The Rochdale Village community, law enforcement and politicians come out to celebrate a night against crime. Pictures on Page
ROCHDALE VILLAGE
BOARD OF DIRECTORS 2023-2024
The Rochdale Village Board of Directors serves 5,860 middle income families and more than 25,000 people in the world’s second largest housing cooperative, located at 169-65 137th Avenue, Jamaica, NY 11434; Tel: 718-276-5700 extension 3360.
OFFICERS OF THE BOARD
Chairwoman of the Board
Dr. Althea Hicks
President
Jean Hall
Vice Presidents
Khedda Hayden-Ryan
Keysha Beasley
Cody Hamblin
Nadine Browne
Treasurer
Kamal Saleem
Assistant Treasurer
Sheila McKenzie
Secretary
Stacey Francis
Assistant Secretary
Dr. Yvette Joy Harris-Smith
MEMBERS OF THE BOARD
Keysha Beasley
Talib Bey
Nadine Browne
Janine Cross
Stacey Francis
Jean Hall
Cody Hamblin
Dr. Yvette Joy Harris-Smith
Khedda Hayden-Ryan
Dr. Althea Hicks
Sheila McKenzie
Jean Randolph-Castro
Kamal Saleem
Lisa Stark
Jacqueline Telfer
George Simon (State Representative)
COMMITTEE CHAIRPERSONS
Budget & Finance
Jean Hall
Commercial Services
Dr. Yvette Joy Harris-Smith
Community Center
Khedda Hayden-Ryan
Community Relations
Jean Randolph-Castro
Environment, Parks, Recreation & Parking
Althea Hicks
Legal & Management
Jean Hall
Maintenance
Keysha Beasley
Media & IT
Stacey Francis
Orientation
Keysha Beasley
Public Safety
Khedda Hayden-Ryan
Senior Citizens
Jean Hall
Youth Planning
Nadine Browne
MANAGEMENT
Summit Property Management Services Inc.
General Manager
Jay Williams
Assistant Manager
Wilfred Rodriguez
Assistant Manager
Leacroft Gordon
Controller
William Young
Director of Maintenance
Kelvin Pantaleon
Public Safety Chief
Adolph Osback
Power Plant Director
Corey Jones
Human Resource Director
Dolores Benner
General Counsel
Dean Roberts
President’s Message
Greetings Shareholders, LEADERSHIP THAT BUILDS TOGETHER
In times of change, true leadership rises—not by clinging to the past, but by boldly shaping the future. We believe in building a sustainable platform where every community member has a voice, a role, and a shared stake in our progress.
This is a call for leadership that evolves, takes initiative, and delivers real results. Leadership that listens, adapts, and leads with integrity.
We must return to a cooperative where “neighbor helping neighbor” isn’t just a phrase—it’s a way of life. That’s why I was encouraged to see renewed efforts to reinstitute House Congress, a vital organization that should never have been diminished by the previous majority board. Transparency, collaboration, and mutual respect must guide our decisions. Let’s celebrate positivity, uplift one another, share knowledge, and create solutions together.
Let’s restore the true spirit of cooperative living. Let’s build a platform that empowers—not just a few—but all of us. Together, we can lead with purpose, act with courage, and grow with unity.
RESPONDING TO THE PROPOSED CARRYING CHARGE INCREASE
As of today, HCR has received fewer than 20 responses
regarding the proposed carrying charge increase. We have 5,860 units—how can we expect just a handful to carry the weight of the many?
Active participation means standing together and taking action. Drafting a letter that explains how this increase will affect your household is your story—and only you can tell it. Whether you propose a 15% increase with no water surcharge or another solution, your voice matters.
Every household received the information and the contact: Yelena.Kopelyanova@hcr. ny.gov
Deadline: September 18, 2025
Let’s flood their inbox with thoughtful, personal responses. This is our moment to speak up. Please send those emails!
2-STEP VS 1-STEP INCREASE:
A Quick Breakdown
Our budget year runs from April 1, 2025 – March 31, 2026. We’re now six months in without any needed increase.
2-Step Plan:
» Step 1: Effective 10/1/25
» Step 2: Effective 4/1/26
» Two separate increases within six months
1-Step Plan:
» Effective 10/1/25
» Covers us through March 31, 2027
Just food for thought as we
- by Jean Hall
weigh our options.
MOVING FORWARD TOGETHER
Election season is here. I urge everyone to listen, evaluate, and make informed decisions. Yes, there will be noise—but beneath it all, we must stay focused on what truly matters: moving forward together.
Rochdale Village may not be perfect, but it is a vibrant tapestry of diverse individuals striving to live their best lives. We’re not asking for much— just decent homes, responsive leadership, respectful neighbors, and a community that resolves differences through dialogue and understanding.
We want a community we’re proud of. That takes all of us— working together, not tearing each other down when we disagree.
Rochdale Village has faced tough days and tough decisions. But if we move forward together, I truly believe the best is yet to come.
The next meeting of the Board of Directors will be on Monday, September 22, 2025 in the Community Center and on Zoom at 7:00 p.m.
President, Jean Hall
MAYOR ERIC ADAMS ENGAGES LOCAL LEADERS AND COMMUNITY DURING HIS BOROUGH TOUR
By Cynthia Bernadine
Mayor Eric Adams has been conducting his “Five-Borough Multi-Faith Tour” also known as “Faith in Your Borough” where he meets and engages directly with faith leaders, listen to community concerns, and work together on solutions for issues facing New Yorkers with the assistance from various NYC commissioners from various City agencies.
On Wednesday, August 27, 2025, Mayor Eric Adams made his 20th stop on his Borough Tour, at the Rochdale Village Community Center.
This visit like all others, provided an opportunity for the Mayor who is currently running for reelection, to engage directly with prominent leaders
from various congregations in the area, as well as offering a platform for dialogue about pressing community issues. The event held in the Rochdale Village Grand Ballroom, was moderated by Pastor Gilford T. Monroes, Faith Advisor/Executive Director of the NYC Mayors Office of Faith-Based and Community Partnership. A panel of over 20 representatives from various City agencies were on hand and came equipped to discuss specific agency capabilities and resources that could address the challenges faced by local communities.
The dialogue spanned a wide array of topics, including child care, immigration, and education, as well as affordable housing. Rochdale Board President, Jean Hall took the opportunity to address the
Mayor directly and spoke on the financial challenges facing Rochdale Village and asked that his office look into developing a “real” unit that deals with sustainability of affordable housing.
The Mayor agreed that there is a need for State, Federal and City to come together to analysis all Mitchell-Llamas and find a way to provide funding to help “stabilize finances while not destabilizing residents”. The Mayor stated that he will speak to Adolfo Carrión, the Deputy Mayor for Housing, Economic Development, and Workforce for the City of New York to address these concerns and in the next few weeks hopes to meet and come up with a 10 point plan because in his words “we cannot lose Rochdale Village.”
CAREGIVER CONNECTIONS FOR AUTISM: A COMMUNITY OF SUPPORT AT ROCHDALE VILLAGE
By Lorin Perkins Autizm out Loud
Rochdale Village recently hosted a powerful gathering called Caregiver Connections for Autism, a support group designed to bring together caregivers raising children on the autism spectrum. The event was organized by Autizm Out Loud in partnership with Rochdale Village and the generous support of sponsors and volunteers - creating a safe and resource-rich space for families to connect, learn, and feel supported.
The day was filled with activities and tools aimed at making both parents and children feel comfortable and engaged. Families had access to arts and crafts, sensory bottles, fidget toys, and a calming area stocked with sensory tools—all generously provided by Project 2 Projects, founded by Latoya LeGrand. Her nonprofit sponsored all of the sensory items for the event.
Community partners came together to ensure caregivers and children felt cared for in every way. 100 Suits for 100 Men provided hot meals
for families, while Livians Behavioral Consulting Group supplied snacks and beverages for the children. These contributions allowed families to focus on connection and learning without worry.
The program featured inspiring guest speakers. Dr. Paula Stewart, founder of Occupational Therapy for Kidz in Cambria Heights, shared invaluable resources and guidance from her team’s extensive work with children. Parents walked away with practical strategies and a stronger understanding of how occupational therapy can support their children’s growth.
The event also drew strong community support. Senator James Sanders, Rochdale Village Board President Jean Hall, and newly elected Council Member of District 28 Ty Hankerson were in attendance, showing solidarity with caregivers. Council Member Hankerson also assured families that they will have the district’s support moving forward. We would love to have you at our future events. Our next in-person gathering will be held on September 26th from 6–8 PM. To register, please visit autizmoutloud.com/support-group-2/
(Photo Credit: Shannon Vassell).
(Photo Credit: Shannon Vassell).
Board President Jean Hall, Mayor Eric Adams, and Board Member Jean Randolph-Castro.
Monthly Report -
by Jay Williams
General Manager’s Monthly Report for August 2025
THE RENT CONFERENCE:
On August 18th the New York State Homes and Community Renewal (“HCR”) Rent Conference documents were distributed door to door throughout the community. The Rent Conference hosted by HCR is virtual on the date of September 18th at 6:30pm.
Dial by your location 207.182.190.20 and enter your meeting number, Meeting number (access code): 2825 462 4963
HCR’S PROJECTED INCREASE:
One Step – $65.39 per room (27.2%) plus $9.50 (4%) utility surcharge per room Total increase $74.89 per room (31.2%).
Or
Two Step–Yr 1. $43.59 per room (18.2%) plus $9.50 (4%) utility surcharge per room Total Yr 1. $53.09 per room (22.1%)
Total Yr 2. $43.59 per room (14.9%) includes utility surcharge per room
2-Year Total: $96.88 per room (37%)
BACKGROUND INFORMATION ON THIS BRD PROCESS AND MANAGEMENT’S INITIAL PROPOSAL:
During the BRD process we cut expenses where we could from our 400 plus line budget, bringing our projected increase numbers to a 2-step approach of 22.3% in year one and 4.5% in year 2. While many shareholders balked at this percentage, it was the absolute lowest percentage that can balance the budget. This approach only works if vendor arrears are spread over a 5-year period and it does not consider any capital improvement work. Alternative options for different increase percentages were given at the budget and finance committee meetings. Two options did include refinancing and capital work, but the minimum option is what the committee members voted for. In the end, HCR’s regulatory guidelines for a 2-year budget and concern about potential mechanics lies being placed on the property led them to a higher increase percentage.
I also made it clear during all meetings that getting NYS Homes and Community Renewal (“HCR”) to agree to a 5-year vendor payout would be an uphill battle. We anticipated that HCR would want the vendor arrears handled in 2 years to coincide with the 2-year budget. In past budget years the vendor payments did not impact the BRD increase percentage. However, across the Mitchell lama portfolio this has become a real problem. Post Covid vendor arrears have spiked throughout NYS causing vendors to put mechanics liens on properties. Through great effort of the management team, we have no liens at Rochdale. This is because we have kept open communications with all our vendors regarding payment delays and make sure we pay as much as we can to keep services going.
At the time of our submission, HCR indicated that their preliminary increase percentage was a 36.6% one step approach or a 44% two step approach. We did not agree but
we waited for them to complete their process, understanding that these numbers were preliminary. It was shocking when they sent us a spreadsheet in May reflecting a 57% increase. This was shared with the Board and an immediate meeting request was also sent to HCR to discuss.
Ultimately, this was reduced by $62 per room (26%) after months of negotiation and $30 million of help from NYS Assembly Person Vivian E. Cook and NYS Assembly Speaker Carl E. Heastie.
NEGOTIATING THE INCREASE:
We have 3 main factors determining the final increase percentage. Below is a short description of the factors and our approach to arguing our position:
1. Budget deficit: We have a projected budget deficit of 12.6% in year one ($11.4 million) and 16.7% ($15 million) in year two. The causes here have been discussed many times. Just to reiterate, our insurance costs have risen 275% in the last 4 years and inflation has caused material to increase 24% or $3.6 million. Our income has not increased at the same rate.
Action: We have implemented budget cuts where possible to reduce expenses.
2. Vendor Arrears: We use every incoming dollar to pay as many vendors as possible every month. Please keep in mind that this is a moving target. We are still being billed monthly for services as we use them (e.g. plumbing, apartment repair, supplies). Bottom line, there is not enough income to cover all our expenses. Currently we owe approximately $18 million on our water bill and $9.4 million to the remaining vendors.
Action: Began talks with the NYC Waterboard in October of 2024 with help from NYC Council Speaker Adams office. NYS Senator Sanders office and NYS Assemblywoman Cook’s office also assisted in helping to negotiate a 10-year payment plan. This enables HCR to remove approximately $14.4 million from their 2-year budget calculation. Worked with the NYS Assemblywoman Vivian Cook since February of 2025 on Rochdale’s immediate and long-term needs resulting in $5 million for vendor arrears. This also enables HCR to remove $5 million from their 2-year budget calculation.
3. Façade Work: The Local Law 11 façade work will be an estimated $30 million to complete based on the Cycle 9 requirements. Cycle 9 is more expensive to comply with than any previous one due to the increased inspection and repair obligations. We have completed $10 million so far giving us substantial completion of group 2 and partial completion of group 4.
Action: Began a low interest loan application (3%) to complete façade work with NYC Housing Preservation and Development (“HPD”) in April of 2024. The original loan request of $24 million was scaled back to $11 million due to funding shortages at HPD. Worked with the NYS Assemblywoman Vivian Cook since February of 2025 on Rochdale’s immediate and long-term needs resulting in a $25 million grant for capital work. These two initiatives enable HCR to remove $30 million from their 2-year budget calculation.
4. Water Bill Payment Plan: As stated above in part 2. Vendor Arrears, we currently owe the NYC Waterboard approximately $18 million due to cashflow shortages. Action: Management was able to negotiate a 10-year payment plan at 6% interest, helping to bring down the in-
crease. Without this payment plan HCR would have to add $18 million (24%) to our increase to pay it in full.
EXPLAINING THE WATER BILL DECISION:
I keep hearing that we are going to receive an increase because of an unpaid water bill. That is not the case. We need an increase because our expenses have gone up higher than our income. This rise in expenses is not due to any Board or Management decision. It is due to insurance rates skyrocketing and material costs due to inflation. So, what do you do when there is not enough money coming in to cover your bills; you prioritize.
What do we pay every month:
• Mortgage/Taxes (Shelter Rent): we must pay to avoid foreclosure for missed payments.
• Insurance: we must be insured to avoid liability exposure.
• Gas: we must pay gas so that the power plant can make electricity.
• Elevator Maintenance: we must pay this to keep our elevators working.
• Plumbing Service: we must pay this to ensure major leaks are repaired quickly.
• Apartment Supplies: we must pay this to make sure apartments are maintained.
The water bill ranges anywhere between $500k - $650k per month depending on usage. The choice to defer the water payment was out of the necessity to keep up with the bills to the best of our ability. In this we succeeded in keeping current with our mortgage, keeping Rochdale insured, keeping the lights on, keeping the elevators working and apartment repair work going.
The water bill payment plan we entered is very similar to an unsecured loan. This agreement is at 6% interest over 10 years with no prepayment penalty. I cannot even think of any banks that would offer terms like this today. And given the financial strain we find ourselves in I cannot think of another set of choices that would have given us this result. If we had deferred payment to our lender, Wells Fargo, we would not have been given this kind of option. The same goes for any other vendor.
MANAGEMENT AND THE BOARD WORKING TOGETHER THROUGH CRISIS:
These days I have been making my rounds throughout the Mitchell Lama communities talking to different Boards about their issues. I have found that most of them have the same financial problems as us for the same reasons. Some communities have defaulted on their mortgage and some have not. Most are in arrears with their vendors and looking down the barrel of large double-digit increases. As Congressman Gregory Meeks stated at his Rochdale townhall meeting, Mitchell Lama’s statewide have been affected by this rise in expenses.
However, the difference I see between them and us is the collaborative efforts We [Management and the Board] to act on behalf of the shareholders. In the past year we have held a total of 9 in-person/hybrid community meetings about our finances. This kind of effort is absent in many other Mitchell Lama’s. A 31.2% increase is not good news; however, a real effort was made to reduce this as much as possible by the Board, Management, HCR and the NYS Assembly. Ultimately, our increase was reduced by $62 per room (26%) after months of work and negotiations. Thank you.
SUCCESSION RIGHTS FACT SHEET
FROM THE DEPARTMENT OF HOMES AND COMMUNITY RENEWAL
For rent stabilized and rent controlled apartments throughout New York State, a “family member” of the tenant may have the right to a rent stabilized renewal lease or protection from eviction in an apartment under rent control when the tenant dies or permanently leaves the apartment. For a detailed explanation of “family member,” refer the “Family MemberDefinition” portion of this Fact Sheet.
A family member has the right to a renewal lease or protection from eviction if he or she resided with the tenant as a primary resident in the apartment for two (2) years immediately prior to the death of, or permanent departure from the apartment by the tenant. The tenant shall be considered to have permanently vacated the apartment when he/she has permanently ceased living there. The continued payment of rent by the tenant or the signing of renewal leases shall not preclude a claim by a family member to seek tenancy. The family member may also have the right to a renewal lease or protection from eviction if he/she resided with the tenant from the inception of the tenancy or from the commencement of the relationship. If the family member trying to establish succession rights is a senior citizen or disabled person, then the minimum period of cooccupancy is reduced to one (1) year.
Family Member - Definition
“Family member” is defined as either a spouse, son, daughter, stepson, stepdaughter, father, mother, stepfather, stepmother, brother, sister, grandfather, grandmother, grandson, granddaughter, father-in-law, mother-inlaw, son-inlaw or daughter-in-law of the tenant or permanent tenant.
The definition of “family member” also includes any other person(s) residing with the tenant or permanent tenant in the housing accommodation as a primary resident, who can prove emotional and financial commitment and interdependence between such person(s) and the tenant.
The following are to be considered in determining whether emotional and financial commitment and interdependence between the tenant and such other occupants existed:
a. longevity of the relationship;
b. sharing of or relying upon each other for payment of household or family expenses, and/ or other common necessities of life;
c. intermingling of finances as evidenced by, among other things, joint ownership of bank accounts, personal and real property, credit cards, and loan obligations, sharing a household budget for purposes of receiving government benefits, etc.;
d. engaging in family-type activities by jointly attending family functions, holidays and celebrations, social and recreational activities, etc.;
e. formalizing of legal obligations, intentions, and responsibilities to each other by such means as executing wills, naming each other as executor and/or beneficiary, granting each other a power of attorney and/or conferring upon each other authority to make health care decisions each for the other, entering into a personal relationship contract, making a domestic partnership declaration, or serving as representative payee for purposes of public benefits, etc.;
f. holding themselves out as family members to other family members, friends, members of the community or religious institutions, or society in general, through their words or actions;
g. regularly performing family functions, such as caring for each other’s extended family member and/or relying upon each other daily for family services;
h. engaging in any other pattern of behavior, agreement, or other action which evidences the intention of creating a long-term, emotionally committed relationship.
The determination is not limited to any one factor, and in no event would
evidence of a sexual relationship between such persons be required or considered.
“Tenant” relates to any person or persons named on a lease or rental agreement who is or are obligated to pay rent for the use of the housing accommodation or is entitled to occupy the housing accommodation.
“Permanent tenant” relates to individuals, who have continuously resided in housing accommodations located in hotels as a primary residence for a period of at least six months, or a hotel tenant in occupancy pursuant to or entitled to a lease.
Disabled Person
“Disabled Person” is defined as a person who has an impairment which results from anatomical, physiological or psychological conditions, other than addiction to alcohol, gambling, or any controlled substance, which are demonstrable by medically acceptable clinical and laboratory diagnostic techniques, and which substantially limit one or more of such person’s major life activities.
Senior Citizen
“Senior citizen” is defined as a person who is sixtytwo years of age or older.
Minimum Residency Requirements
The minimum periods of required residency will not be considered interrupted by any period during which the “family member” temporarily relocates because he or she:
a. is engaged in active military duty;
b. is enrolled as a full-time student;
c. is not in residence at the housing accommodation in accordance with a court order not involving any term or provision of the lease and not involving any grounds specified in the Real Property Actions and Proceedings Law;
d. is engaged in employment requiring temporary relocation from the housing accommodation;
e. is hospitalized for medical treatment; or
f. has such other reasonable grounds that shall be determined by the DHCR upon application by such person.
On the Notice To Owner Of Family Members Residing With The Named Tenant In The Apartment Who May Be Entitled To Succession Rights/ Protection From Eviction (DHCR Form RA23.5), the tenant may at any time, inform the owner of the names of all persons (other than the tenant), who are residing in the apartment. Or, the owner may at any time, but no more than once in any twelve months, request from the tenant the names of all such persons.
The following information pertaining to such persons should accompany the names;
a. if the person is a family member as defined above;
b. if the person may become entitled to be named as a tenant on a renewal lease or become entitled to protection from eviction upon the passage of the applicable minimum period of required residency;
c. the date of the commencement of such person’s primary residence with the tenant; and
d. if the person is a senior citizen or disabled person as defined above.
Public Safety Report
- by Chief Adolph Osback
July
The Public Safety department maintains 24 hour / 7 day a week
complaints of which 19 were marked as unfounded (officers responded but no loiters were present)
complaints of which 93 were marked as unfounded (officers responded but no noise could be heard)
These verticals resulted in 01 arrest, 15 violations and 37 loiterers encountered during the vertical patrols. In addition, 3 tenant verifications were made.
Note: Directed verticals are additional post inspections performed to proactively reduce quality of life conditions in designated “hot spots” as determined by community complaints and analysis of various patrol reports.
Provided by 113th Precinct P.O. Smith, Crime Analysis Division to Public Safety Chief Adolph Osback, Public Safety Chair Khedda Hayden-Ryan
28 DAY ROCHDALE VILLAGE INDEX CRIMES SUMMARY:
A Message From The Chief
Greetings cooperators:
On August 11th at approximately 2:35pm our dispatcher received a call of a stolen package in building # 20. Officers Wallace & Aycock immediately responded to the location and after searching several floors they encountered an individual matching the description of the package thief who was still in possession of the stolen amazon box. With their combined 74 years of experience, they quickly apprehended the subject and requested the Patrol Supervisor to respond. The NYPD was requested and the subject was turned over to the 113th precinct where he was charged with petit larceny, criminal possession of stolen property and criminal trespass. I would like to commend Officers Wallace & Aycock for their continued dedication to the Rochdale Community. The box and its contents were photographed for evidence purposes and returned its rightful owner. It’s no coincidence that whenever we have a class of Public Safety Officer recruits we send them to the “University of Rochdale” where they receive their on the job training for one week before graduation.
Job well done and I’m glad no one was hurt in the process!
Adolph Osback
Controller’s Report -
by William Young
Profit and Loss Financial Statement Narrative
For the Three Months Ended June 30, 2025 (FY 2026)
Rochdale Village Inc. PROFIT & LOSS STATEMENT FY 2025 vs. Budget Summary of Key Performance Indicators For the Three Months Ended June 30, 2025 (FY 2026)
(NOTE: We are still in the process of a software conversion. there are reclassifications and account mapping issues that will be resolved once the conversion is complete.)
Rochdale Village Inc. Summary of Total Revenue For the Three Months Ended June 30, 2025 (FY 2026)
Community Center Revenue - Community Center Revenue was in-line with the Budget.
Total revenue For the Three Months Ended June 30, 2025(FY 2026)Total revenue increased $74,000 to $22,552,000 as compared to $22,478,000 in the FY 2026 Budget. Although the Total Revenue was in-line with the Budget, there were variances which are explained below:
Apartment revenue - For the Two Months Ended May 31, 2025 (FY 2026)Commercial rental revenue increased $124,000 to $1,082,000 as compared to $958,000 in the FY 2026 Budget. This increase is due to significant improvements in occupancy since April 30, 2025 and incremental rent increases during FY 2025.
Commercial rental revenue – For the Three Months Ended June 30, 2025(FY 2026)Commercial rental revenue decreased $(293,000) to $1,143,000 as compared to $1,437,000 in the FY 2026 Budget.
Other Rental Revenue - (Includes Parking)Other rental revenue increased $30,000 to $543,000 as compared to $513,000 in the Budget. The increase is related to Parking lot Rent.
NOTE: - Approximately 80% of Other rental revenue is related to Parking revenue.
Other Income (accounts - Laundry, & Interest income) - For the Three Months Ended June 30, 2025(FY 2026)other income increased $311,000 to $731,000 as compared to $419,000 in the FY 2026 Budget.The increase is related to a $492,000 rebate received from National Grid.
Controller’s Report
- by William Young
Rochdale Village, Inc. Summary of Administrative, Janitorial & Ground, Maintenance & Operating and Public Safety Expenses For the Three Months Ended June 30, 2025 (FY 2026)
Administrative - Administrative expenses increased 223,000 to $1,878,000 as compared to $1,654,000 in the Budget. This increase is related to the change in classification of certain executives & Directors of Department to Administrative. These reclassifications have not been reflected in the Budget yet.
Janitorial & Grounds - Janitorial & Grounds expenses increased $477,307 to $2,208,000 as compared to $1,731,000 in the Budget The increase is due to approimately $500,000 of expenses that will be accrued for FY 2025. The adjustment to June will be relected in the July P & L.
Maintenance and Operating Costs - Maintenance and Operating costs increased $1,444,000 to $5,382,000 as compared to $3,938,000 in the Budget. The increase in Repairs Material, tools & supplies is related to the impact of inflation on purchases and the Budget was spread out evenly over 12 months.
Public Safety - Public Safety expenses decreased $(316,000) to $1,290,000 as compared to $1,607,000 in the FY 2026 Budget. The decrease is related to the Budget projected at Full Staff and we are not at Full Staff.
Rochdale Village, Inc. Summary of Power Plant (Fuel & Utilities), Water, Salaries and Other Expenses For the Three Months Ended June 30, 2025 (FY 2026)
Power Plant - For the Three Months Ended June 30, 2025(FY 2026) Total expenses increased $570,000 to $5,592,000 as compared to $5,022,000 in the FY 2026 Budget. This variance is explained below:
a. Fuel & Utilities increased $68,000 as compared to the Budget The increase is due to (1) increased cooperator usage (2) seasonality of the spreading the Fuel & Utilities Budget cost is based upon prior years % of monthly costs impacts the comparison to actual usage by month, plus weather also contributes to the monthly variances (4) National Grid has passed along a price increase which is impacting costs of 30% which is also impacting these costs.
b. Water & Sewer increased $232,000 due to cooperator usage and to price increases and the budget was spread out evenly when there is seasonality in the actual expenses. Salaries & Other - Salaries & Other expenses decreased $(66,000).
c. Salaries & Other - Salaries & Other expenses were in-line with the FY 2026 Budget.
Rochdale Village, Inc. Summary of Insurance, Shelter Rent, Employee Benefits & Payroll Taxes Expenses For the Three Months Ended June 30, 2025 (FY 2026)
Insurance Expense (Property, General Liability & Workers Compensation) - For the Three Months Ended June 30, 2025(FY 2026)Insurance expenses Were relatively in-line with the Budget. The increase is related to the significant industry wide increases in Property, General Liability and Works Compensation premiums. This trend continued in our recent renewal where our renewal % increase was 9.2% plus the impact of the previous year’s increase which was in effect for 5 months of FY 2025.
Real Estate Taxes (Shelter Rent) - for 5 months of FY 2025. Real Estate Taxes (Shelter Rent) For the Month Ended April 30, 2026, Real Estate Taxes (Shelter Rent) expenses decreased $(549,000). The budget was spread out evenly over the year. Several other factors will impact Shelter Rent in FY 2026.
1. In comparing the HCR Calculation to the NYC billing, it was noted that NYC is over-
billing Rochdale by approximately $800,000 to $1,000,000 per year since FY 2020. The Company is initiating and Article 78 to proceed again the agencies to collect our approximately $5,000,000 in over-billing.
2. The Budget reflected a Carrying Charge increase which increases the Shelter Rent Calculation.
3. The State has initiated legislation that will decrease to 5% of Power Plant Income from the current 10%. This will positively impact the calculation.
Rochdale Village, Inc. Summary of Bad Debt, Inventory Usage and Community Center Expenses For the Three Months Ended June 30, 2025 (FY 2026)
Bad Debt Expense - Bad Debt Expense was relatively in-line with the Budget.
Inventory Usage - The inventory usage account was relatively in-line with the Budget.
Community Center - The community center expense was $(130,000) as compared to the Budget.
Rochdale Village, Inc. Summary of Board, Election, Social Services, Bulletin and Committee Expenses For the Three Months Ended June 30, 2025 (FY 2026)
Note: For the Three Months Ended June 30, 2025, these expense were all in-line with the Budget. Election expenses were spread evenly in the Budget and both Committee and Bulletin expenses decrease when compared to the Budget.
Rochdale Village, Inc. Summary of Board, Election, Social Services, Bulletin and Committee Expenses For the Three Months Ended June 30, 2025 (FY 2026)
(NOTE: We are still in the process of a software conversion. There are reclassifications and account mapping issues that will be resolved once the conversion is complete.)
Rochdale Village Inc. Summary of Accounts Payable by Month (4 Month Trend) as of June 30, (FY 2025)
Rochdale Village Inc. (NET) Accounts Receivable by Year & Current Month
Rochdale Village Inc. Balance Sheet FY 2024, FY 2025 AND FY 2026
IDEAL CUSTOMER APPRECIATION
Every year, Ideal Supermarket takes the time to appreciate its customers, a majority of which are Rochdale residents, with a number of vendors handing out free food and items, music and even some games. This year, the event was held on Saturday, August 16, 2025 in the space near the Ideal parking lot. Cooperators came out, visited tables, grabbed a hotdog and other goodies.
(Paid Advertisement.)
(Photo Credit: Shannon Vassell).
Music Festival 2025
The Annual Music Festival, brought to Rochdale Village by the Community Center Committee (Chair, Khedda Hayden-Ryan), is an event that has a bit of something for everyone. On Sunday, August 3, 2025, cooperators had the opportunity to have their souls soothed with Gospel from the One Purpose Band. On Sunday, August 10, 2025, the Confirmation Ensemble Jazz Band with a guest vocalist played incredibly smooth Jazz. Sunday August, 17, 2025, residents jammed with some Reggae from the Worla Roots Band, on Sunday, August 24, 2025, listeners were treated to R&B from the Mighty Kamm Band, and with a special 5th week on Sunday, August 31st, Old and New School Hip Hop from various performers (Celo Money, Cooler Ruler, TheyLuvDivine, Ambitious Boogs, T-Ski Valley, Mr. SYGU, Jay Hardy, Shay & Neef, Pristivia (Gospel Rapper), Prince Kareem, Telopath, Jay Dawg, Prince Rexx, Mr. Onedaful, Platinum, Double Dosage, and Mikey D). People sang, danced, and enjoyed food and refreshments every Sunday this month. See you next year!
(Photo Credit: Shannon Vassell).
Rochdale Basketball Court
U ndergoes $3.35 M illion U pgrade
By CynthiA BernAdine
The
ribbon-cutting ceremony held on Tuesday, August 19, 2025, marked the official opening of the newly renovated South Rochdale Play Ground and Basketball Court.
The renovation was made possible through a combination of funding of 3 million from City Council Speaker Adrienne Adams and 350,000 from Queens Borough President Donovan Richards respective offices, for a combined renovation budget of 3.35 million.
The Project which began in June of 2022 and was completed earlier than expected features state-of-the-art facilities that are designed to support players of all ages and skill levels. Before and after photos were highlighted in the March 2025 Bulletin.
The upgraded multi-purpose play area and courts aims to foster a love for the game and promote healthy, active lifestyles among residents as well as a safe environment for the youth of the Rochdale community and the surrounding areas.
In attendance at the event were local officials, City Council Speaker, Adrienne Adams, Queens Borough President, Donovan Richards,
Queens Park and Recreation Commissioner, Jacqueline Langsam, Rochdale Village Board President, Jean Hall and Board Member, Jean Randolph-Castro as well as Rochdale Public Safety and Cooperators.
All in attendance emphasized the importance of investing in public sports facilities and its importance for the community and its youth development and safety.
“This gives our kids access to something to stay on campus and to keep them out of the streets when they want recreation,” said Board Member, Jean Randolph-Castro, who began talks with Speaker Adams about the possibility of a renovation back is 2016, when at the time Board President.
irock charities championship basketball game
The Community Relations Comittee hosted the IRock Charities Championship Game on the newly renovated NYC Rochdale Park Baskeball Courts on Sunday, August 17, 2025. Sponsored in part by NYC Council Speaker Adrienne Adams, Queens DA Melinda Katz, Councilwoman Nantasha Williams, Boost Mobile, Raising Cane’s, The Nett-Work, and AGAPE.
(Photo Credit: Shannon Vassell).
(Photo Credit: AGAPE).
Queens Borough President Donovan Richards. NYC Council Speaker Adrienne Adams.
(center) Community Relations Committee Chair, Jean Randolph-Castro.
NATIONAL NIGHT OUT 2025
National Night Out Against Crime, hosted by the Public Safety Committee, invited politicians, local law enforcement and cooperators to come out and have a fun night with rides, food, games for all ages and even a dunk tank! It was a great night for all who come together in the name of keeping the community safe.
(Photo Credit: Shannon Vassell).
(l. to r.) Public Safety Chief Adolph Osback, Ty Hankerson, Assistant General Manager Wilfred Rodriguez, NYC Council SpeakerAdrienne Adams, Board President Jean Hall, Public Safety Committee Chair Khedda Hayden-Ryan, Assistant General Manager Leacroft Gordon.
113th Precinct Inspector Claxton & Public Safety Chief Adolph Osback.
FaMily FUn day
Family Fun Day was hosted by the Community Relations Committee on Saturday August 16, 2025 out on the grounds. Cooperators set up all over with tents, chairs, and their grills, enjoying the warm sunny day, music, games and face painting for children and more!
With the first day of school just around the corner, it was time for the Annual Back 2 School Giveaway for Rochdale Village residents. The Youth Planning Committee (YPC) hosted their giveaway in the Community Center Courtyard on Sunday, August 24, 2025, starting at12:00 p.m. Children and guardians filled the area to receive supplies and information to help them get started on the right foot this school year.
(Photo Credit: Christina Twitty).
See what’s going on in and around our community... There’s a little something for everyone!
aBout Rochdale Village coMMittees
Cooperative living embraces the principle that we are a community that works together for the common good. This means each resident plays an active role in supporting their community, and ultimately, each other. Cooperators may join any committee by simply calling the board office, 718-275-5700 ext. 3360 and request your name be added to the members list. You are free to join as many committees as you choose!
Monthly Meeting Minutes
coMMunity Relations coMMittee
Date: 8/11/2025 | 7:15 p.m.
Held at Location Club Lounge
Chairperson: Jean Randolph-Castro
PLANNED AGENDA:
• Family Day
• Open
ANNOUNCEMENTS:
• N/A
DISCUSSION: Family Day
⁕ Assignments were given to each committee member. Members will serve lunch to the children, seniors, and any cooperators who would like to stop by for lunch
⁕ Members were instructed to come in as early at 11am to set up the lunch area
⁕ Lunch for the children will be served at 1pm
⁕ Lunch for the children will include hot dogs, hamburgers, chips, mac n cheese, juice, water
⁕ For the past years, the seniors did not have the luncheon during the Family Day. This year a seat down area will be prepared for the seniors as well as other cooperators who would like to attend
⁕ Tables and chairs will be set up outside by the Board office
⁕ An area for committee and board members will be set up for lunch at 4:30pm
⁕ A table will be set up for the elected officials who will be stopping by OPEN
⁕ There will be a championship Game on Sunday, August 17, 2025, at the NYC Park, Rochdale new basketball court
⁕ The event will be held under the Community Relations Committee, sponsored by Irock Charities, boost mobile, the Hett-Work, Raising Cane’s Chicken Fingers and Agape
⁕ There will be book bags, school supplies giveaway and award ceremony
UPCOMING EVENTS:
The 4th Annual 1World Fest on September 27, 2025
NEXT MEETING: Thursday, September 25, 2025, at 7:00 P.M.
Meeting ended at: N/A
Attendance: 10
Minutes submitted by: Jean RandolphCastro
Media & info technology coMMittee
Monthly Meeting Minutes
Date: 7/25/25 Time: 7:05pm
Location: Zoom
Chairperson: Stacey Francis
Monthly Meeting Minutes
Date: 8/13/25 Time: 10:00am
Location: Grand Ballroom
Chairperson: Jean Hall
PLANNED AGENDA:
ANNOUNCEMENTS: N/A
DISCUSSION:
• Hercules
○ Co-Chair Shawn Chandler conducted a live walkthrough of building 16’s laundry room to show the committee how the card machines, washers and dryers worked.
• Recruitment Events
○ We are planning a Pickle Ball event to recruit members from the community for the improvement of our current digital platforms.
• Rochdalevillage.com - shareholder portal
○ The committee was made aware of
the chair’s request to publish Microsoft calendars for the board and community center instead of posting pictures of the calendars. The benefits include real-time updates and a reduction in scheduling conflicts. One member asked for a calendar of events in the community rooms so shareholders can see room availability (ACTION ITEM).
• Microsoft and Apple workshops
○ Windows 11 and Apple Tahoe are on the market. Members were given links to on-line and in-person training courses.
UPCOMING EVENTS: N/A
NEXT MEETING: Friday, August 22nd, 2025.
Meeting ended at: N/A
Attendance: N/A
Minutes submitted by: Stacey Francis
senioR citizen coMMittee
The following rooms have opened: buildings 16, 20, 6, 11, 1, 5, 12, and 15. The following buildings are currently being worked on 19, 2, 8, and 14. Remember it takes approximately two weeks for the renovations to be completed once the laundry machines have been removed.
When the rooms are being worked on remember this is an active construction site. Therefore, cooperators and residents are asked not to go into the laundry rooms while under construction.
September 26, 2025.
Feedback so far has been positive, and these are our laundry rooms, and we have a role in keeping our laundry rooms in order.
The issue regarding the seating is low for some will be reviewed.
2. Update on BRD (budget rent determination) – We are still waiting for the official determination from HCR on what the proposed carrying charge will be. It is important that we bear a few things in mind:
DISCUSSION:
1. Laundry Update: The renovation of the building laundry rooms is underway. The new vendor is Hercules, and they will be giving a one-time $5.00 laundry card as a courtesy. Information about when shareholders can go to central maintenance to pick up their cards will be posted in the buildings.
When the rooms open, signage will be posted and a representative from Hercules will be available for the first day from 10AM to 1PM to assist and answer questions.
The entire project has been projected to take 10 weeks, start date was July 7, 2025, and estimated project completion date is
a) It is the financial position of Rochdale Village that dictates the proposed carrying charge increase. Our supervisory agency, HCR, looks objectively at our numbers and proposes an increase.
b) It is important that we continue to look for ways to reduce costs while not losing efficiency.
c) Once the information is received there will be a comment period for cooperators, and a rent conference will be held.
d) The announcement that was made regarding the 30 million dollars will not solve our issues. Only 5 million of that money will go to our operating account. It is the operating account that must be able to meet the expenses. Therefore, while some reduction may be realized, the total 30 million does not reduce our operating costs.
e) For those who qualify for SCRIE and DRIE efforts will be made to make sure all those who may be eligible apply. Note that consideration can only be given at the time the increase is announced – but in the meantime we can get our paperwork in order.
Chairperson, Jean Randolph-Castro.
Chairperson, Stacey Francis.
senioR citizen coMMittee
NOTE: Chair JH stated the income max for SCRIE is $55,000.00 however, that was a typo on the fact sheet – the income level is still $50,000.00. (although talks to raise the level have been made) The new income calculation method for SCRIE introduced by Local Law 109 of 2023 offers several benefits for seniors applying to the program:
☑Benefits of the new inCome CALCuLAtion method
1. Excludes Taxable IRA/Annuity Distributions
• Many seniors rely on retirement accounts like IRAs or annuities.
• Under the new method, the taxable portion of these distributions is excluded from income, potentially lowering the total income used to determine eligibility.
2. Aligns with NY State STAR Program
• The new method mirrors the income calculation used for the STAR property tax relief program, making it more consistent across state and city benefits.
3. May Increase Eligibility
• Seniors who were previously just above the $50,000 threshold may now qualify if their income drops below the limit using the new method.
4. Choice of Calculation Method
• Applicants who received SCRIE for any tax year ending on or before June 30, 2024, can choose either the old or new method—whichever is more favorable.
5. Helps Fixed-Income Seniors
• By excluding certain retirement income, the new method better reflects the financial reality of seniors living on fixed incomes.
3. Income Inequality – It is important that during these critical times for us not to lose focus on some of the hard facts regarding income particularly in New York City.
Chair JH shared the following data:
The citywide median household income (2023 inflation adjusted dollars)
White households: $108,555
Black households: $60,673
Manhattan – (from the NYU Furman Center)
White households: Likely exceed $120,000
Black households: Estimated around $55,000 - $65,000
Brooklyn: 2019
White households – Likely above $90,000
Black households – around $48,000$55,000
Queens: 2019
White households – Likely around $90,000 - $100,000
Black households – estimated around $55,000 - $60,000
Bronx: 2019
White households – estimated around
$50,000 - $55,000
Black households – likely around $38,000 - $42,000
Staten Island: 2019
White households – likely above $90,000
Black households – estimated around $60,000
These numbers illustrate that there is much work to be done to give all people equal opportunities to make a living wage in our city. We must challenge elected officials to bring real opportunities of employment and wages for our community.
Therefore, having Rochdale Village maintain its affordability is something that the entire community must work together to make sure we can and will stay in our homes!
4. Fall Trip – The committee members were given several choices for potential trips in the upcoming months. Based on the results of the survey the two highest choices were:
#1 Choice: Windcreek Casino Presents “Miracle on 34th Street Musical” with Casino Bonus for $119.00 Dates: December 12, 2025
#2 Choice: Amazing Destinations Holiday Bash at the Brownstone for $154.00 on 12/8.
Majority Rules – so we will get the details for the December 12, 2025, Windcreek
Casino – Miracle on 34th Street!
5. Contact Information – Chair JH provided a contact information sheet and asked members to complete so their emergency contact information can be placed in their files for management in case there is an emergency.
It was suggested that this information be requested on an annual basis for shareholders at the time the income affidavit information is due. Chair will share this as a recommendation from the Senior Citizens committee.
Good & Welfare
The committee signed “get well” cards for our co-chair, Clara who is out sick. We wish her a speedy recovery!
NEXT MEETING: Wednesday, September 3, 2025
Meeting ended at: 11:45 AM
Attendance: 96
We collected a total of $90.00 Minutes submitted by: Jean Hall, Chair
synoPsis of cooPeRatoR’s session
- for July 28, 2025 board meeting
Special Presentation by Hercules Corporation:
Board President, Jean Hall advised all that Hercules Corporation, our new laundry vendor will give a brief presentation.
Jay Osman began by stating that Hercules is presently in a ten-week project to install new washers and dryers in the complex. To date we have completed buildings 16, 6, and 11. We are working on buildings 1, 5, 12 and 15. Once this group is completed we will move on to buildings 10, 17, 4 and 7 and finish with buildings 3, 18, 13 and 9. Our company has been around for 68 years; we are in the third generation working at the company.
We have 140 technicians and Rochdale Village will have a specified technician in the complex daily. We are here tonight to answer your questions.
There was a brief Q&A which included questions regarding the exhaust system; in which Hercules advised they are not responsible for renovating the exhaust system, but they are making minor changes to make it work better such as redirecting air flow, taking a couple of units and venting it out separately and cleaning a significant lent buildup. The company has worked with other Mitchell-Lama developments. Currently we have several thousand in NYC. It was also noted that Hercules will not honor laundry cards from the former vendor.
It was also noted that you do not need to use a lot of soap to wash your clothes. If you need a refund for some reason, then you contact customer service, and we will take care of that. We will be keeping a record of all calls made and the reason service was needed and whether a refund is necessary.
A question was asked regarding the negative reviews. Mr. Osman explained that there service 10,000 buildings in New York alone. We are going to get complaints. However, we are committed to providing superior customer service.
Question regarding scent beads, which can be used in the machines, if they do not dissolve that is an indicator that too much was put in. The technician is here Monday – Fri-
day and our service on the weekends may take longer. Other questions on soap, cards and mobile app were addressed.
Note: If you wish to buy a new card, use a five dollar bill – otherwise the other money will be loaded to the card.
This segment ended at 7:33PM. The cooperators session was opened immediately following the Hercules presentation.
Question: I have been without a motor for by bedroom convector for 9 months. I was trying to wait for the new convectors, however, can I get this addressed.
Response: Kindly provide me with your information and I will make sure you get a motor.
Comment: The group offices are not answering their phones.
Response: Management will look into it.
Question: How much revenue is the gazebo bringing in. And I have noticed at night it is becoming a hang out spot.
Response: At this time, it is not generating revenue. I will make sure the gates are locked each night as required.
Question: Do we have a date for the carrying charge increase.
Response: Not yet.
Question: Is the 30 million dollars signed, sealed and delivered?
Response: Not yet. We first must get the award letter. After the award letter the real work begins in securing the funding.
Chairperson, Jean Hall.
synoPsis
of cooPeRatoR’s session
- for July 28, 2025 board meeting
Question: I received a violation for walking my dog on the premises. I walk my dog at 4AM in the morning and I am not walking my dog off the grounds.
Response: The rules state you should not be walking your dog within the complex.
Note: Ms. Hayden-Ryan indicated that the Community Center committee will be willing to host a forum for the dogs, those for and those against. However, disrespect is not allowed.
Question: The rood door on building 4 in the A section has been open for months. The urinals in the men’s bathroom here in the community center has be running for months.
Response: Management will look into both issues.
No further questions the cooperators session ended at 8:16PM
Rochdale Village BoaRd of diRectoRs Meeting Resolutions - July 28, 2025
R19-25:
Moved by: Khedda Hayden-Ryan
Seconded by: Stacey Francis
WHEREAS, the Election Committee has obtained a proposal from Honest Ballot Association to conduct the 2025 election for the Board of Directors for the amount of $64,636.00 and if the election must be extended, an additional $6,000.00 for a total maximum cost not to exceed $70,636.00.
NOW, THEREFORE BE IT RESOLVED, that the Board of Directors of Rochdale Village, Inc. approves the contract of Honest Ballot Association, also attached hereto, with a fee not to exceed $64,636.00 and if the election must be extended, an additional $6,000.00, for a total maximum cost not to exceed $70,636.00, subject to any exceptional cost outside the scope of the proposal.
FOR
Keysha Beasley
Jean Hall
Stacey Francis
Khedda Hayden-Ryan
Sheila McKenzie Jean Randolph-Castro
Kamal Saleem
Jacqueline Telfer
AGAINST Lisa Stark
ABSTAIN
Janine Cross
ABSENT
Talib Bey
Nadine Browne
Cody Hamblin Yvette Joy Harris-Smith
Althea Hicks
Eight for, one against, one abstention, five absent; motion passes.
R20-25:
Moved by: Khedda Hayden-Ryan
Seconded by: Keysha Beasley
WHEREAS, achieving a quorum for the Annual Election to the Board of Directors has been difficult in the past and the Election Committee would like to offer an incentive for Shareholders to vote increasing the chances for a quorum so that the money spent for the election proceedings is not wasted; and WHEREAS, the Election Committee proposes that at the close of the polls, if a quorum is met, a random drawing of voter names will occur in each circle/group for the chance of one voter per circle/group to receive a $250.00 gift card. The drawing shall be conducted by the independent election company. NOW THEREFORE, BE IT RESOLVED that the Board of Directors of Rochdale Village, Inc. adopts the Election Committee Voting Incentive.
FOR Keysha Beasley
Jean Hall
Stacey Francis
Khedda Hayden-Ryan
Sheila McKenzie Kamal Saleem
Jacqueline Telfer
AGAINST Lisa Stark
ABSTAIN
Janine Cross Jean Randolph-Castro
ABSENT
Talib Bey
Nadine Browne
Cody Hamblin Yvette Joy Harris-Smith
Althea Hicks
Seven for, one against, two abstentions, five absent; motion passes.
R21-25.
Moved by: Stacey Francis
Seconded by: Keysha Beasley
WHEREAS, the Election Committee was tasked to prepare proposed Election Procedures and related documents for the 2025 Annual Meeting and Election of Board Members, together with an Administrative Schedule and Notice of Annual Meeting, copies of which have been provided to the Board of Directors; and
WHEREAS, the Election Committee has adopted the Election Procedures, Administration Schedule and Notice of Annual Meeting for the 2025 Annual Stockholders Meeting.
NOW, THEREFORE BE IT RESOLVED, that the Board of Directors of Rochdale Village, Inc. adopts the Election Procedures, Administrative Schedule and Notice of Annual Meeting approved by the Election Committee.
FOR
Keysha Beasley
Stacey Francis
Jean Hall Cody Hamblin
Khedda Hayden-Ryan Sheila McKenzie
Jean Randolph-Castro
Jacqueline Telfer
AGAINST Lisa Stark
ABSTAIN
Janine Cross
ABSENT
Talib Bey
Kamal Saleem
Nadine Browne
Yvette Joy Harris-Smith Althea Hicks
Nine for, one against, one abstention, four absent; motion passes.
R22-25:
Moved by: Khedda Hayden-Ryan
Seconded by: Keysha Beasley
WHEREAS, the August 2025 Board Meeting at Rochdale Village is scheduled for August 25, 2025, when many of the cooperators and their families are away for a summer vacation or busy getting ready before the school year starts; and
WHEREAS, this is a difficult time of the year for cooperators and Board Members to attend the meeting and the August meeting has been cancelled for many years at Rochdale Village.
NOW THEREFORE BE IT RESOLVED, that the Rochdale Village, Inc. Board of Directors cancels the August 2025 Board Meeting.
FOR
Keysha Beasley Janine Cross
Stacey Francis Jean Hall
Rochdale Village BoaRd of diRectoRs Meeting Resolutions - July 28, 2025
Cody Hamblin
Sheila McKenzie
Kamal Saleem
Khedda Hayden-Ryan
Jean Randolph-Castro
Lisa Stark Jacqueline Telfer
ABSENT
Talib Bey
Nadine Browne
Yvette Joy Harris-Smith Althea Hicks
Eleven for, four absent; motion passes.
R23-25:
Moved by: Khedda Hayden-Ryan
Seconded by: Stacey Francis
WHEREAS, Rochdale Village, Inc. wishes to ensure policies are in place that address contract renewals; WHEREAS, Rochdale Village, Inc. has contracts with businesses that end at different intervals throughout the year; NOW THEREFORE BE IT RESOLVED, that Management is required to notify the Board and General Counsel not less than ninety days before the termination or renewal date of any contract so that the Board can review the terms of the contract and decide whether to renew or renegotiate. The management company will inform the Board and General Counsel about the termination/renewal via e-mail which will be followed up by a meeting within seven to fourteen (7-14) days of the e-mail. Management will provide the Board at least thirty to sixty days prior to the termination deadline with information on whether a contract will be cancelled or renewed so that the Board may make a final determination. FOR
Keysha Beasley
Jean Hall
Khedda Hayden-Ryan
Kamal Saleem
Stacey Francis
Cody Hamblin
Sheila McKenzie
Jacqueline Telfer
AGAINST
Janine Cross Lisa Stark
ABSTENTIONS
Jean Randolph-Castro
ABSENT
Talib Bey
Nadine Browne
Yvette Joy Harris-Smith Althea Hicks
Eight for, two against, one abstention; four absent; motion passes.
R24-25:
Moved by: Jean Randolph-Castro
Seconded by: Keysha Beasley
WHEREAS, it has become necessary to make emergency repairs to Group 1 walkway in front of the playground on the left side of Building 3;
WHEREAS, the area of concern is an immediate trip hazard and poses safety concerns to the Shareholders of Group 1;
WHEREAS, these repairs are time sensitive. We contacted a known contractor who has frequently been the lowest responsible bidder and has completed tasks to the satisfaction of Management;
WHEREAS, O & C General Construction has provided management with a bid to complete the area mentioned for $57,300 plus tax; and
WHEREAS, the scope of work will include demo of the old asphalt, compacting the earth below the asphalt, application of new asphalt and application of sealer over the asphalt;
NOW THEREFORE BE IT RESOLVED, the Rochdale Village, Inc. Board of Directors approves a payment of $57,300 plus tax to be funded from the Operating Account for the installation and removal of asphalt walkway left side of Building 3.
FOR
Khedda Hayden-Ryan Sheila McKenzie
Jean Randolph-Castro
Kamal Saleem
Lisa Stark Jacqueline Telfer
ABSTENTIONS
Jean Hall
ABSENT
Talib Bey Nadine Browne
Yvette Joy Harris-Smith Althea Hicks
Ten for, one abstention, four absent; motion passes.
BOARD MEMBERS
Althea Hicks (Not Present)
Chairperson
Jean Hall
President
Khedda Hayden-Ryan
First Vice President
Keysha Beasley
Second Vice-President
Cody Hamblin (Arrived 8:35 P.M.)
Third Vice-President
Nadine Browne (Not Present)
Fourth Vice-President
Stacey Francis
Secretary
Yvette Joy Harris-Smith (Not Present)
Assistant Secretary
Kamal Saleem
Treasurer
Sheila Mckenzie
Assistant Treasurer
Talib Bey (Not Present)
Janine Cross
Jean Randolph-Castro
Lisa Stark
Jacqueline Telfer
SUMMIT PROPERTY MANAGEMENT SERVICES, INC.
Jay Williams
General Manager
Wilfred Rodriguez (Not Present)
Assistant General Manager
Leacroft Gordon
Assistant General Manager
Dean M. Roberts, Esq. Corporate Counsel
Norris, Mclaughlin
William Young
Controller
Kelvin Pantaleon
Director Of Maintenance
Adolph Osback
Chief Public Safety
Corey Jones
Director Of Power Plant
David George
Assistant Director Of Maintenance
Junior Medina
It Systems
have you missed a board meeting? zoom video links of board meetings are available for viewing on the rochdale village website after each meeting. log in to view.
Keysha Beasley
Janine Cross
Stacey Francis Cody Hamblin
ENTIRE SET OF BY-LAWS OF ROCHDALE VILLAGE, INC.
ARTICLE I
Section 1. This Corporation is organized under and pursuant to the Limited-Profit Housing Companies Law of the State of New York, and with the approval of the Commissioner of Housing of the State of New York. The object of the corporation is to construct and operate adequate, safe and sanitary housing accommodations in accordance with cooperative principles. Cooperative principles include, as a fundamental object, the Board of Directors being responsible to the cooperatorshareholders.
ARTICLE II MEETING OF STOCKHOLDERS
Section 1. Annual Meetings. The annual meeting of the shareholders of the corporation for the election of directors for the ensuing year and for the transaction of other business of the corporation shall take place on the premises owned by the Corporation in the County of Queens on the first Tuesday in October of each year, at 8:00 P.M., if not a legal holiday, and if a legal or religious holiday, then on the next secular day following. The meeting will then recess to the next day for balloting for the Board of Directors elections, ByLaw Amendments and questions put to the stockholders on the election ballot. Written notice of the annual meeting shall be mailed to each shareholder entitled to vote, at such address as appears on the stock book, not less than ten nor more than fifty days prior to the date of the meeting.
No later than December of each year, each shareholder shall receive one copy of the Financial Statement of Rochdale Village, Inc. In addition, each shareholder shall receive one unabridged copy of the outside auditor’s annual “Memorandum of Internal Control Matter’s report.
Section 2. Special Meetings. Special Meetings of the stockholders for any purpose or purposes may be called at any time by the President and shall be called by the President or Secretary within sixty days at the request in writing of a majority of the Board of Directors, or at the request in writing of 25% of the stockholders who shall require the Secretary or other officer, of the Corporation to give notice of such Meeting. Written notice of such special meeting and the object thereof shall be mailed to each stockholder entitled to vote at such address as appears on the stock book not less than ten nor more than fifty days prior to the date of the meeting.
Section 3. Quorum. The usual quorum for Meetings shall be the presence in person, or by proxy, of one-third of the holders of the outstanding stock entitled to vote, but a lesser number may adjourn the meeting from time to time without notice other than an announcement at the meeting in which the requisite number of stockholders shall not be present.
Section 4. Voting. At all Meetings of the stockholders, all questions, the manner of deciding which is not specifically regulated by statute, shall be determined by a vote of the majority of the stockholders present,
either in person or by proxy, at the meeting, except that voting for Directors shall be by plurality of those voting. Each stockholder shall be entitled to one vote for any and all purposes regardless of the number of shares held by such holder. All voting shall be viva voce except voting for election of Directors or for questions or By-Laws or as otherwise prescribed by statute.
Section 5. Voting Supervision. All voting at Shareholder=s meetings shall be organized, supervised and conducted by the Board of Directors or by an election committee appointed by the President and approved by the Board of Directors. Included in the duties of the election committee ( or of the Board of Directors if no election committee has been appointed) shall be the supervision of election campaigns; the preparation, printing and distribution of the ballots and notices; the post of notice; the printing of an election edition of the Bulletin which shall include but not be limited to names and resumes of candidates in alphabetical order, By-Law Amendments, propositions and questions and a copy of the proposed ballot; and the supervision of orderly voting. No candidate for election or re-election shall serve on the election committee. The Board of Directors may by resolution adopt regulations governing election campaigns and voting in order to assure fairness with respect thereto.
Section 6. Proxies. Stockholders shall be permitted to vote by proxy at any annual or special meeting of the stockholders, and proxies shall be counted toward a quorum.
ARTICLE III DIRECTORS
Section 1 (a) . The number of directors shall not be less than three nor more than fifteen as the stockholders at the annual meeting in each year, or at a special meeting called for that purpose, or as the directors at any meeting called for that purpose, shall determine. One additional director may be designated by the Commissioner of Housing of the State of New York. In the absence of fraud or bad faith, said additional director appointed by the Commissioner shall not be personally liable for the debts, obligations or liabilities of the corporation.
Section l(b). Board of Directors shall be elected for three year terms and until their successors are elected. Elections for the Board of Directors shall be conducted by machine, paper and/or proxy balloting as determined by the rules and regulations set by the Board of Directors. The balloting for Board of Director Members shall be conducted commencing the morning following the commencement of the annual stockholders meeting, between the hours of 6 A.M. and 9 P.M. and if not a legal holiday. If it is a legal holiday, then on the next secular day following.
Section 1 (c). No person shall be eligible to run for the Board of Directors unless they are a stockholder and primary resident of the corporation and in addition, no person may serve as a Director, if they do not continue to be a stockholder
and maintain Rochdale Village as their primary residence, excluding the designee of the Commissioner of Housing. “Primary residence” means the place of domicile, as defined in Black’s Law Dictionary, and, additionally, that such person lives in his/ her respective apartment unit for at least ten months of the calendar year. Acceptable types of proof of primary residence shall be as follows: bank statements bearing address, driver’s license (if any), most recent federal tax return and an affidavit signed by such Director affirming that Rochdale is his/her primary residence as defined above.
All Directors must be current in their carrying charges at the time of being nominated and after they are elected to the Board of Directors must remain current with no arrears greater than 60days, or they must give up their seat as elected Board members. The Manager shall report to the Board any Board member that is delinquent in their carrying charges for more than 60-days at a Legal & Management meeting and unless cured within 10-days of notice, the Director automatically shall lose their seat on the Board. Court Stipulations entered into in non-payment landlord and tenant or other proceedings will not cure a director who is delinquent.
Section 1 (d) Any person removed from the Board of Directors whether by Court action or by an automatic disqualification or by action of stockholders or by Board action or for any other reason, shall be forever ineligible to hold off ice as a Director of Rochdale Village or be employed in any capacity by Rochdale Village, Inc.
Section 1 ( e) . A sample ballot and/ or fact sheet containing the names of all Board of Director candidates, by-law amendments, propositions and questions, shall be mailed to all cooperators, along with the official notice of the Annual Stockholders Meeting and it shall also be published in the September election edition of the Rochdale Village Bulletin.
Section l(f). A candidate for a seat on the Board of Directors may withdraw his/her nomination by signed notice received by management no later than 12 noon the day before the scheduled stockholder’s meeting.
Section 1 (g). Term Limits for Directors: a. Term Limits. No person may be elected to more than three consecutive full threeyear terms, and no person may serve for more than nine consecutive years, as a member of the Board of Directors; provided, however, that, (1) if a Director serves three terms (including one or more partial vacancy terms) totaling less than nine years, such Director may be elected to and serve a fourth full or vacancy term, even though the term may be extended after nine consecutive years, and (2) a Director who has been appointed by the Board (based on current election policy procedures) to fill an unexpired term of a Director caused by a vacancy may complete that term as well as no more than three consecutive additional full three year
terms.
b. For the purposes of computing the nineyear consecutive period of Board service, if a Board member resigns after serving a period of 19 months or more, this service shall count as a full term.
c. A person who becomes ineligible to be elected to the Board of Directors by reason of the term limit set forth in this section, shall be eligible to again be elected to the Board of Directors after the passage of a three-year period that commences on the date of the annual meeting of the shareholders of the Corporation at which such person’s last term to which he/she was elected as a Director would have ended, whether or not such person actually served to the end of his/her term, and ends at the next following annual meeting of shareholders, at which meeting such person shall again be eligible to be elected to the Board of Directors.
d. In the event that a Director resigns or otherwise ceases to serve as a Director before the date on which the Director’s term of office is scheduled to end, then for the purposes of this section, even though the Director has not served his/ her full term of office, the calculation of such Director’s consecutive terms and years served shall include the full term of office from which the Director resigned or ceased to serve if the Director served for a period of 19 months or more.
e. Computation of the foregoing term limits shall apply and begin from the beginning of a person’s first consecutive term as a Director, provided that the provisions in this Section, as enacted, shall not reduce the then-current term of office of any Director who shall be serving when the amendment adopting the term limits set forth in paragraph (a) of the Section.
Section 2 Removal of Directors.
(a) Responsibility to the Public. Members of the Board of Directors bear a high public responsibility since they have elected to operate under a state-aided program and to effectuate public policy by encouraging the building and operating of housing projects for families of moderate income.
(b) Responsibility to Cooperators. Members of the Board of Directors have an obligation to cooperators of their project. Cooperators will seek and demand the most economical operation of the development in order to obtain the lowest possible carrying charge. The Board must meet this demand without endangering the long-term interest of the project, minimizing its essential services or impairing proper maintenance.
(c) Disclosure of Information. Members of the Board of Directors have access to a considerable amount of information. Such information should be held in the strictest confidence and should not be disclosed to any person except insofar as it has a direct bearing on the business of the Corporation and except to persons duly authorized to receive such information.
(d) Conflict of Interest. Members of the
ENTIRE SET OF BY-LAWS OF ROCHDALE VILLAGE, INC.
Board of Directors shall make every effort to avoid contracts or other transactions for materials or services which may involve a possible conflict of interest. Prior disclosure must be made to the Di vision of Housing and Community Renewal and to the Board of Directors by any Board Member who has a direct or indirect interest in a business, which proposes to participate at any stage of a transaction which may lead to the providing of materials or services to the Corporation.
(e) Authority. Each Board Member must recognize that his or her authority is limited to the oversight of the well-being of the cooperative as a whole.
(f) Good Faith. Each Board Member shall perform his or her duties, including his or her duties as a member of any committee of the Board of Directors upon which he or she may serve, in good faith and with that degree of care which an ordinarily prudent person in a like position would exercise under similar circumstances.
(g) No Greater Rights. Each Board Member must recognize that except when the Board of Directors is acting in its formal capacity, no Board Member may exercise rights that are any greater than any other shareholder within the cooperative unless those rights have been specifically delegated to the individual Board Member by the Board of Directors as a whole.
(h) Loyalty & Care. Each Board Member must recognize and carry out his or her statutory duties of loyalty and care to the Corporation and to the cooperators it serves and that such duties are utmost and paramount and supersede any conflicting individual opportunity.
(i) Malfeasance. Acts of malfeasance by members of the Board of Directors shall mean wrongful conduct that affects, interrupts or interferes with the performance of official duties or adversely affects the Corporation.
(j) Automatic Removal. Any Director found guilty of a criminal act related to his or her position on the Board of Directors shall be deemed to have automatically vacated his office as Director. In such case, upon advice of counsel, the Board of Directors shall immediately institute appropriate proceedings to recover the unauthorized disbursements. Rochdale Village shall not pay directly or reimburse the said Director for any legal fees or costs incurred in connection with the matter for which he was found guilty.
(k) Notice. Except for Automatic Removal under Article 3 Section 2 ( j) , no Director shall be removed by the Board of Directors from office unless a writ ten notice of his intended removal is sent to him by certified mail, return receipt requested and regular mail. Said notice must be signed by an officer of the Corporation; clearly set forth the grounds for removal; notify the Director of the date, time and place for the meeting at which his removal will be voted upon; notify the Director of his right to appear before the Board of Directors and offer testimony on his behalf
and in mitigation of his actions; clearly notify the Director that if the Board votes against him he may be removed from office. The notice must be mailed to the Director’s home of record, as set forth in the Corporation’s books and records, at least fifteen (15) days prior to the meeting at which his removal is to be considered.
(1) Removal Procedure. The removal of a Director for cause by the Board of Directors may be initiated at an Executive Session of a meeting of the Board of Directors by motion made at the meeting. The Director moving for removal shall provide information to the Board for review, upon which the Board shall make a determination, by a majority vote of whether to formally request the accused Board member to respond to the allegation that he/she has violated his/her fiduciary to the Corporation. If the members of the Board of Directors determine that there is sufficient evidence to formally request the affected Board member to respond to the charges, the Board shall schedule a subsequent Board meeting in Executive Session to be held not more than twenty (20) business days following the initial Board meeting to discuss the issue of removal. The affected Board member shall be given the required written notice of the upcoming meeting to discuss removal and at such meeting be given full and fair opportunity to be heard on the issue before the Board of Directors. The affected Board member shall have the right at his/her option to have the meeting held in public.
(m) Majority Vote. Any Director may be removed from the Board of Directors for cause by affirmative vote of the entire Board of Directors.
(n) (1) Other Causes for Removal. The Board of Directors, by majority vote of the entire Board, shall declare vacant the office of a Director who knowingly directs or in any way causes disbursement of corporate funds without prior Board approval (unless such direction is made in the usual and normal conduct of business of Rochdale Village); when he is found to be of unsound mind by a court of competent jurisdiction; when he is convicted of a felony; when he is convicted of a misdemeanor involving moral turpitude; or within 30 days after notice of his election, if he does not accept the office either in writing or by attending a meeting of the Board of Directors and fulfill such other requirements of qualification as the By-Laws may specify and as shall from time to time be duly established by the Board of Directors.
(2) Absences. The Board of Directors, by majority vote, may declare vacant the office of the Director when he has been absent from four (4) consecutive regularly scheduled meetings of the Board of Directors, or when he has been absent from five (5) out of six (6) consecutive regularly scheduled meetings of the Board of Directors; and such absences have not been duly excused by a majority of the Board.
(3) Residence. The Board of Directors, acting through the President, must, upon receipt or knowledge, declare vacant the
office of a Director when he is found to no longer be a resident of Rochdale Village. For the purposes of this section a Director is no longer a resident when any one or more of the following events shall occur: (1) he surrenders his occupancy agreement/ proprietary lease; (2) he surrenders his stock certificate; (3) he sells his certificate; (4) his primary residence is no longer Rochdale Village; (5) he has vacated his unit at Rochdale Village (6) the ocurrence of any other event that would clearly demonstrate that he is no longer a resident at Rochdale Village.
(o) The Board of Directors may not remove a Director without cause.
Section 2(b). Vacancies. Any vacancies occurring on the Board of Directors by reason of death, resignation, removal, or otherwise, with the exception of the Director who is the designee of the Commissioner of Housing of the State of New York, shall be filled by the Board of Directors. The aforesaid vacancy shall be filled through the appointment of a Director, approved by a majority of the then existing Board. The appointed Director shall serve for the balance of the term of the vacancy and until his/her successor is elected or appointed.
Section 3. Meetings. Regular meetings of the Board of Directors shall be held on the fourth Monday of each month or if on a religious or legal holiday, on a date chosen by a majority of the Board. Such meetings may be canceled by a majority of the Board for good cause shown. Special meetings may be held at any time upon the call of the President or any two members of the Board. All meetings will be held in Rochdale Village.
All Board of Directors and Committee meetings shall be conducted according to parliamentary procedure specifically where the by-laws are silent or ambiguous, then Robert’s Rules of Order shall apply. Board meetings shall be recorded by a Court Certified Stenographer.
Section 4. Notice of Meetings and waiver of notice. Notice of each meeting, stating the time, place and objects thereof shall be given by mailing at least 48 hours before such meeting or by telegraphing or overnight mail at least 24 hours before such meeting, a copy of such notice addressed to each director at his last known post office address. Notice may be waived in writing by any director. Any meeting may be validly held without notice, at which every director shall be present, or if those directors who are absent waive notice.
In addition to any notice requirement stated above, notice of Board of Directors Meetings shall be conspicuously posted in all buildings at least 24 hours before such Meetings. Following the roll call at all regular and special board Meetings, the board shall certify, for the record, that proper notice of the said meeting was sent/ mailed/or delivered to all board members, posted on all residential bulletin boards and management office reception area, sent to the Rochdale House Congress President, and to all other House Congress
executive board members, as proscribed, in this section.
Section 5. Quorum. A majority of the Board of Directors shall constitute a quorum, and a majority of the members present and voting at any meeting of the Board shall, in the presence of a quorum, decide its action. Abstentions shall count towards a quorum, but will not count in any other way.
Section 6. Executive Committee. The Board may elect from among its members an Executive Committee, consisting of not less than four nor more than seven directors, which shall include the President, Vice presidents, the Secretary, the Treasurer and the Chairman of the Board. Any vacancy occurring in the Executive Committee shall be filled by the Board of Directors. The Executive Committee shall exercise such powers and perform such duties as the Board of Directors from time to time shall prescribe. The director who is the designee of the Commissioner of Housing shall, at all times, be entitled to be a member of the Executive Committee.
Section 7. Other Committees. The Board of Directors may from time to time appoint committees with such powers and duties as it shall determine. Such committees may include cooperators other than Board members. The Board shall nominate a specific person to head a specific committee, who may be a cooperator other than a Board member, except for the Budget and Legal & Management Committees, which must have Board members as heads, which nomination shall be subject to Board Approval.
Section 8. Duties and Powers. The Board of Directors shall have the entire charge of the property, interests, business and transactions for the conduct of its Meetings and management of the corporation as it may deem proper, not inconsistent with law or these By-Laws, or the Declaration of Purposes as stated in ARTICLE I. It is therefore, incumbent upon the Board of Directors to inform and advise the cooperator-shareholder of its on-going activities and decisions in a regular systematic manner.
The Board of Directors shall conduct a roll call vote on all resolutions, motions, budgetary/financial matters and commercial lease approvals and renewals. All commercial leases and renewals are subject to the Board’s advice and consent. A voice or general consent vote can be taken on non-monetary business or on monetary business up to $10,000.00. Among the Board’s various duties shall be insuring that verbatim or electronic minutes are taken at all board and stockholder’s meetings.
In order to foster the cooperative principals of the corporation and aid in communication by the Board to the Cooperators, the Board shall use its best efforts to schedule quarterly information meetings in each of the groups circles and further provide periodic availability of Management and staff to the cooperators either in the community rooms or in the
ENTIRE SET OF BY-LAWS OF ROCHDALE VILLAGE, INC.
circles.
A Board member having an interest in a commercial lease, or who has a member of his immediate family who has an interest in a commercial lease, may not vote on any matters or resolutions regarding, issuance, approval, renewal, etc., affecting the lease.
The Board may conduct a vote on a motion by telephone provided that the President certifies that the issue is one that cannot await the next regularly scheduled Board Meeting and further provided that at least a majority of all Board Members vote in the affirmative for the motion. The Board of Directors shall be responsible for publishing an updated set of Rochdale Village, Inc. ‘s by-laws in the monthly Rochdale Village Bulletin, in August of each year.
The results of all telephone votes taken by the Rochdale Board of Directors shall be read into the verbatim minutes at the first regular board meeting following that vote.
ARTICLE IV OFFICERS
Section 1. Election. The Board of Directors at its first meeting after the election of directors in each year shall elect from its number a President, and shall also elect a Vice President, a Secretary and Treasurer. It may elect an Assistant Secretary and an Assistant Treasurer, and such other officers as, in its discretion the needs of the corporation may from time to time require.
Section 2. Term of Office. All officers of the corporation shall be elected to hold their respective offices during the pleasure of the Board of Directors, and any vacancy occurring in the office the President, VicePresident, Treasurer or Secretary or any other office shall be filled by majority vote of the Board of Directors.
Section 3. President. The President, in the absence of the Chairperson of the Board, shall preside at meetings of the Board of Directors, and shall act as Chairperson and call to order all meetings of the Stockholders. Subject to the supervision and direction of the Board of Directors, the President shall have the general management of the affairs of the Corporation and perform all duties incidental to his office, but in no event shall he enter into any binding contracts or agreements without the express approval of the Board of Directors.
Section 4. Vice President. The VicePresident shall, in the absence, disability or incapacity of the President, have the powers and perform the duties of the President, and those which the Board of Directors may assign to him from time to time.
Section 5. Secretary. The Secretary shall keep the minutes of the Meetings of the directors and stockholders; shall attend to the serving of the notices of the Meetings of the directors and stockholders; shall affix the seal of the corporation to such certificates, documents and papers as may require it, except that from time to time the
Board of Directors may direct such seal to be affixed by any other officer or officers; shall have charge of the stock certificate book and of such other books and papers as the Board of Directors may direct; shall attend to such correspondence as may be assigned to him, and shall perform all the other duties incidental to his office and those which the Board of Directors may from time to time designate.
Section 6. Treasurer. The Treasurer shall be the chief financial officer of the corporation and shall have the care and custody of all the funds and securities of the corporation shall deposit the same in the name of the corporation in such bank or banks as the directors may designate. He may be required by the Board of Directors to give such bonds as it shall determine for the faithful performance of his duties.
Section 7. Assistant Secretary and Assistant Treasurer. The Assistant Secretary and the Assistant Treasurer shall respectively, in the absence, disability or incapacity of the officer to whom he is an assistant, have the powers and perform the duties of such officer, and shall perform such other duties as may be assigned them from time to time by the Board of Directors. They may be required by the Board of Directors to give such bonds as it shall determine, for the faithful performance of their duties.
Section 8. Chairperson of the Board. The Chairperson of the Board shall perform such duties as may be assigned to him by the President and shall preside at meetings of the Board of Directors.
Section 9. Other Officers. Other officers and members of the Board of Directors shall perform such duties and have such powers as may be assigned to them from time to time by the Board of Directors.
Section 10. Removal of Officers. A majority vote of all Directors will be sufficient to remove officers of the Board of Directors and Executive Committee members.
ARTICLE V OPERATION OF THE PROJECT AS A COOPERATIVE
Subject to the provisions of the statute, the corporation will operate the project as a cooperative, subject to the approval of the Commissioner of Housing and in accordance therewith shall pay, or allow as and when determined by the Board of Directors, after the payment of obligations, expenses, taxes, and assessments, or after making suitable provision therefore, a rebate or rebates of rent to each cooperator in proportion to the rental payments made by him during the period in respect of which such rent rebate or rebates are allowed or paid. The monthly rentals paid by the cooperators shall be deemed to be payment on account of their annual rental obligation, which shall be finally determined by the Board of Directors in the light of each year’s operating expenses, subject, however, in all respects to the Approval of the Commissioner of Housing.
ARTICLE VI
SIGNATURE OF INSTRUMENTS
Checks, notes, drafts and orders for the payment of money and obligations of the corporation, and all contracts, mortgages, deeds and other instruments, except as otherwise in these by-laws provided, shall be signed by such officer, officers, individual or individuals as the Board of Directors may from time to time designate.
ARTICLE VII CAPITAL STOCK
Section 1. Certificates. Certificates of stock shall be numbered and issued in consecutive order, shall be signed by the President or the Vice-President and by the Secretary or an Assistant Secretary or the Treasurer or an Assistant Treasurer, and sealed with the seal of the corporation, and in appropriate books or record shall be registered the name of the person owning the shares represented by each certificate, the number of such shares and the date of issue.
Section 2. Transfers. (a) No shares of this corporation shall at any time be sold, assigned, hypothecated, alienated or transferred in any respect whatsoever by any stockholder to any person or corporation so long as this corporation or such person or corporation as may be designated by the corporation is willing to purchase such shares of stock and to pay the par value of such shares of stock, unless this corporation or such person or corporation as may be designated by this corporation consents in writing in each case to said sale, hypothecation, alienation or transfer.
(b) In order to ascertain whether this corporation or such other person or corporation as may be designated by this corporation is willing to purchase any shares, the person proposing to transfer shares shall give notice in writing to this corporation that he desires to transfer the said shares. Such notice shall constitute this corporation an agent for the sale of such share to this corporation or to such person or corporation as may be designated by this corporation.
(c) If this corporation, within a period of ninety (90) days after the receipt of such notice, indicates its willingness or the willingness of such other person or corporation as may be designated by this corporation, to purchase said shares and shall give notice thereof in writing to the retiring shareholder, the latter shall be bound within thirty ( 30) days thereafter to transfer such shares to this corporation or such other person or corporation as may be designated by this corporation upon payment and receipt of the price herein provided.
(d) Upon the expiration of said ninety (90) days, if the retiring shareholder be not notified of the willingness of this corporation or such other person or corporation as may be designated by this corporation to purchase his shares, the said retiring shareholder shall have the right to sell or to offer for sale his said shares to
any person or persons willing to buy them, except that if the said shareholder does not exercise the right granted herein to sell to any person willing to purchase within a period six months after his right to do so has accrued, then and in that event said retiring shareholder must again notify the corporation of his intent to transfer his shares and he shall again be bound by the provisions of Paragraphs (a), (b), (c), and (d) of this ARTICLE VII.
(e) If in any case the retiring shareholder, after becoming bound to sell, convey or transfer his shares to this corporation or such other person or corporation as may be designated by this corporation, defaults in transferring said shares, this corporation or such other corporation as may be designated by this corporation shall, after notice to and approval by the Commissioner of Housing, hold the purchase money in trust for the retiring share-holder or his executors, administrators or assigns, and shall substitute the name of the purchaser upon the books of the company in place of the name of the retiring shareholder. After the name of the purchaser has been entered on the books of the corporation in the exercise of the aforesaid powers, the validity of the proceedings shall not be questioned by any person and the corporation or such other person or corporation as may be designated by this corporation shall be deemed and taken to be the owner of such shares.
Section 3. Anything herein contained to the contrary notwithstanding, no shares in this corporation shall at any time be sold, assigned, hypothecated, alienated or transferred in any respect whatsoever by the shareholder unless he at the same time transfers as a unit all shares owned or held by him at that time.
Section 4. The corporation shall have a lien upon the shares of stock of any shareholder and upon all moneys due and owing by the corporation to any shareholder for any and all debts owed to the corporation by such shareholder. The directors may refuse to approve a transfer of any shares upon which the corporation has such a lien.
Section 5. As used in this Article the words, “shares of stock” shall include any interest in the corporation, and the “shareholders” shall include the owner or holder of any such interest.
ARTICLE VIII AMENDMENTS
The By-Laws of the Corporation may be amended, repealed or altered, in whole or in part at any meeting of the Board of Directors by a vote of 2/3 of the entire existing Board or at a meeting of the Shareholders by a majority vote of all existing shareholders.
ARTICLE IX SEAL
The seal of the corporation shall be circular in form and shall bear the name of the corporation, the words “Corporate Seal”, the year of incorporation, and the words “New York” as follows:
PROJECTS IN PROGRESS
Project Name: Convectors
Description: Replace all (19,700) convectors with modern convectors with washable filters, thermostats, and leak prevention.
Status: Nine (9) completed. Installation is complete in the following Buildings: 17-20, 5-8, 9 It became necessary to add freeze protection to the fan coil units to prevent freezing up during winter operation. A change order was approved to add additional equipment to the units for a cost of $1.7 million dollars. Installation total to 8,802.
Funding Source: Wells Fargo
Contract Amount: $33,219,155
Money Spent: $21,219,544.98
Projected Completion: September 2026
Project Name: Federal Pacific Breaker Panels in Apartments
Description: Replace electric panel located in hallway in every apartment.
Status: In Progress: (3583 installed)
Funding Source: Wells Fargo
Contract Amount: $2,380,480
Money Spent: $1,983,808
Projected Completion: January 2026
Project Name: Parking Lot Repair & Sidewalk/Curb Repair Architect
Description: Repave, restripe, and add expansion parking lots 1, 2,4,5,9a/9b and Big Mall.
Status: O&S submitted revised drawings after receiving the Board’s input. Jay to create RFP for Parking Lot repair/expansion. O&S created RFP for Sidewalk/ Curb Repair HM-23AE pending approval.
Funding Source: Wells Fargo
Contract Amount: $246,500.00
Money Spent: $50,132.00
Projected Completion: TBD
Project Name: Parking Lot Repave/Repair Contractor
Description: Repave and restripe parking lots 1,2,4,5,9a/9b and Mall 1.
Status: On hold. Three Lots completed: #2 (11 new spaces), #9A
JULY 2025
(1 new space), 9B. Stasi- Brothers were the lowest responsible bidder awaiting board approval
Funding Source: Wells Fargo
Contract Amount: $2,554,110.00
Money Spent: $489,970.80
Projected Completion: TBD
Project Name: Sidewalk & Curb
Repair Contractor
Description: Concrete repair of worst areas campus wide.
Status: Completed: Groups #1, 2, 3 & 5. Group 4 is on hold for Façade work. MSS is the lowest bidder at $360,000 and Board approved.
Funding Source: Wells Fargo
Contract Amount: $369,000.00
Money Spent: $297,293.04
Projected Completion: TBD
Project Name: Deaeration Tank
Description: Used to remove oxygen and other gases from the water that feeds into boilers that generate steam and prevent corrosion.
Status: Deaeration Tank: Installed May 10, 2022. The Unit will be connected to the existing system soon. We anticipate completion in the spring 2024 as work needs to be done in the shoulder season (Power Plant switches from heating to cooling). We will begin upon completion of Deisel #2 to maintain Plant redundancy while we make final connections.
Funding Source: Wells Fargo
Contract Amount: $1,169,000
Money Spent: $1,021,820
Projected Completion: TBD
Project Name: Diesel Generators
Description: Replace or rebuild two emergency backup diesel generators in Power Plant.
Status: In Progress - Diesel #2 Is dismantled and parts and quotes for the for necessary work are being reviewed by the project representative.
Funding Source: Wells Fargo
Contract Amount: $4,529,672
Money Spent: $201,392
Projected Completion: July 2024
Project Name: Various
Description: Engineers and Architects and Construction mgmt.allowance for architect, engineer, and construction mgmt. fees.
Description: Remedial Work for Cooling Towers and Tower Dunnage, Screen-Wall, and other necessary control, filtering and piping life-cycle evaluation and energy management work.
Status: Revaluating the most effective approach for new condenser lines (plumbing) and steel dunnage (cooling tower structural supports and beams).
Description: Install sprinkler system as required by FDNY in Mall 1 common area.
Status: Fire Alarm: Sprinkler and Smoke Purge system completed. As of August 11, 2021, we are still awaiting NYC FDNY approval of system. FDNY Application was re-submitted, and we are awaiting FDNY approval. Sprinkler: Completed as of 2/7/2020
Funding Source: Reserves
Original Contract Amount: $815,000 Change Order: $115,000; Total Contract: $930,000
Money Spent: $648,995.48
Projected Completion: TBD
Project Name: Fire Alarm for 18 Bldgs.
Description: Install fire alarms in building community rooms as required by FDNY.
Status: Eleven (11) rooms completed (#1, 3, 4, 5, 8, 13, 14, 16, 17, 18, & 20) Bldg. #4 is completed and inspected by FDNY. Bldg. 15 filed at FDNY - Awaiting approval. Eight (8) bldgs. approved by management and sent to contractor for FDNY filing. Awaiting NYCFD approval.HM-23 pending at HCR. HM-180 approved 10/23/19
Funding Source: Reserves
Contract Amount: $438,857
Money Spent: $338,194
Projected Completion: TBD
Project Name: Public Assembly - PA’s
Description: Certificate required for places where people gather for parties, meetings, etc.
Status: This work is on track with the other renovations of the community rooms. Architect - DOB search for all 20 Bldgs. Architect will file when fire alarms are completed for all 16 social rooms and the 4 nurseries.
Funding Source: Reserves
Contract Amount: TBD
Money Spent: N/A
Projected Completion: TBD
Project Name: Bldg. Community Room Renovation
Description: Renovate all building community rooms including main area, bathrooms, and kitchens. The lathe and plaster ceilings will be removed and re-placed with 24’ x 24’ dropped ceilings. Status: Bldg. 15 will re-start on 8/18/25. Twelve (12) Bldgs. are completed: 1, 3, 4, 5, 8, 10, 13, 14, 16, 17, 18, & 20. Two (2) bldgs. remaining for 2023 (#2 & 7) drawings are still pending at DOB for approval. HM-23 pending at HCR & HM-180 approved.
Description: Long-term contract for roof repairs and replacement throughout Rochdale Village.
The contractor is Bay restoration. Roofing Mfr. is SIPLAST. Completed work carries a 20 year no dollar limit guarantee.
Status: Eight (8) Bldgs. Completed: #1 - 5, 12, 17 & 20. Year 1 (#1, 3, 4, 12 & 17); Year 2 (#2, 5, & 20). Management, Architect & Contractor agreed to close out/ place this project on hold until funding is available. Five (5) remaining buildings (#6, 7, 8, 18 & 19) will be re-bid and done later.
Funding Source: Reserves
Contract Amount: $8,277,850
Money Spent: $5,481,466
Projected Completion: N/A
Project Name: Bulkhead Repairs
Description: Repairs include Pointing, Lintels, Caulking, brick replacement, and Coping Stone Replacement.
Status: Start date: 7/27/21. Nine (9) Bldgs. Completed: #1 - 6, 12, 17 & 20. This project will be placed on hold until funding is available to complete the remaining buildings (7-11, 13-16, 18-19).
Funding Source: Reserves
Contract Amount: $700,000
Money Spent: $205,533
Projected Completion: Re-evaluating
Project Name: Façade
Description: Long-term plan for brick and terrace repairs including Local law 11 work every 5 years.
FAÇADE & BALCONY: Four (4) Bldgs. are completed: #58. In progress: #15 (75%) & 16 (75%). Will recommence with inspection and probes once funding has been approved by the Board. HM-23 pending at HCR. HM-180 approved.
Funding Source: Reserves
Contract Amount: $12,764,400
Money Spent: $5,119,204
Projected Completion: November 2026
Project Name: Façade
Description: Long term plan for brick and terrace repairs including FISP each 5 years.
Status: RJSA selected by Management HM-23AE pending at
HCR as of 1/28/2020.
JULY 2025
Funding Source: Reserves
Contract Amount: $880,000
Money Spent: $812,867
Projected Completion: November 2026
Project Name: Air Monitoring
Description: Service contract
Status: Ongoing
Funding Source: Reserves
Contract Amount: $200,000
Money Spent: $28,694
Projected Completion: N/A
Project Name: Mold Assessment
Description: Service contract
Status: Ongoing
Funding Source: Reserves
Contract Amount: $100,000
Money Spent: $39,940
Projected Completion: N/A
Project Name: Brownfield SSDS
Mall 1 & 2
Description: Air clean up underground
Status: Exhaust fan installation completed. Awaiting the Certificate of Completion (COC) from DEC. Mall 1 - JS Cleaners Remediation is completed. Mall 2 - HIP cleaners Remediation is completed.
Funding Source: Reserves
Contract Amount: $411,800
Money Spent: $341,500
Projected Completion: N/A
Project Name: Pylon Signs
Description: Merchant list signs for Mall #1.
Status: In progress. New designsigns awarded to ASG.
Funding Source: Reserves
Contract Amount: $288,683
Money Spent: $250,815
Projected Completion: November 2 023
Project Name: Pylon Signs
Description: Merchant list signs for Mall #1.
Status: Structural work for pylon bases was competitively bid and awarded to Sky, Inc.
Funding Source: Reserves
Contract Amount: $145,400
Money Spent: $14,580
Projected Completion: September 2023
Project Name: General Consultant
Description: Service contract. Status: Ongoing
Funding Source: Reserves
Contract Amount: $210,000
Money Spent: $160,498
Projected Completion: N/A
PROJECTS ON-HOLD
Project Name: Lobby Enhancement & Door Replacement & ADA Accessible Vestibules
Description: Replace 20 lobby entrances, doors and make ADA complaint.
Status: On Hold. Management is working with Wells Fargo and Freddie Mac on reallocating funds from this project to fund convector change order. This project will be revisited at a later date.
Description: The installation of an elevator, demising walls, and utilities on the 2nd floor of mall.
Status: On Hold. All work is complete and funded except the 2nd elevator which is no longer being done. Management is working with Wells Fargo and Freddie Mac on reallocating funds from this project to fund convector change order.
Project Name: Elevator Modernization & Preventative Maintenance
Description: Elevator modernization including new maintenance. Status: On hold, however, we are moving forward with the preventative maintenance portion.
Funding Source: Reserves
Contract Amount: N/A
Money Spent: N/A
Anticipated Re-start: This project will be reevaluated once funding is available.
Project Name: 15 Cardboard Balers
Description: Machine to compress cardboard waste into small and compact bales.
Status: On hold
Funding Source: Reserves
Contract Amount: N/A
Money Spent: N/A
Anticipated Re-start: This project will be reevaluated once funding is available.
PROJECTS TO BE REMOVED
Project Name: Lot 3A/3B Tier 1
Architect
Description: Design Work for Building a tier above Lot 3A/3B to create additional parking
Status: To be removed. Original budget of $5 million no longer applies due to Covid-19, supply chain issues and inflation total cost ow exceeds $12 million for adding approximately 300 new spaces. These considerations make this project financially infeasible. Management will continue to look at other alternatives to address the parking issues.
Funding Source: Reserves
Contract Amount: N/A
Money Spent: N/A
Anticipated Re-start: N/A
Project Name: Lot 3A/3B Tier 1
Contractor
Description: Building a tier above Lot 3A/3B to create additional parking.
Status: To be removed. Original budget of $5 million no longer applies due to Covid-19, supply chain issues and inflation total cost now exceeds $12 million for adding approximately 300 new spaces. These considerations make this project financially infeasible. Management will continue to look at other alternatives to address the parking issues.
Funding Source: Reserves
Contract Amount: N/A
Money Spent: N/A
Anticipated Re-start: N/A
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ROCHDALE SENIOR CENTER: STAYING VIBRANT, CONNECTED & WELL
Tucked right in the heart of our community, the Rochdale Senior Center is a vibrant space where older adults who have aged in place continue to thrive. Our center reflects the cultural richness of our diverse members, looking for meaningful programs that support aging with dignity, creativity, and strong community connection.
During the summer months we were proud to offer hands-on, engaging activities that enrich lives and promote wellness. From our sewing and quilting classes — where seniors create personalized heirlooms — to physical fitness programs that reduce joint pain and support independence, every activity is designed to keep our members engaged and inspired. Our healthy cooking workshops and Tech & AI literacy classes are helping older adults stay healthy, connected, and confident in today’s fast-changing world.
Our dance and drama workshops also create opportunities for intergenerational connection, as seniors and younger family members and youth dance /perform side by side during family and community events. These shared experiences support physical wellness and strengthen family and cultural bonds. In addition to programming, we offer a range of supportive services. We are also expanding our focus on mental health and emotional well-being, with upcoming counseling and family support services to help members navigate life transitions with confidence and care.
We are excited about the upcoming Senior Appreciation Month and look forward to celebrating the elders of Rochdale Village through a season of engaging activities that honor their legacy, resilience, and continued vibrancy.
“Aging is not about slowing down — it’s about staying connected, creative, and strong.”
