget. Each one of value as determined by market condi- these is beyond the control of Glen Oaks tions and comparable sales in the com- Village and each one has risen greatly or munity. This may be a good opportunity is expected to increase substantially this to purchase a unit in a down market, year. Although the cost of heat has come especially if you are handy. down from its historical highs, it is still much more expensive than it has ever apartment was sold in 3 weeks; it now been. Property taxes have remained can take 3 to 5 months to sell the same level over the past 2 years but with the apartment. There are just fewer buyers. huge deficits facing the city, we expect I believe the relatively strong real estate SOLAR POWER significant increases in 2009. Water market here in Glen Oaks Village is due Although everyone seems to be talking rates have increased more than 25% over to actions taken by the Board of Direc- GREEN these days, a prudent and fiscal- the past 2 years with no end in sight. tors. Our Renovation-To-Sales Program ly conservative Board will not spend One of the issues I will be fighting for if for our GOVO units has kept prices high Shareholders’ money on unproven tech- I am elected in my bid for City Council and this has benefitted those folks sell- nology--unless there is a return on office in 2009 will be to allow co-ops to ing their units, even if they haven’t been investment over a reasonable period of deduct water rate increases above the renovated. We have also taken a fair time. In other words, we will not invest rate of inflation. This change in law will number of our units off the market and $50,000 to install an alternate energy effectively cap these types of uncon- have decided to create a corporate source if it takes 20 years to recapture scionable rate increases. Last but not account and sublet them to doctors and the initial cost. However, in order to least is the high cost of electricity, which interns at LIJ. By warehousing them in truly evaluate this, we have begun to all of you experienced last summer, this manner, we reduce the amount of review the possibility of installing solar when you got your electric bills and inventory on the market, thereby reliev- panels on our smallest building to see wondered if Con Edison had made a ing downward price pressure on share- what type of real savings we can expect. mistake. The truth of the matter is that holder apartment sales. We also believe There will be more to report on this later. Con Edison increased their rates more by charging fair market rents, the return But if anyone is interested in this project, than 20% and our co-op will see a huge is actually greater since those rents are please contact me and you can be part of increase in its electric bill in 2009 for the higher than the monthly maintenance the review and evaluation committee common areas. would be if the apartments were sold. that I may form. Once the real estate market improves REAL ESTATE and inventory is lower, we will then ren- The real estate slowdown has had a ovate them and put them up for sale. We much less severe effect on Glen Oaks have also decided to offer a limited num- Village so far than the rest of the nation ber of these unrenovated units for sale to and city. The numbers seem to indicate shareholders for a limited time only. that prices have, more or less, been hold- The prices of these unrenovated units ing steady with some slight down-side will be sold at fair market value. So, if indicators. The big change is the time it you are interested in purchasing one, is taking to find a buyer. In the past, an you should see Rob Miller in the Centu-

NYC PARKS & OUR COMMUNITY ject and I understand many Green-Thumbers are angry and The Parks Department has recently begun to vigorously a few are asking that we fire any Maintenance worker enforce their rules on sidewalk construction that disturbs whose wheels touch the grass. Driving a golf cart wheel on street trees. Street trees are those trees located on the grass the grass is NOT grounds for firing and would not hold up median between the sidewalk and street. In the past when in a union arbitration. Believe me, we speak to our men all a sidewalk was damaged by the roots of a street tree, we the time about the need to drive carefully and keep the simply replaced the sidewalk and removed some of the wheels on the sidewalk. Most do their best, but it is often roots. The city no longer wants us to touch the tree roots, difficult to keep a golf cart and trailer on a sidewalk that is if at all possible and instead, requires us to re-route the only 4’ or 5’ wide. We have embarked on a program of sidewalk around the tree roots or ramp the sidewalk over widening sidewalks at areas that are susceptible to this type the roots. So when you begin to see sidewalk reconstruc- of lawn damage. In 2009, we will also begin an in-house tion that looks different, you will now know why. concrete program that will identify all 90 degree turns and widen them so that the carts stay on the concrete. Our A problem that many of you write about are the tire tracks analysis of the costs of this program indicate that we can do from our golf carts that damage the grass adjacent to many it in house at a 35% cost savings. By better training the of our sidewalks and especially where the carts need to men and creating wider sidewalks in susceptible areas, we make turns. I have received numerous letters on this sub- hope to permanently eliminate these problems.

3 UPDATE ON MAJOR CAPITAL WORK this time, due to cost con- Our Asbestos Abatement Program has been moving along siderations, we have no fur- faster than anticipated with very few problems. Because the ther plans to re-do the other project is so large, we were able to negotiate pricing that has two laundry rooms in Glen been far less expensive than other co-ops have paid for doing Oaks Village. Building a the same work. Our bidding and vetting process has worked laundry room requires exceptionally well and has been responsible for enormous cost excavating the floor to pro- savings and EXCELLENT QUALITY workmanship. The vide needed height, plumb- benefits to the environment, marketability of our units, acces- ing and electrical work sibility by utility workers and reduction in litigation costs is necessary to comply with real and tangible. NYC codes along with a substantial amount of carpentry and exterior concrete work. The total cost including architectural The Verizon FIOS installation continues to make its way fees, is a little more than $100,000. Perhaps in the future, we through the property and we are hoping that service will will provide funding to replace the remaining two rooms with become available by next summer. Our new satellite dish pro- ground level ones, but for now we have simply renovated them. tocols require the dish companies to place multiple dishes on a The laundry rooms continue to be a source of revenue for our single pole. We believe this will reduce satellite dish clutter co-op and we encourage you to use them. that we see on many of our buildings. I just wish we thought of this years ago when the dishes first arrived. Anyway, the Friendly Reminder: bottom line is between FIOS, Time Warner and the various For those that do their laundry at home, satellite dish services, the competition will hopefully keep the please be considerate of your neighbors and cost of cable in check. refrain from doing laundry before 9AM or We recently opened our newest ground level Laundry Room after 10 PM, as the vibration of the machines #1 in Section I. This new laundry room, which was based on can easily disturb others. And yes, we have the design of Laundry Room #4 that opened a couple of years received numerous complaints about this. ago, has been very popular with the folks in this section. At

LOOKING AHEAD I would like to work with the Parks Department to see if there is some way we can utilize the Oval Park in the winter by having a temporary circular Ice Skating rink installed. My idea would be an inexpensive, non-refriger- 1ated unit that would contain a few inches of water that would freeze quickly in cold weather, providing a safe neighborhood space for our children and adults to skate. It would be a Currier & Ives scene in the middle of our com- munity and could be a fabulous family resource for Glen Oaks Village, especially in the winter when the park is not being used.

I have identified a perfect location for a DOG RUN near the Creedmor Soccer field Park near Section I of our co- op. I am sure you’re asking where is that? Well, there is a NYC park located adjacent to our most northerly drive- 2way entrance on Commonwealth Blvd. To get there you must drive into the Queens Children’s Center facility entrance. In the rear of this parking area, you come upon a park that adjoins the Queens County Farm Museum. I will be working with city officials to see if we can establish a dog run there and create a pedestrian entrance at the dead-end of 249th Street, where the Queens County Farm Museum fence now stands. If I am elected to the council, I may have a better chance of getting this done for our dog lovers. This dog run would not interfere with any residential apartment and is a perfect spot for one.

The Parks Department has approved my request to change the name of Tenney Park (The Oval) to Glen Oaks Vil- lage Park. I will try to put together a name changing ceremony in the spring to coincide with a “Movies in the 3Park” program I am trying to put together for our community. I am looking to secure 4 dates: one each in June, July, August and September, on which we will arrange to have a company set up the screen and movie and bring in ice cream, cotton candy and hot dogs for the kids. This would be a wonderful and free night of entertainment for our fam- ilies. My hope will be to precede the movie with a light music concert. All it will require is that you bring your lawn chair, blankets, children and neighbors. I need to get the city Parks Department to approve our request for the park and am currently working with Time Warner to underwrite the costs of this program, as a promotional tool for their cable service. Now with competition in cable, the importance of marketing is essential and leveraging that to benefit our com- munity is what smart leadership is all about.

In 2009 I hope to become our next NYC Councilman representing Glen Oaks Village and the surrounding communities on the city council. Curbs, Water Rates and High Co-op Property Taxes are high on my list of things I want to work on.

Hope to have your support and see you on the property. Have a wonderful holiday season and even better New Year!

4 COMMUNITY FACES by Bob Friedrich

North Shore Towers President Bob Ricken, Sue Sanchez, Senator Frank Padavan, Bob Friedrich State Senator Frank Padavan and Glen Sue is a long time shareholder at Glen Oaks Village and is Oaks Village President Bob Friedrich. active in the community. She is a Licensed Associate Real Seen here at North Shore Towers, where Estate Broker & Office Manager for Charles H. Greenthal Mayor Michael Bloomberg spoke. Bob Property Sales Department which is the On-Site Sales Friedrich asked the Mayor Office for North Shore Towers & Country Club, our co-op about the likelihood of neighbors. State Senator Frank Padavan has represented property tax increases our district in Albany since 1972 and has been a huge friend for our co-ops and of Glen Oaks Village. He also lived here in the late 50’s. the Mayor told him they were likely.

GOVO Board President and NYC Council Candidate Bob Friedrich with Mayor Michael Bloomberg, discussing some community con- cerns at the LIJ Groundbreaking Ceremony.

Mayor Bloomberg was delighted to be given an opportunity to pose for Bob Friedrich alongside LIJ Executive Director John our Glen Oaks Village Newsletter at Steele and two other LIJ staff members at the start of the the recent groundbreaking ceremo- LIJ Reconstruction Project which will take 2 years to ny for the $500M LIJ project. complete.

5 By RANDY GUNTHER, Controller

Glen Oaks Sales Cost Control In 2008, Glen Oaks Village successfully increased the number We have had an excellent history of keeping controllable costs of GOVO-owned units that we were able to sell. To date, there in line. It is expenses such as Water & Sewer Taxes, Real Estate have been eight GOVO sales compared to only four in all of Taxes, Income Taxes and Heating Costs that we have less con- 2007. GOVO sales continue to buck the trend of the overall trol over, which determine our overall corporate costs and ulti- resale market, which has seen a significant decline in resales mately, result in increased maintenance fees. These same four over the past year. As of August 2008, GOVO has had only 65 costs have steadily gone up over the last ten years. In 1999, resales, where we had 110 by August, 2007 and 120 for the they consumed 29.8% of all our revenues. In 2007, these same same period in 2006. costs consumed nearly 42% of all our income and that is expected to increase again this year. A new sales strategy was developed to boost the sales of GOVO-owned units. New Purchasers can now take advantage Interesting Facts: In 2007, we took in $4.2 million more rev- of GOVO’S 10% Mortgage Program, in which GOVO offers enue than in 1999. Of this amount, we spent $3.9 million on 2.9% financing on 10% of the total purchase price. This strate- cost increases for just these four accounts alone. The remaining gy has made quite a difference in our sales and has been very $300,000 was used to cover the increases in costs of the other popular amongst buyers. It not only assists with financing by 140 expenditure lines of the organization. Our Finance Depart- reducing the amount of money borrowed from a financial insti- ment continues to protest property valuations, challenge erro- tution by 10%, it eliminates the need for private mortgage insur- neous water charges and buy into the fuel markets at favorable ance. By offering low-interest financing on 10% of the selling times, but we are still limited in our ability to alter these costs. price, Shareholders are able to reduce their monthly outlay and move in with only 10 percent down. Real Estate Tax Exemptions Heating Fuel In March 2008, Shareholders were assessed an amount equal to the Cooperative Tax Abatement plus their STAR exemption, Heating fuel costs continue to be one of the most challenging in lieu of a maintenance increase. This assessment applied to areas of our budget. Although the cost of fuel has recently all Shareholders, whether they applied for and received their declined, for most of 2008, oil costs hovered above $100 per bar- $180 STAR exemption, or not. With this in mind, it is more rel, compared to $80 last year and $57 two years ago. important than ever to apply for the STAR exemption, if you have not already. A STAR Exemption is available for everyone Insurance Cost who owns and occupies their unit. Senior Citizen Exemptions Reductions are available to property owners, aged 65 years or older with income below $27,900 (including Social Security). The Veter- Glen Oaks Village renewed its annual corporate insurance pro- an Tax Exemption provides credits to veterans or their spouse, gram on June 14th, 2008. By working with multiple insurance if they have served in a war or combat zone. All exemptions companies and bidding out our insurance contract to multiple are passed onto the Shareholders, dollar for dollar, with a cred- brokers, we have reduced our total insurance premiums from it on their monthly maintenance bill. Applications and infor- last year by 15%, or $129,000. This represents a reduction of mation are available in the Arnold Krause Building. Take 42% or $547,000 from the 2004/05 insurance year, when we advantage of the tax credit you are entitled to. saw our highest premiums, which were nearly $1.3 million. Through our bid process and negotiating efforts, we have Recipients of the STAR Exemption should also receive a $400 reduced our insurance premiums four years in a row, bringing rebate check. A new Middle Class Star refund was enacted by our current insurance premiums down to $745,000 for all our the State of New York. Most STAR recipients should have corporate needs, while not decreasing any of our coverages. received these benefits in the form of checks in October 2008.

6 Roohi (3/29/08) writes: Dear Bob: I would like to commend and thank a few individuals now that I have a beautiful basement. The first person I would like to thank is Hillary DeBona. I had so many issues with my contractor and I had spent so much of my money with all the different problems I encountered. With her motherly attitude, Hillary "took over" when Golden Hammer was retained to take care of my flood- ing issues. When my radiator leaked into my basement, she is the one that guid- ed me and arranged for the sheet rocking, plastering and fixing my radiator. Letters & Emails to the Board When the water leaked through the floor into my basement, she helped me ([email protected]) with fixing the leak and the sheet rocking--I can go on and on. Jeff Postman was great as well. He came in to take a look at my disastrous basement and that was These letters and emails are from the first time he met me and actually got to know me. This was before Golden shareholders and residents and Hammer was retained to fix the mess! He worked with Golden Hammer even were received after the previous though he did not need to. He is the Plumbing Supervisor, but he went out of his Glen Oaks Newsletter was way to help me with the mess my basement was in! When I had my radiator published. Where appropriate, Bob installed, he worked with Senid Plumbing closely to ensure my radiator was run- ning perfectly! Let me not forget Frank Portella. He always came in whenever Friedrich, GOVO president has asked to come and take a look when it needed to be sheet rocked or plastered. responded on behalf of the Board. Every time I called him, he had the most pleasant and friendly attitude. And of Write or Email us at: course, last but not least - Jean and Ivory who helped with the finishing touches [email protected] of painting. Jean coordinated the painting and Ivory did an awesome job. Again, thank you all so very much. These are the individuals who make this community so special! Xox

Hi Roohi: Thank you for your very nice letter. I would like to add Board member Justin Conklin’s name to your list of those who helped this process through to the end. As you know, your original contractor is no longer Marcelo (03/23/08) writes: permitted to work on the property as the quality of their workmanship Dear Bob: left a lot to be desired. I am glad we were able to take a bad situation I'm writing to you in reference to something I've noticed in and completely turn it around. The service we provided is what we have regard to parking in our community. The parking behind my come to expect of our Management and Maintenance team. We really do building is very well kept, clean and always with recently- make an effort to treat all of our residents fairly and to be responsive to painted stall lines. However, the one across the street (from their needs. After all, we all live in the community and the Board is my building) is completely different. Although the latter one made up of folks just like you. We have tried to instill a good work ethic is much larger than the former one, you can notice parts of it and sense of caring in our staff. Although we are successful at doing flooded when it rains hard and some parking stalls with the this most of the time, we still continue to find ways to improve. (bf) lines almost erased. Besides, dirt from bird crap, there are paper bags and all sorts of things spread all over the lot. I understand people and their habits have a lot to do with this problem, but the difference between one parking lot and the other is really noticeable. Renee (4/1/08) writes: Hi Bob: Hi Marcelo: Thank you for your assistance and hands-on approach. Our GOVO own- I drove through the driveway across the street from you ers are fortunate. One Saturday, two Board members, yourself and Ms. and it looked like a very well-maintained driveway. There Ciaccio, took time to investigate a problem for an absentee owner-- this was a small area where some mud stains had accumulat- is truly a testament to your commitment to the GOVO community. ed after last week’s rain storms, but this driveway is sched- Thanks for moving this boiler room to the head of the line for the new uled for a full sweep with our machine next week as part Water Heaters. Between the recent adjustments, the new heaters and of our regular quarterly sweeping. Also, we will be carpet, I am cautiously optimistic the noise may abate to acceptable lev- doing driveway line striping in the spring and will els. After the renovation, I will contact you and Jennifer so we may re- be painting lines where needed. Thanks for your evaluate the situation. Once again thanks for the assistance. concern. (bf)

7 Joseph S. (4/25/2008) writes: Dear Bob I would like to say “thank you” for all that you have done for Glen Oaks. I do have a question and comment that I would like to present for your clarification. Long flex- ible white hoses have been installed on the leaders of mine and surrounding build- ings. I would assume this has been done to direct the water away from the buildings. Bob, it is an eyesore! Looks terrible and certainly in time, will be destroyed. There has to be a better alternative than this. Adding a white metal extension to match the existing leader would, in my opinion, be the answer. Is this a temporary fix or perma- nent? My neighbors feel the same as myself and have asked me to inquire. I look for- ward to your reply. Thank You.

Hi Joseph: We began the program of installing the flexible white leaders to the existing lead- ers a few months ago in order to channel water away from our building. Per- sonally, I do not think they look like eyesores and think they have been working quite well. They are flexible, will not get crushed and are easily replaceable. The metal extensions often do not provide the flexibility or length needed to properly channel water away from the building. But if you prefer the metal ones in your immediate area because this is an area you have been maintaining and want to keep a certain look, I think we can arrange for the metal leaders for you. I would suggest you call the Maintenance Office and speak to Frank Portella, Supervisor of Carpentry & Electrical. I have copied him on this email as he has been in charge of the installation process. Provide Frank with the exact location and he can evaluate whether the metal leaders would work in the area. Thank you. (bf)

Diahann (5/2/08) writes: Hi Bob, Just writing because I was wondering why the heat was still on in May? I know we have had a few cooler than normal days and nights but with the price of oil being so high, I was thinking that most owners wouldn't mind putting on a sweater during the day and a heavy comforter at night in order to preserve our oil reserves. This way, we won't have to purchase as much this summer...It benefits us in the end, with prices going up on the oil, as well as the water. Everyone should think about the bigger picture down the road...Just a thought...

Hi Diahann: We have discussed turning off the boilers earlier than usual--which is generally May 31st, but decided to keep them on because of the damp cool weather we have had recently. By the way, you would be very surprised at the number of letters we received when we delayed turning ON the heat for two weeks in Octo- ber. We were accused by one resident of “using slumlord tactics and being the cause of their child's illness”. They even reported us to the city’s Heat Line emer- gency number. Sometimes I think there is a disconnect between what the Resi- dents want and their understanding that the services we provide come at a price. In single-family homes, people pay directly for their heating costs and see it monthly. In a co-op, they pay their monthly maintenance so they never really feel the sting or see the exorbitant fuel bills that we receive regularly. (bf)

8 Peggy A (05/23/08) writes: I just want to say my husband, Andy, was impressed by the Shareholders Meeting and thought it was a well spoken and run meeting. We have been to many meetings over the years and felt by far, this one was the best. He brought home the Newsletter and I read it over. I just needed to let you know I was very upset with the letter written by the person complaining about the heat. If anything, heat is one thing Glen Oaks does not skimp on and if boiler problems do occur, they are handled in a quick, timely fashion. If anything, I hear complaints the other way. I wish they could cut back on the heat, we get too much and my apartment is hot. I guess you can't make everyone happy. Just needed to let you know Bob, I think that letter was totally out of hand and really upset me. That person should sit in on meetings and follow you people around to see just how hard you all work for the community. I have done so in the past and I do know how much time and effort is put in by the Board mem- bers. The comment about Carol’s court was not needed either. I don't know her personally but I do know Cathy for years and a lot of work is done by her… If more people would get involved and help out, the community would be a better place to live and I think it is a wonderful place to live now. That is spoken by someone that has lived here for twenty-two years. You can please some of the people some of the time but you can't please all of the people all of the time. The Board of Directors sure does try to come as close to doing that as humanly possible… Thanks so much, Bob for caring about your community the way you do. Sincerely,

Hi Peggy: Thank you for the kind comments, I will be sure to pass them along to the Board. (bf)

Veronica C. (05/25/08) writes: Anne C. (05/23/08) writes: Dear Bob: Just want to let you know I was very impressed at I too live on 74th Avenue between 263rd Street and last night's meeting with the wonderful presentation the Oval, and believe that the right decision was and updated info you gave. As I expressed during our made to remove 74th Avenue from the list of streets conversation, your service to GOVO over the years adding trees. Glen Oaks already has a sufficient num- proves you are the perfect choice for our next Coun- ber of trees, and to add trees to the median on 74th cilman. I was taught by my late father to always study Avenue, would present difficulty for those residents the issues at stake and vote for the Candidate who and their relatives entering and exiting automobiles, understands and cares about the needs of his con- particularly disabled individuals. Furthermore, plant- stituents talk is cheap but actions are priceless. May ing trees on the median, which is a very narrow strip, 25th will be nine years that I came to Glen Oaks Village would present hazards to the cars, not to mention the and I am a witness that you are "A MAN OF ACTION." accidents that would occur when, inevitably, limbs and Good Luck and Thanks again for a job well done. entire trees come down during storms. In summary, planting trees on the median is a risk not worth taking, Hi Anne: and would not lead to any significant aesthetic improve- What a wonderful letter. Thank you so much. (bf) ment. Many other residents on this block feel the same as I do.

Hi Veronica: Thank you for your letter. This block was eliminated from the list and there are no plans by me to add it back. There has been no groundswell of support for trees on this median strip. Thank you. (bf)

9 Mark (06/02/08) writes: I am very happy about living here at Glen Oaks. My experience since I have been here has been great. I am fortu- nate to have awesome neighbors who have been here forever and truly value their property and the communal liv- ing environment. My question is in regards to common areas. If someone on the ground floor decides to build a patio in front of their unit, does that patio become their property or by co-op definition, does that property still belong to the community? That is, can anyone reasonably use that area without grounds for objection? This has been a question I have had in my head since moving here but never really posed because my neighbors have offered their space if I have company. Like I said, I have great neighbors. But recently, I noticed someone put up a fence in front of their property. And I understand the pets and kids answer because I have kids and would love to let them play without the worry of them running in front of a speeding Q46. I just think the segregation set by a fence will start serious "this is mine" arguments. In my short time here, you all do a terrific job and address concerns in a timely manner. Keep up the good work.

Hi Mark: Thanks for writing and expressing your opinion on the "this is mine" possible problem with allowing peo- ple to utilize some of the space we have for their personal use. In addition to the 4' picturesque white scal- lop fence you mention, many others have carved out pieces of our huge property for their use. This has made Glen Oaks Village not only safer, because formerly unused rear spaces now are used by folks, but it has made us a better co-op as shareholders are spending thousands of dollars of their own money on improvements. These people will be staying here and keeping our co-op from turning back to the old days when this was a very transient co-op with lots of problems. I think what we have tried to do here in Glen Oaks Village is cre- ate a co-op with all the benefits of home ownership and the hassle-free life style of a co-op. I see absolutely no evidence that giving people an opportunity to utilize the vast amount of space we have and to carve out a small portion will present a problem. In fact, every time we try something new, there are those who say we shouldn't do it because someone else may not be able to do it. I think as long as the Board can control the process through the use of an Alteration Agreement, we will be able to navigate this program successfully--which we have done. The apartment that you are referring to is not the first with a fence. There are a few on the prop- erty and a few others that have used bushes to create their private space. This has given these residents the abil- ity to fully utilize the space we have here. And since we require consent of both units, if the patio is located in a shared garden area, our approach has been one that has had very few, if any problems. I have never been a big fan of the "this is mine" argument, because taking it to its logical conclusion would mean that basement conver- sions would be denied, (after all, basements are common areas), 1st floor decks would not be allowed, etc. And by the way, a patio with a fence is really no different than a first floor deck with a railing. In fact, the patio with the fence is really not a permanent structure as, say, a deck would be.

So far, our program of Value Added Improvements and allowing a much greater degree of autonomy to sharehold- ers has been hugely successful. Just speak to some of the owners of other co-ops who wish they could express them- selves with creative improvements. Each of these Value Added Improvements, taken together, has certainly raised our property values and has created a co-op which is a trendsetter among co-ops. Again, thanks for your email and the opportunity to respond to your good questions. (bf)

Navin V. (06/03/08) writes: Hello Board Members I recently had work done on my basement and had to get the ASBESTOS ABATED. I ended up paying a FEW thousand Dollars out of my pocket. How does the management propose to compensate me for the same now that there is a property-wide asbestos abatement program underway? Thanks

Hi Navin: We are in the process of discussing this very issue. We understand it and will decide in the near future if and how to fairly deal with those shareholders who have done basement conversions and have already paid for their basement asbestos removal. Thanks for writing. (bf)

10 Michael H. (6/10/2008) writes: Dear Bob: I saw men blacktopping the parking areas around where I live. It seems cruel and wrong with this heat to do that. Also, if one of the men gets hurt or gets a heat-related problem, he could cause a legal problem for Glen Oaks Vil- lage. So, if possible, perhaps they can do that work when it is cooler? Thanks,

Hi Michael: Let me assure you that our Professional Management Team is well aware of conditions and treats all workers with utmost care and respect. That is why employee morale among UNION and NON-UNION workers is extremely high in Glen Oaks Village and also why we will be celebrating a number of 25 year anniversaries for our workers. I can assure you that the working conditions at Glen Oaks Village have never been "CRUEL or WRONG." And by the way, have you written a letter of concern to the NYPD, FDNY, Con Edison, Verizon and a myriad of other organizations that have their workers stationed on hot NYC streets during the summer? I think responsible employers understand how to treat workers under such conditions; including, allowing them unlimited water breaks or cool down periods. To suggest that we would somehow treat our workers in a "Cruel or Wrong" way indicates to me that you have not been attentive to any of our policies or operating procedures over the many years that you have been living here. Thank you for your concern. (bf)

From Drew Englot, Property & Equipment Manager: As you know and stated to Michael H. we do look after the welfare of our workers. During times of extreme heat, we tell all the employees to take proper precautions. We meet with them in the morning before they start work and remind them to drink plenty of water throughout the day. Those working outside, such as the Landscapers and the Blacktop crew are told if they feel any effects of the heat to stop and get into the shade. If they still aren't feeling right, they are to notify a Supervisor and go to the air-conditioned locker room. We slow down the pace in the extreme weather but work must still be done. We haven't had any heat- related issues yet and we hope not to by the way we prepare and handle it.

Michael H. (06/13/08) writes again: Dear Bob: Your thinking is very off base on this issue of having employees blacktop in 97 degree weather. Comparing employees blacktopping to the fire department, NYPD, or other emergency operations is not correct. Now that the weather has cooled down it is really a non issue. In the future, please consider the employees at Glen Oaks. Two workers who were working on the blacktopping voiced their approval that at least someone cared for them as people not simply as robots when it was so hot. I am speaking for employees who were afraid of retaliation if they spoke out. So please stop your getting up on your soap box attitude and be more attentive to what is truly happening in this community. Have a good weekend,

Hi Michael: You say in your email that you are speaking for employees who are afraid to speak out because of retaliation. What are you talking about? Do you have any evidence that we have EVER retaliated against any worker for dis- cussing work-related issues? Your presumption based on one passing conversation with a worker is astounding. I am surprised that you would take a passing comment from a worker and jump to the conclusion that we treat our workers like robots. Your assertions and conclusions do surprise me, considering your previous property manage- ment background and the length of time you have lived here. There is ABSOLUTELY NO EVIDENCE that you can point to, to show that our workers are not treated extremely well. That is why so many of them continue to work here, decade after decade. Last year we celebrated a worker who retired after 60 years. And again, just for the record, we go beyond the union mandates when it comes to break times and other benefits for our union workers. And by the way, I am not speaking from my "high-horse”, I am speaking from FACTS and more than 2 decades of experience, being fully engaged in the management of our co-op. Everyone who knows me, including our workers, knows that I am acces- sible and open to their comments. To draw conclusions based on idle chit-chat is, thankfully, not the way we operate our co-op. Thank you. (bf)

11 Michael H. (06/13/08) writes for a 3rd time: Dear Bob: Thank you for your response, although I feel your comments about me are totally uncalled for and wrong. As I have said, in the past, I was busy doing my property manager's job so really had little time for Glen Oaks. Now I do have more time and I do feel there are areas that might be improved. I am sorry you are so defensive, unjustly. I think we both can agree that Glen Oaks is our primary interest. That being said, if the men are being taken care of properly then I have no problem. It still seems wrong to make men work in 97 degree heat blacktopping. If you disagree with me, fine, I disagree with you. Since you are the President, you certainly have the power and authority to act on this issue. Obviously, you have blinders on and only see things from your point of view. I will continue to monitor Glen Oaks Village more carefully now and certainly know, if you or management are not responsive to my complaints, then out- side agencies can always be contacted to assist me. Thank you,

Hi Michael: First of all, I have never commented about you personally, I have commented about your false claims and assertions. In your email you say that “you were busy doing your property manager's job so really had little time for Glen Oaks”. I hope that gives you a greater appreciation of volunteers like me and the other Board and Committee mem- bers who, like yourself, work full time BUT unlike yourself, have found the time for Glen Oaks Village. You and I fundamentally disagree on how to run an organization of this size. My leadership and management style have successfully transformed this co-op from a transient and problem plagued one (which you should remember, since you have lived here for many years) into a trendsetter and leader among co-ops. It is one of the best run and well-financed co-ops, with the lowest maintenance of any neighboring co-op and our employee morale is extremely high, as well. That didn't happen as a result of luck or wishful thinking. That happened as a result of hard work, integrity and a conscientious effort to run this organization efficiently, fairly and like the business that it is. I am not defensive, but passionately protective of the hard work and efforts of the many people--both staff and unpaid volunteers, about unfair, inaccurate and baseless charges and assertions made by you that are not supported by any facts. You always have the right to seek the assistance of an outside agency, as well as, the court system to help remedy any injustice or wrong you feel has been levied against you. No need to remind us about that. However, as you know since you were a property manager, any time we have to respond to an outside agency, regardless of the accuracy of the charges, there is a cost factor associated with it--which you ultimately pay for through your monthly maintenance. Your veiled threat that "outside agencies can always be con- tacted" is an option you always had and we really do not need to be reminded about your right to do so. Thank you. (bf)

n

12 Diane B. (6/9/08) writes: I am shocked about the $25.00 Capital Improvement fees that will be added to our maintenance for a period of time (like I real- ly believe it's only temporary). So far, in less than the two years that I have been at Glen Oaks, there has been one or two assess- ments, a maintenance increase, tax rebate checks taken, part of the star rebate taken and now this capital improvement fee. When we looked into Glen Oaks to purchase, we asked about assessments, maintenance increases and the answer was Oh! we rarely have those; we have plenty of money in Escrow. What happened to all that money? What right did someone have to lie to us? I know what your reply will be; well our maintenance is the lowest in the area. Well that's why a lot of people purchase here because of its affordability but at the rate you are going, you will very quickly push our maintenance up to that of other co-ops. You say how great this co-op is run, I haven't seen that yet. Next, you will ask us all to contribute a pint of blood (at a donation center where you get paid for it) to maintain Glen Oaks. Yes I understand that the cost of oil and water has risen. But why do you need these apartment temperatures to be at 90 plus degrees in the winter time. Don't give me the answer that the people at the end of the line are cold. I have been in those apartments and they, too, have windows open. All the money you are paying to heat this complex is going right out the win- dows. There seems to be a definite problem here with the management of the heat. New York law is 68 degrees during the day and 56 at night. This may seem too cold, so go up a few degrees. As far as the water is concerned, why push the Green Thumb Program when huge amounts of water will be used to water these plants and lawns. You should have asked people not to plant or water their lawns and just have maintenance trim the shrubs around the buildings. This is another waste of money with this watering process. There are a lot of people here on a fixed income but Glen Oaks does not care about those people. In fact, I believe Glen Oaks would like to get the seniors out and have a young community (with promoting the dormers) this seems like families are pre- ferred. And I am sure that shortly the Board will have the nerve to approve another maintenance increase, very shortly. I am disgusted, unhappy and sorry I purchased this unit or ever heard of Glen Oaks. Unfortunately, I am not in a position right now to get out but will if anyone asks me about this development, I would not recommend it to anyone.

Hi Diane: After reading your email I think you need a serious reality check. You are SHOCKED that the co-op is charging you $25 per month to eliminate asbestos property wide? You should be shocked that it is ONLY $25. EVERY other co-op that has embarked on this type of an Asbestos Abatement Program has either permanently raised maintenance to cover these costs or chose to charge their shareholders monthly assessments in excess of $150. You say that “in the two years you have been in Glen Oaks Village, there has been one or two assessments and a maintenance increase”. You neglect to say that the assess- ment was equal to the tax abatement and STAR credit so that the out-of-pocket monetary effect was ZERO--which allowed us to raise sufficient capital WITHOUT a larger, permanent maintenance increase. The maintenance increase that was imposed followed a year with NO maintenance increase and was less than 4%. Most co-ops, last year, raised their mainte- nance double that and in some cases, double digits. Across the street in Parkwood and in MANY other co-ops, there are cur- rently monthly fuel surcharges between 4% and 6% being added to their monthly maintenance bills. That is NOT happening here at Glen Oaks Village.

You ask, "What happened to all that money? If you took the time to attend the Shareholders’ Budget meeting or the Annual Meeting, you would have seen an extensive financial presentation of the budget and annual financial statements. In fact, you received a copy of the Audited Financial Statements with your Annual Meeting package. Did you read it? If you choose not to attend these meetings to find out the answers to your questions, then why even ask them. You then go on to say that “our main- tenance is rising faster than that of other co-ops”. The facts are quite the opposite. As each year unfolds, our maintenance increas- es are substantially less than in other co-ops, so the gap between us and them has widened. You say that you haven’t seen how great this co-op is run. Well walk around Glen Oaks Village and then take a walk around some of the other nearby co-ops. What you won't find there are dumpster fences with perma-hedge, new stoops and reconstructed driveways with added parking, town- house dormers, basement conversions, decks, terraces, skylights, and I can go on and on. You need to get out a little more and see what exists beyond the borders of our co-op. Then compare.

You say, "As far as the water is concerned why push the Green Thumb Program when huge amounts of water will be used to water these plants and lawns. You should have asked people not to plant or water their lawns and just have maintenance trim the shrubs around the buildings. That is another waste of money with this watering process". How in the world do I respond to that except to say that we are very fortunate to have NO Board members who share your vision of landscape and lawn maintenance? In fact, the Board unanimously feels quite the opposite and does everything possible to encourage people to do just the things you object to. Yo u r most outrageous statement now comes, "There are a lot of people here on a fixed income but Glen Oaks does not care about those people. In fact, I believe Glen Oaks would like to get the seniors out and have a young community (with promoting the dormers) this seems like families are preferred." We have done more for seniors and those on fixed incomes than any other co-op. Keeping mainte- nance lower than all surrounding co-ops and making sure that security helps seniors whenever possible are just some of the ways.

You finish your email by saying that, "I am sure that shortly the Board will have the nerve to approve another maintenance increase very shortly." Did you tell the gas station

13 attendant that he had some nerve charging you $4.00 per gallon or the MTA when they raised the tolls and sub- ways? Did you tell your grocer that he had some nerve when the cost of bread, coffee and milk has gone up? Probably not, you saved that for the co-op that provides you affordable and warm housing in the winter and a wonderful community and neighborhood where people are allowed to sit outside and BBQ in the summer. In closing you say that you are "disgusted, unhappy and sorry I purchased this unit or ever heard of Glen Oaks. Unfortunately, I am not in a position right now to get out but will if anyone asks me about this development I would not recommend it to anyone." I am not sure why you are not in a position to get out since the proper- ty values of our co-op apartments have held steady in a shaky real estate market when the property values of homes around us have fallen. Quite honestly, there are some people that are really better off in a single family home, where they can control their own thermostat and NOT water their lawn nor plant flowers. A person like you is probably better suited for that type of home living where you can truly control your own destiny. Howev- er, as long as you continue to live here, I can assure you it will remain GREEN, AFFORDABLE and AN IDEAL PLACE FOR FAMILIES to raise their children and seniors to live safely and secure in their apartments. Thanks for writing and giving me an opportunity to create the Reality Check which I believe is needed. (bf)

Sue (06/27/08) writes: Dear Bob, I must say that I was very taken aback upon opening the maintenance bill and seeing the $25.00 asbestos removal fee being charged and that it would not be a one-time assess- ment, and I must say that I am not clear as to whether this fee applies to the garages or is it applied per unit, especially since my garage is freestanding and not part of the program and a neighbor who does not have a garage period also has this charge on her bill.

I think what bothers me and my neighbors the most is that we were not told, no mention was made of it at the last annual meeting or in the letter we received about the program, this is not the " Glen Oaks" way and certainly not what we have come to know as your way Bob, you have always appeared to be an advocate for openness and honesty in all things, by the way one thing the letter didn't neglect to inform us about is the fact that we will not be reimbursed for non-use of our garages.

We do appreciate the Pods and extra dumpsters, but it is difficult for many to do this within the time given and limited space available.

Getting back to how troubling it was not to be informed up front about this fee, I really can't remember ever not being told in full of major happenings here, we were told about the fees we were to be charged with regards to the installation of electricity in the garages, which only we and not new renters will pay, to name one. There were others but I'm sure you get my point. In closing, let me again say that unless you’re charging per unit, I do not think it fair for free- standing owners or those with no garage be charged and the length of this charge will be a hard- ship for many. We have always had someone from the family present at ALL GOVO meetings and it wasn't always easy. The last annual meeting was the first where no one had any questions and I gave you and the Board credit for that. But in truth, I now feel let down because this is not the way to do things, certainly not when we have come to expect much more.

Hi Sue: With all due respect, this topic and the $25 surcharge was not only discussed in detail at the Annual Meeting as part of a long presentation, but was also discussed at length in a letter that went out to EVERY shareholder including yourself and your neighbor with the post Annual Meeting mailing. In addition, it was AGAIN FOR A THIRD TIME discussed in detail in our most recent Newsletter, in my On Board column. It really is unfair to accuse us of not informing you when you apparently haven't taken the time to read anything we have sent to you. The Board takes enormous pride in its transparency and its commitment to communicate our actions with shareholders and residents, but we cannot force people like yourself or your neighbor to read materials that are sent to you. Shareholders need to exercise some amount of responsibility--which means they need to read our flyers, mailings, Newsletters and attend our meetings. I am confident that most do, since your email and only one other were the only ones I received with a similar complaint. Thank you. (bf)

14 Nelson (06/30/08) writes: Dear Bob Friedrich: I am writing to you in regards to the asbestos abatement program which has just begun and we the shareholders are being assessed again for this asbestos removal. #1 We as shareholders are responsible for whatever is on the inside of our wall as per Glen Oaks policy. #2 Asbestos is not a problem unless it is disturbed. #3 Recently one of my friends had their basement done as he was told there was asbestos in his basement and he paid to have it abated- It then turned out that he did not have asbestos in his basement. #4 Who or what city/government agency did the tests to determine what, where and how much asbestos is there in Glen Oaks. #5 With the rise in food prices, gas, etc. why is this asbestos being put in the forefront? Did the EPA conduct an on-site inspection or did Glen Oaks hire a private company to remove this so called asbestos?

Hi Nelson: Apparently, you did not attend our Annual Meeting or read the Spring/Summer 2008 Newsletter, where this topic was discussed at length and your questions were answered. The Board of Directors, after long discussions, decid- ed the time was right to abate the asbestos property-wide. Although we had been doing it on an as-needed basis and had previously eliminated about 25% of it, we felt for health, legal and cost reasons, that it should be done now. As a result, we were able to negotiate very favorable prices for its removal that will save us more than $1 million, had we continued to do it on an as-needed basis. In regard to your friend who you said “did a basement conversion and was informed that there was asbestos in his basement and he paid to have it abated only to be told that there wasn’t asbestos in it”, is preposterous. Since you did not provide your friend’s name for me to inves- tigate, what I can tell you is that I am fully engaged in this process and review ALL basement conversions. Every basement being converted had asbestos removed from it. Prior to any basement conversion, all basements are inspected by two of our Supervisors, who are both licensed Asbestos Inspectors. Asbestos is carefully measured by both our supervisory staff and the licensed asbestos abatement company that will be doing the work. While the work is being done, a licensed air monitoring company is continuously taking air samples to make sure the work is pro- ceeding properly. Once the area is abated and given the green light by the air monitoring company, the documen- tation is forwarded to the DEP for their approval and inspection. This work is carefully monitored, very costly and well managed by our knowledgeable Management staff.

Most other nearby co-ops that have been doing this have been charging their shareholders monthly fees in excess of $125 for extended periods of time. It is unprecedented in a co-op where this work is being done to charge a $25 month- ly fee to owners. You should be very thankful for living in Glen Oaks Village, where you are not only paying $25 per month for asbestos abatement but are also paying the lowest monthly maintenance of any neighboring co-op. Anyway, the reason it is important to attend our meetings and quite frankly, there are only 2 or 3 per year so it is not really a huge burden, is because only then can you be fully informed of issues affecting all of us. Shareholders like yourself, need to exercise some effort if you want to be fully informed. Thank you. (bf)

Raji (06/30/08) writes: Bob: In this month’s maintenance bill an amount of $25 was charged towards asbestos removal along with the main- tenance charges. Also it said that a similar fee will be charged monthly thru April 2010. I am very unhappy about that. In my apartment there is no asbestos removal work. Recently I renovated my apartment. Moreover I do not own a garage or a basement. In that case why should I pay this charge? I think it is not fair on the part of Glen Oaks to charge this fee. Please waive this fee. Thanks

Hi Raji: I am sorry you feel that you think it is not fair to pay part of the cost to abate asbestos property wide. As an owner in a CO-OP you are responsible to pay your fair share as are all other owners, including Board mem- bers, for the expenses incurred by the co-op. This project will cost more than $3 million--which is a savings of more than $1 million because we were able to negotiate a favorable price by doing this project property wide. The total cost for each shareholder will be $550. Removing asbestos is necessary and expensive. Where do you think this money should come from? The co-op is a residential housing development and the only money it takes in is from owners like you. Other co-ops have done asbestos removal, but the only difference is they have charged their owners monthly fees in excess of $125 for extended periods of time. The Board of Directors of Glen Oaks Village was able to keep the cost to a manageable $25 per month and when added to our monthly mainte- nance, is still LOWER than the maintenance charge of all surrounding co-ops! The only way to avoid these types of charges is to live in a single-family home or rent an apartment. However, each of those options would be significantly more expensive than the $25 surcharge and monthly maintenance you are currently paying. Thank you for writing. (bf)

15 Annette (07/19/08) writes: Bob: I know you receive a lot of negative letters, so how about a positive one. We are having some James (08/15/08) writes: masonry work done by the DeBenedittis Co. I Dear Mr. Friedrich: I am an owner in Glen Oak's Village. I recent- can't praise them enough. The people, from the ly got a letter from G.O.V.O. stating the various cost's that are going owners to the workers, have been so considerate, to affect us in the near future. Needless to say, I do not have a good respectful and helpful. Our whole courtyard was feeling about this letter sent to us from August 12. One thing I being redone which made it somewhat difficult to would like to clarify is that you state that we have this 65-year old get out. The men offered a helping hand whenev- oil system. Please correct me if I am wrong. You state that we must er it was necessary. One of the men offered to pump out enough heat so that the last building on the run is warm. walk my dog when he saw that I had some diffi- I understand that we do not have thermostats to regulate the heat culty getting out. I hope you pass this on to the but do we not regulate the heat by our on/off valves on the radia- powers that be. This is a company of really hard tors? It's my understanding that if I turned my radiator off I would working men on some very hot days, and yet they be conserving oil. Shouldn’t G.O.V.O. be asking it's tenant's and remained polite, respectful and helpful whenever owner's to do that first before we jump to conclusions about how they could. Thanks, much extra our future oil costs will be, as well as, asking us to put on sweaters for one to two weeks when winter begins? Hi Annette: Thanks for the nice letter. We work very hard in Hi James: getting our contractors to do everything they The letter you received was an honest attempt to explain a very can to make sure that the disruption of con- challenging set of facts that need to be addressed in our budget. struction is minimized. The court with its new Rather than taking the quick approach that so many other co-ops design looks really nice. Thank you. (bf) do by raising maintenance substantially, I explained that we will make every attempt to keep any increase to a minimum. Those are not empty words but are backed by a long history of small increas- es. As to the issue of boilers, we do in fact install radiator valves. But keep in mind that they are very, very expensive and often need replacement after a few years. Lots of folks also remove radiators, but the bottom line is that the boilers are extremely large machines and a few apartments at the beginning of the run turning off their radiators, which by the way they do, will not measurably reduce the heat output required. If you would like an in depth explanation or have questions, I would be glad to have you come down to our next Maintenance Committee meeting and speak with our Boiler Super- visor where we discuss these issues all the time. Thank you. (bf)

Parimal (08/07/08) writes: Hi Bob: I had a question about how Green Thumb works. Over the summer, I bought some plants using my Green Thumb vouchers and was told that I should put the Green Thumb sign in the yard so the gardeners know I have planted some stuff. Then after a few weeks or maybe even a month, I noticed that my yard was not maintained (i.e. hedges were not trimmed, weeds were not removed) so I called up Maintenance to only find out that they won't do anything in that yard because the Green thumb sign was in the ground. Now my question is, is this policy really true and if so, how can the policy expect a homeowner to cut the hedges and remove weeds and still pay the entire maintenance charge. It doesn't make sense to me that just because there is a Green thumb sign in the ground, why wouldn't the gardeners take care of trimming the hedges and remove any weeds, which would be regular maintenance. Flowers or roses don't look anything like weeds and I am sure the gardeners can tell the difference. I don't own any major tools to do any yard work and rely on the Mainte- nance Department to take care of that since I pay my monthly maintenance bill. I would like to continue buying flowers through Green Thumb vouchers to make my courtyard look nice and leave a sign for the gardeners, so they know I have planted some stuff, and still get regular maintenance done on my yard. Can you help with this? I just don't think the policy works in everyone's favor. Thanks

Hi Parimal: The policy has been extremely effective and has worked exceptionally well. It was put in place because many folks want to do ALL the garden work themselves. They don't want anyone mistakenly removing or trimming anything without their consent. That was the reason we made the signs. However, the solution is very simple. Remove the Green Thumb sign. You can still receive your vouchers and plant and do whatever you want to do, but Maintenance will at least maintain the area for you. That is what I do. I plant flowers but do not put up the sign because I want the Landscapers to take care of the area. Thank you. (bf)

16 Tom (09/03/08) writes: I know you do not want to hear about the heat problem; however there could be substantial savings if the heat was not turned on as often as it is or out of season like it is. I use to own a house before moving in to Glen Oaks and believe me, I never had half the amount of heat that is generated at Glen Oaks and this was with young children. I have come home on Columbus Day weekend and Memorial Day weekend to heat being on, this is definitely unnecessary. We should be able to sacrifice, and a warm sweater or quilt can do miracles; my windows are open year round and my fans are never put away. There has to be a better way and I could think of no better time than to implement a new strategy with the cost of home heating. If you took a survey I am sure most people would agree.

Hi Tom: I appreciate your letter and concern. We have delayed putting the heat on in the past, which resulted in lots of angry calls and emails--and that was only for a few days. We will continue to monitor the weather and turn the heat on only when the temperatures drop for more than a day or two. I am sure we will get lots of calls, but it is in the best interest of the co-op to do it this way. By the way, this was discussed in the most recent flyer that was delivered to every household in Glen Oaks Village. We are also installing hot water heaters in our boiler rooms in a multi-year project that won't be completed until 2012. Once installed, the boilers are COMPLETELY turned off for at least 5 months each year and the hot water heaters provide the heat- ed water for bathing and cooking. This is not only energy efficient but it also prolongs the life of our boilers. We started this program in 2003. To date, we have completed 57% of the boiler rooms at a cost of $950,000. Our most recent analysis of this project indicates that each hot water heater installation is paid back through sav- ings in 5.5 years. Thank you. (bf)

Martin (10/05/08) writes: Hi Bob, I know that even though the city law for heat is October 1st, Glen Oaks waits until October 15th to save on the heating costs. The apartments are very cold - is it possible for the system to be start- ed. My parents are 84 and 88; it is just too cold for them. My apartment is so cold that we have headaches and feel like we are becoming ill. Please see if you can have the system started. I appre- ciate it.

Hi Martin: We sent out a flyer about 3 weeks ago, saying that we were going to hold off turning on the heat until there is a weather forecast of 2 or more cool days. The price of heating fuel has skyrocketed and we can pay $50,000 per day to heat our homes. A small heater or sweater can be used to help us achieve some savings. I really think everyone in our co-op should try to understand that we are doing this not to be mean, but to keep maintenance as low and affordable as possible. I agree that it was chilly last night so I turned on my small heater and the room was fine. By the way, October 15th is not accurate information. From October 1st, we monitor the weather and turn on the boil- ers when there is a forecast of cold evenings over a period of a few days. Over the years, the boilers have been turned on as early as October 1st and as late as October 23rd. Thank you. (bf)

17 Cgovos (09/06/08) writes: I don't understand the sudden need to burden the co-op owners with the expense of the full asbestos removal at this time. Correct me if I'm wrong, but the majority of the asbestos in the coop is not in a friable condition and therefore, is not a hazard. Before this $3 million program was implemented by the Board, the asbestos abatement was accom- plished by an "as a need basis" and by basement conversations; a more reasonable long term approach. The timing of this sudden change in policy just doesn't pass the sniff test. I appreciate your many years as Board President and I am aware of the significant contribution you have made to the quality of life at Glen Oaks but I'm still troubled by the tim- ing and the dramatic change in policy. I believe a more detailed explanation is required. I can't help but to see a con- nection between the new policy and you running for political office. A full disclosure of your political campaign funding, the name of the asbestos abatement company and a list of the other companies who bid for this project and why they were not chosen, may help to explain the reasons for the Board’s decision. Please don’t be offended by my concerns but this is to be expected when someone runs for public office. I want to believe in you but I also need to be a responsible member of the Glen Oaks community. Thank you.

Dear Cgovos: I am not offended by your email but I am at a loss as to why you still have questions about this project since this topic was discussed at length at our Annual Meeting in May. There was a full presentation of all the details of the project--including photos, charts, cost analysis and the reasons why this project is being done now rather than on an as-needed basis. The last Newsletter also summarized the meeting presentation. To suggest that this matter has not been fully discussed and disclosed is simply to deny the facts.

Also, this project was discussed and planned at length at various Maintenance Committee meetings. The Mainte- nance Committee is comprised of staff members, board members and shareholders like yourself. It was fully vetted and discussed at the Committee level. Like everything we do here, this project has been fully transparent and has absolutely nothing to do with me running for political office. You may be troubled by the timing of the project, but the Maintenance Committee and the Board are not. The reason this project was done now was because we were able to negotiate substantial savings--in excess of $1.5 million, by doing the project now rather than over a period of years. In addition, many of the unions that represent Con Ed and the telephone workers would not go into basements that had asbestos, regardless of the friable nature of it. Also, there has been an increase in asbestos related litigation and we wanted to be proactive rather than reactive in light of this litigious activity. The burden of $25 per month is sub- stantially less than any other neighboring co-op charged their shareholders for this type of work and based on any meas- ure of reasonableness, it passes anyone’s “sniff” test. Campaign financing is 100% transparent, as required by campaign finance law and contributors to all campaigns can be found on the BOE website. Your suggestions and insinuations of impropriety are completely baseless. I can save you some time by simply telling you that no asbestos contractor contributed to my campaign. I can also tell you that all asbestos con- tracts were sealed bids. The asbestos contractor we normally use for our work did NOT get the bulk of the asbestos abatement work because they were out bid by another company. The bottom line is that I and our senior staff conduct business in Glen Oaks Village in accordance with the highest standards of integrity and professionalism. I suggest you attend the meetings we have and read our Newsletters so that you can be better informed of these matters before these types of projects even begin. Thank you. (bf) Steve C. & Jennifer (9/6/08) writes: Once again parking lot M is under water, and the rain stopped over 6 hours ago. What is going to happen when the rains continue this afternoon? Is my garage going to be under water? With any good rainfall, a pool of water appears and can take up to two days or more before it recedes. I think you may be able to rent or lease one of those large vacuum trucks--like the type Con Edison uses to clean out the muck in the manholes. This may remove the dirt and sand that is clogging the pipe leading to the well and allow it to function properly. Of the few times I needed to contact the Board, I always leave off with the fact I believe in the Board. I think you all do a great job and hope you keep up the good work you all do.

Hi Steve & Jennifer. I have been well aware of this driveway for a long time and have been monitoring it. About a year or two ago, we put in a sec- ond drywell to take the water. When there is a heavy rain, the drywells can fill up but the water should percolate through the sys- tem and the flooding should be gone in a few hours if working properly. Obviously, with the last rain that was not the case and 24 hours later the water was still there. Since it was on a Sunday there was nothing that could be done. So the next day I asked for an inspection of this area and for the driveway to be cleaned since there was a lot of debris left over from the flood. Below my response is the findings of the inspection and the course of action being taken. In addition, I have also asked that the prop- er snaking equipment be available to our Sunday crew for emergency clean out, if necessary. This will now be available should a flooding situation in any driveway area occur on a Sunday. I hope you also find the information below of interest. (bf)

FROM DREW ENGLOT, Property & Equipment Manager regarding the inspection of the flooded area: Hi Bob: Jeff Postman (Boiler/Plumbing Supervisor) had his Plumbing crew check the sewer in question. They pulled three 1 liter soda bottles out of the line. As soon as the bottles were removed, the water in the sewer started draining to the drywell. Jeff is making arrangements to have a screen welded onto the outside of the sewer cover which will keep large debris from enter- ing the sewer and getting stuck in the line. This has been done in other areas with similar problems. Thank you. (Drew)

18 Gothgirl (9/19/2008) writes: When I moved into Glen Oaks over a year ago, the Board made it very clear to me that 80% of my unit must be carpeted, with padding, as per House Rule #27. With a desire to conform to the Co-op’s guidelines, I begrudgingly had carpeting installed in place of more desirable hardwood floors. You can imagine my shock and dismay when I saw a four-page spread in the previous Newsletter featuring a recently constructed town- house. They did not have a stitch of carpeting in the entire unit. Has the House Rule regarding flooring changed or is this family being charged a monthly fine of $100 for non-compliance?

Hi Gothgirl: The family in that featured story has NOT been charged a fine because there have been no complaints from their neighbors. If there are no complaints, we do not storm into someone's home to issue a vio- lation and create a problem when none exists. However, your letter is very interesting. I originally wanted the photo that you mentioned to be on the cover page of our Newsletter, but I was overruled. I was told that someone would see that photo and complain about the lack of carpeting. I said, "No way, no one would be that spiteful to complain about an apartment with no carpeting when it has no effect on them. If the neighbors aren't complaining, why in the world would someone have a problem with it?" Well, you certainly proved me wrong. Thank you. (bf)

R.B. 09/23/08 writes Dear Mr. Friedrich: I recently finished reading through the last Glen Oaks Newsletter, and I have to admit that I am growing very tired of reading constant shareholder complaints about our Maintenance crew. I have lived in Glen Oaks for over a year, and I must say, I have been extremely impressed by their hard work. In the winter, our courtyards and sidewalks are shoveled. In the autumn, our leaves are raked. In the spring and summer our lawns are mowed. PLUS, our garbage is picked up nearly every day of the year. Despite all of these labor-intensive tasks, some residents expect the Mainte- nance Department to act as their personal Landscapers and Contractors, free of charge. The nerve of some people. When I moved into Glen Oaks, I was lead to understand that “co-op” was short for “cooperative”. This implies that EVERYONE should do their part to ensure a pleasant living environment--NOT for the onus to be completely upon GOVO employees. I particularly took offense to the letter from “Steve” which appeared in the last Newsletter. It is awful to insinuate that courtyards in which Board Members live receive special treatment of any kind. Statements like his cast terrible aspersions on the entire Board of Directors. I’ve seen similar letters in previous Newsletters which have really rubbed me the wrong way. We have a volunteer Board member living in our court and she is a wonderful lady who is beyond reproach. Furthermore, over this past summer, one of our neighbors had his portion of the courtyard profession- ally landscaped, and he paid for it out of his own pocket. His efforts to beautify our area inspired my husband and me to spruce up our own little corner. Shortly afterwards, I began to notice some of our other neighbors putting flowers in the ground and displaying potted plants on their stoops. Good will and community pride have had a ripple effect in our court- yard. Perhaps, instead of pouring all of his energy into spitefulness and jealously, “Steve” should take the initiative of being the first to make an improvement in his own courtyard. Who knows, he might be surprised when his actions arouse his neighbors to make their own enhancements.

Hi R.B: Thank you for your comments and for understanding the meaning of “Co-operative”. Although some do complain and sometimes with justification, the vast majority of our residents are great neighbors and are appreciative of our wonderful co-op. (bf)

Nicole (07/06/08) writes: Hi Bob: I have a great story to put in the next Newslet- ter! I lost my cat "Slash" on 6/1/08. I live on 260 & Jen (06/04/08) writes: 75th. I had put up signs all over Glen Oaks.... I had so Hi Bob many people calling me in reference to my lost cat I am a new shareholder to GOVO. I wanted to take a posters and on 6/10/08, I had gotten a call from a neigh- minute to thank you and your team for the wonderful bor on 74th Ave that they think they saw my cat. I ran job they are doing to keep GOVO a HOME. Thank you for over and it was him. They were so helpful; he had gotten also sending us letters and other articles in mail to me a bag to carry him home in and was very caring! I keep us informed of all changes, news etc. Have a great wanted to Thank Carlos and his daughter Michelle for summer. finding my precious baby and thank all the other Glen Oaks residents who helped keep an eye out for my cat. Hi Jen: Glen Oaks is a wonderful neighborhood!!!!! Thank you. Thank you for your kind comments. I will be sure to Nicole and Family pass them on to the Board and Management. Thanks (bf)

19 By Mildred Marshburn, General Manager In this issue, we have been welcomed into the home of Nancy Dessables and her husband, Nicholas Sarro, who live here with their daughter, Sabrina. We would like to congratulate Nicholas Sarro, who is now enjoying his new status as a "published" Author. Earlier this year, a hard-covered edition of his book entitled "Old Friends" was published by Bookstand Publishing featuring a collection of his poetry, photos and lifelong memories.

L After living in their unit for 11 years, Nancy and Nicholas have now reclaimed their cellar for a Basement Conversion and have also totally reno- vated the Kitchen and Bathroom on the main floor. Please join us as we show off their new home.

L After first completing their Basement Conversion, this family knew they also wanted to update their kitchen and bathroom. Now their new eat-in kitchen sports a new window, white cabinets, granite countertops, a ceramic floor and shiny glass tile backsplashes. Updated black appliances also help to give the room a fresh, modern

L appearance.

L Next, we see their newly- renovated bathroom with new fixtures, window, ceramic tile and updated L lighting—all done in warm earth colors.

20 Although the kitchen and bathroom work was completed by RICCOBONO CONSTRUCTION CORP., Steve Lydon of LYDON QUALITY CONTRACTING transformed another one of our once-barren cinderblock cellars into the inviting living space it is today. In case you are wondering about the time frame for projects like this, from the initial filing of their Alteration Agreement, the Bathroom and Kitchen renovations were done in 2 months. As reclaiming their cellar for a Basement Conversion involved asbestos removal and some waterproof- ing work, it took exactly one year, from initial filing until their job was totally legalized with the City.

Across from the kitchen is the stairway leading to L the new lower level. Once downstairs, you can either go left to their spacious office or right to a large den. The entire area has been painted in a warm yellow, which seems to change tones with the light. Besides the high-hat lighting, there are half sconces installed on all walls to warm your mood. When they are not enough, an electric cop- per-trimmed fireplace keeps the family extra com- fortable when watching TV, playing games or entertaining guests. L

L L The installation of light-colored ceramic floor tile throughout and the family's decision not to include a half-bath, adds to the spa- ciousness you feel when visiting this "E" unit's basement.

We would like to thank the Sarro-Dessables family for sharing their recently-ren- L L ovated home with our com- A large walk-in closet stores seasonal clothing with the space munity and wish Nicholas under the stairway used for additional storage. The new the "best of luck" as storm door and vinyl awning, installed outside their exterior GLEN OAKS VILLAGE'S basement entrance, complete the renovation. newest Author.

21 SECURITY NEWS Holiday Shopping Safety By Hazel Cantre, Security Manager The holiday season is just over the horizon and rapidly approaching. During this festive time of the year, many of us will be shopping and visit- ing with family and friends. Getting caught up in the holiday spirit is fine, but this frame of mind could easily become a very unhappy time if we carelessly become distracted and let our guard down--making ourselves an easy target for some wrong doer. It’s time to remind all of us to heighten our level of personal safety aware- ness so that everyone and their families will have a safe and enjoyable holiday season.

Your chances of becoming a victim of a crime can be substantially reduced by simply observing a few safety precautions. Here are a few recommended safety tips to make your holidays safe.

Carry the day’s most expensive purchases close to your body and don’t carry so much that you loose the ability to react quickly, if needed.

Beware of strangers approaching you for any reason. Criminals and con-artists try various methods to distract you with the intention of taking your money or belongings.

Dress comfortably and for the occasion. To discourage purse-snatchers, avoid overloading yourself with packages. It is important to have clear visibility and freedom of movement.

Travel and conduct your business during daylight hours, if possible. Remember where you parked your vehicle and park in well-lighted areas. Have your car keys already in hand to avoid having to search for them in public. As you approach your car, check for any suspi- cious-looking persons in your vicinity. Before entering your vehicle, check your backseat. Lock your packages and gifts in the vehicle's trunk. Lock all doors and windows immedi- ately after getting into your car and keep them locked while driving.

Avoid carrying large amounts of cash--pay for purchases with a check or credit card, when possible. Using debit or credit cards is much safer than carrying large amounts of cash. If the vendors you will visit don’t take cards, consider obtaining traveler’s checks which, unlike cash, can be replaced if lost or stolen. Visit ATM’s only at well-lighted, populated locations; visit during daylight hours, if possible.

If you carry a purse, carry it securely under your arm like a football--not dangling by the straps. Make sure purses are closed and fastened. Never place your purse on a counter unattended or leave it in a shopping cart while reaching for items to purchase. Keep your wallet or money clip in an inside jacket pocket or front pants pocket.

Teach children to go to a store clerk or security officer and ask for help if you become sep- arated. They should never go into a parking lot alone.

By observing these safety precautions and remaining vigilant, your holidays will be safe and happy ones.

22 Heating Season Tips by Jeff Postman, Boiler & Plumbing Supervisor

As the heating season approaches, we would like to offer some tips on keeping both warm and comfortable this winter.

As most Residents already know, GLEN OAKS VILLAGE has over 2,900 units. There are almost 10,000 people in these apartments—with each having different comfort levels when it comes to the heat. Some like it extremely hot; others like to open their windows and some just shut off all the radiators inside their apartment, radiator. By turning the black handle clock- except one. wise (to the right), your will lower the heat or turn off that radiator. Overheating our apartments is a waste of money and our natural resources. With the Heating energy can also be wasted when rising cost of fuel, it’s like throwing money apartment windows are left open. In order out the window. At GLEN OAKS VILLAGE, to retain the heat, we recommend that you we heat with a hot-water system. This take a few minutes and walk around your means that when our boilers are turned apartment and check that BOTH your storm on, large heat pumps in our boiler rooms and inside windows are properly closed. produce hot water, which fills the apart- Looking at each window from the inside, the ment radiators. first window should be down, the second up, the third down and the fourth window It is to our advantage to have this type of (which is closest to the screen), should be up system, because it enables us to adjust the (down-up-down-up). This is the proper way heat in several ways. Besides our ability to to shut the windows so that no breeze or cold adjust the heat temperature in the boiler air gets through. rooms, Residents can also adjust the heat temperature inside their apartments. Radia- There is one last reminder…please be aware tor valves are not just for turning a radiator that although radiator covers look great, they on and off, they can also act like a thermo- steal at least 5 degrees from your apart- stat. On each radiator, there is a “full turn” ment’s heat. valve, which means that by turning the han- dle half way, you are able to raise or lower After taking the time to first verify that your the heat. Although it will not happen right radiator valves are open and that all your away, you will notice the difference windows are closed, if you feel the heat in in about an hour or two. For peo- your unit needs to be checked, our Boiler ple that prefer their apartments to Department is on call 24 hours a day, 7 days be cooler, the heat can be a week. Please call Maintenance Services at decreased by opening the valve 718-343-8400 to schedule an appointment just a little. If you stand in front between 8 AM and 5 PM, Monday through of the valve and turn the black Friday, 8 AM to 4 PM on Saturdays. handle on the valve counterclock- For after-hour emergencies, please contact wise (to the left), you are increas- ing the heat produced by that our Security Department at 718-347-6660.

23 Around the Neighborhood by Drew Englot Property & Equipment Manager and Landscaping Supervisor

Part of my daily work schedule is inspecting the property for various things. During these inspections I get to see the wonderful job so many Residents do in planting and taking care of their gardens. As you are aware, Glen Oaks Village has a Groundskeeping crew that is also responsible for upkeeping the property and helping Residents with their garden chores. For many Residents, however, there is some confusion as to what exactly the Glen Oaks Village staff’s responsibilities are. There are some types of work that we perform based on our regular schedules, there are some types we do upon Resident’ requests, and unfortunately, there are some types of work that we do not perform which is the respon- sibility of the Resident. In order to give all our Residents accurate information, which can alleviate questions and phone calls; I would like to take you through the yearly cycle and responsibilities of our in-house Groundskeeping crew. Each year, we get started at the end of winter with our full-time staff. At the end of March, we start to clean out and weed the flower beds. We see what damage the plows and the winter weather did to the lawns and we prepare those areas for seeding. Towards the end of April, we bring in our seasonal Landscaping staff. These additional workers help us to finish cleaning the flower beds, seed the lawn areas that need repair, put down fertilizer, weed prevention and lime throughout the property. We also begin our shrub and tree planting at this time. Trees are planted in areas where dead and dying trees have been removed. Shrubs are planted to replace damaged shrubs or in locations requested by Residents (after an inspection by GOVO to determine that a shrub is actually needed). As the spring moves toward summer, other routinely-scheduled jobs are started. Our Landscaping crew cuts the lawns on a weekly basis. The front lawns are cut with a combination of riding and push lawn mowers. The riding mowers have grass catchers which remove the cut grass. The push mowers do not; so we follow up with blowers to blow the clippings from the walkways. In the backs of the buildings, we cut the grass with a riding mower and a weed whacker for the areas the mower can’t reach. The machine for the backs is a mulching mower that doesn’t remove the grass clippings but rather cuts them small enough to be used as mulch for the lawn. We also start to edge the property at this time. First, we do the front lawns and then the rear. We continue to trim and plant new shrubs at this time of the year. As Residents begin to plant their own flowers, bags of redwood mulch are delivered upon request. We will help put down the mulch if the resident requests it. During the summer, we continue with the weekly grass cutting, with the edging, and with the shrub trimming. Depending on the weather, new shrubs may or may not be planted. We also pick certain areas of the property and try to give them a complete overhaul. This might include redesigning the existing landscaping or adding a completely new design. Once the fall begins, the seasonal workers are let go. Our full-time staff continues cutting the lawns and other regular work until the weather determines it is no longer needed. At that time, the leaves begin to fall and our main concern is picking them up. We put our entire staff on this work and even add a few temporary workers to help remove the leaves. This is a huge project which takes time to complete. Once the leaves are removed, our Groundskeeping crew spends the winter clean- ing drywells, basement window wells, garage gutters, and shoveling snow, when required. Before you know it, March is here and our work schedule for the year begins all over again. Some Residents have questions about the types of work that goes beyond our routine responsibilities. Some Residents think of us as “private gardeners” that cater to personal requests. Others think of us as “grass cutters only” who will not address personal requests. Actually, we are a mix of both. While it’s true our hands are full in trying to manage the routine work, we do try to help the Residents with personal requests whenever possible. We have come up with a list of what things we can and cannot do, while still being able to accomplish our routine work.

24 Glen Oaks Village provides Green Thumb vouchers for the Village will remove the existing shrubs prior to con- Residents to purchase plants, but our staff does not help struction. Once the deck is completed, it is your respon- plant individual flowers. If Residents purchase their own sibility to landscape around it. As stated earlier, you buy shrubs, we will use our staff to help plant them. Because of the shrubs, we will help plant them. the size of the property, we can only weed the flower beds The biggest confusion that I have noticed is in regards to in the spring and at the time we trim the shrubs. We need the Green Thumb signs you can get from the office and the Residents’ help to maintain the gardens throughout the put in your garden. If you install a Green Thumb sign, growing season. However, we will provide a weed preven- it means that you do not want our staff to attend to your tion chemical upon request and if there is a particularly bad garden area. This means we will not weed, plant, or trim situation in one area, we will send our staff to anything in your garden. You have request- attend it. We will prepare and seed any lawn ed us not do this work and we have agreed that the Resident feels needs to be done, but we based on the assumption you will do it can’t afford the manpower to regularly water yourself. Some Residents will call the it. We need your help to water any newly- office saying our crew skipped over their seeded areas and will provide hoses to do so. garden when weeding or trimming the As stated earlier, we provide mulch for the gar- shrubs. When I arrive at the address, I see a dens and will drop the bags at your address. Green Thumb sign. When I explain to the We will help put it down in the front gardens at Resident that we skipped it because of the your request. If you have a garden in the rear sign, they say they only wanted us to not of the building, we will provide mulch--but weed, or only to not plant, or only to not you would have to put it down. We trim the shrubs twice trim. We have no way of knowing that a Resident only during the growing season; however, there may be some wants partial work done at their location. Once we enter shrubs that grow faster then others and may need an extra a garden area, we do the complete job. If we tried to trimming. We will do those shrubs, as per individual guess which work each Resident with a sign wanted, we requests, but it is not productive to have our crew jump would be bound to make mistakes. Please remember around the entire property to fill those requests. We trim this when deciding to put up a Green Thumb sign. block by block and it is helpful if you can wait until we get to your area, rather then making that special request. We do Now that you are aware of what and when we do things, plant shrubs upon request, if needed, but only in the fronts I hope you will have fewer questions and a better under- of the apartments. If you have an area in the rear that you standing of what our staff does. While we might not be want shrubs, Glen Oaks Village will not purchase them but able to be your individual gardener and we must con- will help you plant them if you purchase them yourself. If centrate on the property as a whole, we are here to help you are installing a new front, side or rear deck, Glen Oaks you make your specific area as nice as we can.

James Carlucci,, a long time Glen Oaks Village Resident takes great pride in his garden..

25 MAINTENANCE NEWS DEPARTMENT By Mildred Marshburn, General Manager Maintenance Services Department (718-343-8400)

Jennifer Rickenbaugh, our Property Manager and Jean Lucatorto, 4 more slated to be completed in the next 4 years. the Supervisor of our Maintenance Services Department report that This year, the Plumbing Department continued its preventative this department spent the better part of last summer distributing maintenance on our 158 sewer traps, which will help to alleviate close to 2,000 Green Thumb Program vouchers to our Residents. the frequent sewer line back-ups experienced in the past. Sewer These vouchers, which could be spent at four (4) designated local traps in the vicinity of Basement Conversions will continue to be garden centers, were used by Residents to help beautify their gar- “snaked” clean every three (3) months. Traps that are on record dens, and ultimately, enhance our property’s curb appeal. to have had problems in the past will be snaked every six (6) The Maintenance Service Department also worked hand-in-hand months. All other traps will be snaked once a year. with our outside Painting Contractor, PAINTING BY IMMACU- In addition to the scheduled snaking of sewer traps, we have also LATE, to schedule the Door Painting Project, which was part of cleared away 18” of soil and have completed the cementing of each this year’s Capital Improvement Program. They also worked with sewer pit so that in the event there is a back-up, we will be able to our Plumbing Department to coordinate the Sewer Pit Cement totally clean and disinfect the area—with no tainted soil remaining Project that was completed by our in-house Maintenance Mechan- to hold the foul odors normally associated with sewer pit back-ups. ics. Late this summer, VERIZON/FIOS’ crews began installing cable lines in basements and crawlspaces throughout the property. Our Plumbing and Boiler mechanics are ready and able to respond to your heating and plumbing requests. If you have no heat, a In order to coordinate special projects such as the Door Painting, leaky faucet or other water-related problems, please contact our Sewer Cleaning or VERIZON/FIOS, the Maintenance Services Maintenance Services Department. Department must send out hundreds of hand-delivered notices, advising our Residents how the work being done will affect them Carpentry, Electrical, Plastering and in what ways each Resident can prepare for the anticipated work. Our Maintenance Services Department’ Dispatchers handle and Painting Departments this type of coordination work in addition to their primary duties Frank Portella, the Supervisor of the Carpentry, Electrical, Plas- which involve accepting calls from Residents for problems and tering and Painting Departments says his crews have continued repair work that needs to be done in or around their apartments. maintaining both the interiors and exteriors of our 134 build- If you have a maintenance problem, repair work or a question, Jean, ings. After the completion of Section II, his crews moved onto Donna, Hillary and Carmela are here Monday to Friday, (8 AM to 5 Section I and continued the Building Foundation Program work. PM) and Saturday (8 AM to 4 PM), to serve you with a smile. For The refurbishment of our buildings “below-the-bottom-most those of you who are computer savvy, you can also access our Main- bricks” includes the replacement of all basement and crawlspace tenance Services Department online, through our website at windows and doors, refurbishment of stair well and window well http://www.glenoaksvillage.com, and follow the Maintenance Depart- copings, along with the repair, re-stuccoing and painting of ment’ links to schedule, change or cancel a Maintenance repair. lower building walls. This large project that was established in 2002, is expected to be completed in the Spring of 2009. Boiler and Plumbing Departments Several years ago, the Board of Directors decided that in order to preserve our newly-refurbished driveways, we should begin to As the days get cooler, Jeff Postman, the Supervisor of our Boil- apply sealant to increase their longevity. This new program was er and Plumbing Departments, reports that his Boiler crew had all put under Frank Portella’s direction. With the addition of season- of our 94 large boilers tuned up and ready to provide heat at the al workers, Frank’s crew resurfaced and restored 31 parking lots onset of the cold weather. Each summer, in between taking much- and driveways throughout our property.Over the past 4 years, needed vacation time, our experienced Boiler Mechanics clean Frank did his research and now orders higher quality blacktop and paint each boiler room, install new circulator pumps, change materials, which are applied using professional-grade equipment. gate valves, gaskets, hot water lines (when necessary), as well as, He has also been fortunate enough to hire the same workers each continue to install new separate hot water heaters. As area Meteo- summer, which has allowed him to develop a very skilled labor rologists are predicting a harsh and cold winter this year, we force. His 5-man seasonal crew is overseen by a full-time appreciate that these dedicated workers will be on call 24/7 to employee, who normally works as a Boiler Mechanic. These keep our systems running and you warm. driveways, once outsourced to Contractors, are now completed in- LOOK FOR OUR HEATING SEASON house at approximately 50 percent of the cost. HINTS ON PAGE 23 This year, the Board has instituted a property-wide Asbestos Abate- ment Program which is also under the supervision of Frank Portel- In the interest of extending the life of our aging boilers, the Boil- la. Managing the Asbestos Abatement Program entails overseeing er Improvement Program was established in 2001 to update and the 2 Asbestos Abatement Contractors, along with one Air Moni- modernize all 47 Boiler Rooms. In 2006, the Boiler Department toring Contractor. Initially, Frank must accompany each Contractor began overseeing the replacement of 7 underground oil tanks. To as they measure every inch of our garages and basements, to ensure date, 3 of these large, underground tanks have been replaced, with their numbers are accurate and that the correct amounts are billed

26 for each individual job. One key factor in this is that Frank Portel- Buildings Department, please contact Dorothy Hegmann (718- la is a licensed NYS Asbestos Inspector—one of the two we have 343-8400 Ext. 117) for information and assistance. on staff. (The other is Jeff Postman, our Boiler and Plumbing To assist Residents who are planning a project, the following is a Supervisor.) This provides us with the confidence that throughout list of guidelines to be consulted when deciding what type of con- the entire project, we have knowledgeable employees on staff, who tractor is required for your specific renovation: comprehensively understand the asbestos abatement process. General Contractor If you need electrical, carpentry, plastering or painting work, A General Contractor (G/C) is required when constructing town- please call the Maintenance Services Department to schedule an houses, basement conversions, decks and terraces, sunrooms, pri- appointment. vate entrances, lofts, cathedral ceilings, attic stairways, renovating kitchens and bathrooms and for doing light plumbing or light Landscaping Department electrical work. You may also want to consider using a G/C when replacing woodwork or when plastering and painting your unit. Drew Englot, our Landscaping Supervisor, reported that his Groundskeeping crew is on their “fall schedule”— cutting grass, Licensed Plumber fertilizing, cleaning up leaves and debris throughout our property. A licensed Plumber is required when water, heat or gas lines are This work will continue up until right before New Year’s, when moved or altered from the original design of the apartment. snow and ice removal seems to become their priority overnight. Licensed Electrician In early December, this Department is scheduled to do their fourth Services of a licensed Electrician must be utilized when adding an and final power sweeping of our driveways and parking areas for electrical line or receptacle, as well as, upgrading your unit’s serv- 2008. We appreciate your cooperation in removing your vehicle(s) ice from 110 amps to 220 amps. (General Contractors are not per- from parking areas, when notified, so that our crews can do a thor- mitted to do electrical modifications.) ough cleaning before the holidays and winter months. All work being done by a Contractor must be included on the Alter- If you feel your courtyard area needs special attention, please con- ation Agreement application, be approved by the Board of Directors tact the Maintenance Services Department. and pass inspection by a Maintenance Department’ Supervisor. Work not listed on your original Alteration Agreement application Alteration Services Unit must be filed as an “addendum” and approved prior to commencing the work. Residents discovered allowing work to be done without Dorothy Hegmann and Maria Fundus report that the number of the Board approval, will be subject to a House Rule Violation Fine. Level I, II and III Alteration Agreements filed this year has notice- The Board requires Shareholders to submit Alteration Agreements ably decreased, possibly due to the troubled state of our economy. for the renovation or upgrading of their units and we stress the fact Total Kitchen and Bathroom renovations, along with Basement Con- that a Maintenance Supervisor must inspect all alterations. Alter- versions, continue to be the most popular alterations. Unfortunate- ations are divided into three (3) levels. Level I alterations, which ly, there were no Townhouses installed this year. In 2006 (which are minor renovations, require one Supervisor’s inspection. Level was the first year that we were able to secure NYC Work Permits for II alterations represent more extensive renovations and require dormers), we had 1 conventionally-built Townhouse and 4 modular three (3) inspections by a Maintenance Supervisor--with Share- installations completed at GLEN OAKS VILLAGE. Last year, holders required to submit Contractor’ licensing and insurance another 13 modular dormers were installed, bringing our total num- information, sketches, a description of proposed work and the ber of Townhouses to 18. Two (2) of the last 13 jobs involved required fee before the Board of Directors review and approve the “duplex” units where 1 Shareholder owned both the 1st and 2nd application. All Level III alterations require multiple inspections, floor apartments. These units are now called “triplex” apartments. legalization by an Architect, and a NYC Building Department’ For those of you who are interested in renovating your unit, the Work Permit. There are additional fees associated with the differ- following is a list of the Alteration Agreement fees that must be ent types of Level III renovations. Please contact our Alteration submitted with your application: Services Unit for additional information. Townhouse Dormer Fee: $3,000. (The $5,000 Escrow Fee has Once a proposed renovation project is approved, the Shareholder now been rescinded.) An Administrative Servicing Fee of $1,500 is issued a copy of the signed Alteration Agreement and a bright per Townhouse will be charged to any company doing a Town- green GOVO permit, which is to be posted in their front window house dormer. (Presently, only EAST COAST DORMER AND until final inspection by a Maintenance Supervisor. Both supervi- JAN CONTRACTING CORP. are approved to install dormers at sory staff and Security personnel closely monitor all renovations GLEN OAKS VILLAGE.) Basement Conversion Fee: $1,500. in order to protect the integrity of our buildings, the Shareholder (Residents interested in Reclaiming their Cellar for a Basement and neighboring units. Upon finalization of work, Shareholders Conversion are also required to pay a $4,500 Asbestos Abatement are issued a Completion Certificate for their file. Fee—which is in addition to the $550 Asbestos Surcharge all Shareholders doing full renovations are issued Dumpster Permits, Shareholders are currently paying.) Level I Renovation (Single which enable their Contractors to use GLEN OAKS VILLAGE’ inspection required): No Charge. Level II Renovation Fee (Multi- dumpsters to dispose of construction debris. These bright yellow ple inspections required): $150. Dumpster Permits are included in the “approved” Alteration If you are looking to update your unit by installing a new bath- Agreement package. It is the Shareholder’s responsibility to room or kitchen, removing a wall or possibly replacing your win- ensure that their approved Contractor places this permit on their dows, Maria Fundus (718-347-2337 Ext. 114) will be glad to vehicle’s dashboard, making it visible to our Security Department assist you with interior Level I and II renovations. (House Rules and Supervisory personnel. require an Alteration Agreement be filed for a satellite dish or any type of work done inside an apartment, with the exception of Alteration Agreement application forms (and others) can be painting and carpeting.) For paver patios, decks, terraces or major accessed by visiting our website at www.glenoaksvillage.com Level III alterations requiring Architect legalization with the NYC and following the links to “Resident Information and Forms”. 27 physical and medical needs, as well as the needs of parents and sometimes, grandparents. A Senior For those of us who are lucky enough to have seniors in our lives, we need to put ourselves in their places and consider what can be done to help them maintain Moment their independence and improve their quality of life. While many of our elders are self sufficient, others By Dorothy Hegmann need occasional, if not, daily assis- tance. Sometimes, it can be as sim- ple as installing a grab bar in their Everyday, thanks to the various pharmaceutical ads on televi- tub, removing an old or broken sion or the internet, we are reminded that the seniors among us piece of furniture or rearranging a are much younger now than they ever were. 50 is “the new 40” closet so they can easily reach tow- and those able to retire while still in their 60’s are enjoying life els, cleaning supplies or shoes. Seniors enjoying the day to the fullest. Be aware that most times, older people will not tell you when Somehow, sooner or later, we all begin to feel “old”. Jogging, they have a problem because one of their main concerns is playing a round of golf or just climbing stairs often becomes a maintaining their sense of independence. In some cases, eld- challenge. The miracles of modern plastic surgery can assist ers are reluctant to admit that living alone is too much for them in making us appear younger for as many times as we want to for fear of being forced to leave their home. When spending pay for it. However, inside, our bodies will eventually slow time with older relatives or friends, sit, chat and most of all, down just as our parents’ did and their parents before them. listen--Friendly conversations often lead to topics they are With most of us living longer, many are coping with their own concerned about.

Recently, my Mother-In-Law underwent successful hip replacement surgery--which also required 6 weeks in a rehabilitation facility. Once discharged, it took an additional 2 months of recuperation and therapy at home before she was able to fully return to her normal lifestyle. This experience prompted me to think about the many suggestions from her surgeon, nurses, physical therapists and family that helped to ensure a safe and comfortable environment during and after her recovery. As time went on, I began compiling a list of these recommendations and have shared them with you, below:

• Make sure their address is clearly identified outside, in case of a 9-1-1 emergency. • Clearly write or type out a list of important contact telephone numbers so that they are large enough to be read without eye glasses. • Remove scatter rugs, as they increase the chance of tripping and falling. • Replace worn carpeting. • Replace old telephones with cordless models. Often, cordless phones are sold with 2 or 3 in a pack, so that extensions can be easily connected in several rooms. • If a senior must use a cane, is there a handrail on both sides of the staircase? • Check to see that existing railing(s) are not loose. (Handrails are often used by seniors to help pull themselves up the stairs.) • Arrange to install a second handrail, if necessary. • Look for tools on the market that assist in dressing, picking up dropped items, or make opening bottles and jars easier. • Contact their Pharmacist and request “easy open” containers for any prescriptions they dispense. • Check to see that outdated prescriptions are discarded. • Purchase booster seats for “low” toilets and install ADA (Americans with Disabilities) grab bars in the bathtub, shower or near toilet, if needed. • Purchase “medicine organizers” to help elders keep track of the pills they must remember to take each day. If needed, help fill the designated compartments every week. • Check out medical alert devices that contact central monitoring centers, in case of an emergency. • Read through existing insurance policies to see whether rehab facilities or nursing home care will be covered when needed. • Look into reverse mortgages--if the homeowner is in need of a large amount of money, monthly income or a line of credit.

28 • Pay attention to your loved one’s weight. Sometimes, older people do not eat as much as they did when they were younger and as a result, lose weight. Suggest replacing clothing when necessary and alert family members or their physician, if you feel their weight loss might be the result of an underlying problem. • Check to see their refrigerator and cabinets contain the staples they need? If you do the shopping, do not pick up the large, economy size when more than a single portion will go to waste. • Clearly label freezer items that have been stored in “single portion” sizes. • Contact local “Senior Centers” to learn about the programs available in your area. (Most offer social activities, discounted meals, transportation, exercise classes, etc.) • Don’t just pick up the phone and make a “duty” call. Plan to spend a few hours with your loved one each week--especially if they have been recently widowed. • For elders who may have never paid a bill before, offer to sit with them until they get used to handling a checking account. (If not computer savvy, the U. S. Postal Service offers “Stamps by Mail”, which saves trips to the Post Office.) • If able, invite your loved one to your home for a quiet afternoon or evening when it is not a special occasion. (They won’t feel they have to get all dressed up and will probably welcome the change.) • Bring a prepared lunch or dinner when visiting and eat together. There is nothing lonelier than having to eat by oneself day in and day out. • Ask about their favorite take-out food. Bring enough so that they will have leftovers the next day. • If they are able, surprise them with a trip to their favorite barber or hair salon. • Make an appointment to get your nails done together, so they do not feel you are there “waiting”. • Instead of going right home after a trip to the doctor or store, suggest you stop for lunch and/or at a pet shop, so they can get something special for their furry or feathered friend. • Pets are loving companions that can really be a source of comfort to a lonely senior. Notice whether their pet looks healthy. Often a quick trip to the Veterinarian can prevent small problems from becoming major ones. • Offer to bring them to visit an old friend, who they might not have been able to see for a few months. • Check that air conditioner filters are cleaned periodically and that that the units are working properly— especially for people with asthma or other breathing conditions. • Verify storm windows are closed and that air conditioners are covered during the winter months, to prevent unnecessary drafts and chills. • Check to make sure light bulbs are bright enough for them to see or read by. • Install night lights to ensure safe visits to the bathroom during the night. • Check smoke and carbon monoxide detectors twice a year to ensure they are working properly. • Verify that their door bell is working properly and that it rings loud enough to be heard. • Have family members or friends send cards or notes. Encourage children to make home-made cards. • Send familiar photos. • Bring over holiday goodies--especially if the person is no longer able to cook or bake the way they used to for everyone else. • Remember to invite your special senior at the holidays. Volunteer to pick them up and bring them to family get-togethers. (Don’t make them call and ask for a ride.) • Celebrate their birthday and make them feel it is their special day. • If widowed, let them know you still remember their wedding anniversary and spouse’s birthday. Give them the opportunity to reminisce about days gone by.

Although you may not be able to help your loved one with everything, you can enlist the assistance and energy of other relatives and friends interested in helping out. By coordinating visitations, your “special person” will not only enjoy different company, it will help keep the primary caregiver from feeling overburdened. Remember, life can become very overwhelming for all of us at times. If you have additional suggestions that would help the seniors among us, please send or email them to Dorothy Hegmann’s attention at [email protected].

294 New Employees

Hi, my name is Graziella Asaro and I am the new Executive Administrative Assistant. My responsibilities include primarily assisting Mildred Marshburn, our General Manager, with the day- to-day administrative duties and special projects that keep our complex running efficiently. Recently, I have been very involved with helping to coordinate our property-wide Asbestos Abatement Program, in addition to assisting with the Community Newsletter.

The warm and friendly atmosphere created by my co-workers makes it a pleasure to come to work each day. I look forward to a long and successful future here at GLEN OAKS VILLAGE.

Hello, my name is Shalini Manoo and I have held the Accounts Receivable Representative position since January, 2007. I am one of the voices you will hear when you call the Finance Department with billing issues. I take great pleasure in being able to assist both Share- holders and Tenants in any way that I can, with patience and under- standing.

Thus far, I have thoroughly enjoyed working among my affable co- workers and I certainly delight in meeting with the wonderful resi- dents of GLEN OAKS VILLAGE from time to time. I look forward to continued success and working hard to serve you at my best!!!

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35 Holidays, Reminders & Contact Numbers

The GOVO Management Office (M/O) and/or Maintenance Department (M/D) will be closed on the following dates in 2009:

January 1 Thursday New Year’s Day (No Garbage Collection) M/O & M/D January 19 Monday Martin Luther King Day (No Garbage Collection) M/D (only) February 16 Monday President’s Day (No Garbage Collection) M/O & M/D May 25 Monday Memorial Day (No Garbage Collection) M/O & M/D July 3 Friday Day before Independence Day M/O (only) July 4 Saturday Independence Day (No Garbage Collection) M/O & M/D September 7 Monday Labor Day (No Garbage Collection) M/O & M/D October 12 Monday Columbus Day (No Garbage Collection) M/O & M/D November 26 Thursday Thanksgiving (No Garbage Collection) M/O & M/D November 27 Friday Day after Thanksgiving (No Garbage Collection) M/O & M/D December 25 Friday Christmas Day (No Garbage Collection) M/O & M/D

Please be advised that garbage should not be put out on the above dates. Kindly hold your garbage for the next regularly-scheduled pick-up day or deposit it at one of our dumpster sites.

Reminders

Picking Up After Your Dog Even though the weather is cold and you might not want to do it, it is your responsibility as a pet owner to PICK UP AFTER YOUR DOG. Respect your neighbors and yourself and abide by this House Rule and law. The Board has instructed our Security Department to aggressively enforce this House Rule. Also, when walking your dog, please respect your neighbors’ privacy and do not walk close to your neighbors’ windows. It is rude and an inva- sion of personal space.

Shopping Carts Remember...SHOPPING CARTS belong in the Waldbaum’s Shopping Center—not on Glen Oaks Village’ property. If you abandon a shopping cart on the property and are caught, you will be fined. If the possibility of receiving a fine cannot persuade you to leave the carts where they belong, at Waldbaum’s, at least do not dump them off in the middle of a courtyard or sidewalk. Have the common courtesy to bring them to a dumpster site where our Security Department can direct Waldbaum’s to pick them up.

Contact Numbers

Management Office Maintenance Services Security Department Monday to Friday Monday to Saturday 7 Days/24 Hours A Day 718-347-2337 718-343-8400 718-347-6660

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