The Community Center Committee hosts its annual dinner to recognize veterans of Rochdale on Veterans Day.
ROCHDALE VILLAGE
BOARD OF DIRECTORS 2024-2025
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
Anthony Diggs
Treasurer
Vanessa Duah
Assistant Treasurer
Sheila McKenzie
Secretary
Allison Saunders
Assistant Secretary
Dr. Yvette Joy Harris-Smith
MEMBERS OF THE BOARD
Letisha Azizah
Keysha Beasley
Talib Bey
Janine Cross
Anthony Diggs
Vanessa Duah
Jean Hall
Cody Hamblin
Dr. Yvette Joy Harris-Smith
Khedda Hayden-Ryan
Dr. Althea Hicks
Sheila McKenzie
Allison Saunders
Lisa Stark
Jacqueline Telfer
George Simon (State Representative)
COMMITTEE CHAIRPERSONS
Budget & Finance
Jean Hall
Commercial Services
Dr. Althea Hicks
Community Center
Khedda Hayden-Ryan
Community Relations
Board of Directors
Environment, Parks, Recreation & Parking
Dr. Althea Hicks
Legal & Management
Jean Hall
Maintenance
Keysha Beasley
Media & IT
Jean Hall
Orientation
Keysha Beasley
Public Safety
Khedda Hayden-Ryan
Senior Citizens
Jean Hall
Youth Planning
Keysha Beasley
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,
REALITY CHECK – TIME FOR CRITICAL ACTION!
Board members face one of the toughest responsibilities: reviewing budgets and deciding whether a carrying charge increase is necessary. For years, reluctance to impose increases—often driven by concerns about popularity or contract renewals—has weakened our financial position. This pattern must change if we want to protect our homes and our community.
- by Jean Hall
To understand the impact, SAX LLP analyzed Rochdale Village Inc.’s increases from 3/31/20 through 3/31/24. Here are the findings: President,
This gap is not sustainable. Some blame board spending, but those costs represent less than 1% of the operating budget. The other 99% deserves equal scrutiny if we are serious about fixing the problem.
Here’s the reality: our fixed monthly costs are about $7 million—covering expenses such as mortgage, insurance, payroll, medical, payment agreements, and HCR Reserve deposits. We also face $1.5–$2 million in additional vendor payments. The recent carrying charge increase was expected to generate $2 million in extra revenue, yet we’ve collected only $6 million so far—less than before the increase. This raises a critical question: where is the revenue coming from, and who is accountable for the shortfall?
If we do nothing, the consequences are clear:
» Bills will go unpaid.
» Essential services will be disrupted.
» Our homes – and the value of our investment – will be at risk.
We cannot afford to chase rumors or spend millions searching for a “smoking gun.” That is money we need to stabilize our finances. Every dollar wasted on blame is a dollar not spent on solutions.
The path forward is collaboration, not finger-pointing. Together, we can:
» Implement realistic increases to cover actual costs.
» Audit and optimize the 99% of the operating budget that drives expenses.
» Hold management accountable for transparent reporting and performance.
Shareholders, this is about protecting our homes and our future. The time for delay is over. Let’s act decisively to restore Rochdale Village to financial health.
There will be no meeting for the Board of Directors in December. Have a Happy Holiday Season!
Jean Hall
Veterans day
HONORING OUR HEROES
The Community Center Committee hosted their Annual Veterans Day dinner to honor Rochdale Village residents who served our country on Tuesday, November 11, 2025 in the Community Center. There were words from some of our veterans, amazing food, and dancing to celebrate the holiday. Congressman Gregory Meeks even stopped by to pay his respects. We thank you all for your service!
(Photo Credit: Shannon Vassell).
(l. to r.) Congressman Gregory Meeks, Community Center Chair Khedda Hayden-Ryan, Board President Jean Hall, Board Director Janine Cross, Board Fourth Vice President Anthony Diggs, Board Second Vice President Keysha Beasley and Board Director Letisha Azizah.
- by Jay Williams
General Manager’s Monthly Report for November 2025
COLLECTIONS POST INCREASE IMPLEMENTATION:
I apologize for any confusion caused by the memo that came out prior to the increase implementation. The effort was a collaboration between Management and the Board to help give shareholders an estimate of how much their carrying charges would be. Unfortunately, it only caused more confusion. That was not the intent.
Management has also heard from many shareholders that they are not going to pay the water bill surcharge. That is essentially like shooting yourself in the foot. We were supposed to have approximately $2 million in additional cashflow to help us catch up on the bills. So far, it appears that we are falling way short of that number. If we do not collect on the reduced increase we received how will the bills get paid?
As far as blaming management for the increase, I would remind you that I have worked in a management role for 12 years. During that time, we always paid the bills because there was money to pay the bills. In the last 3 years I have not forgotten how to pay bills. Again, our expenses have risen higher than our cashflow causing the need to increase carrying charges.
Remember, the original increase amount proposed by HCR was 57%. That is approximately double what you received. If Rochdale continues to be in arrears due to shareholders not paying, I’m sure HCR will come back and request the 26% that was negated by the NYS Assembly grant and other factors. None of us wants that to happen so please make sure you pay your carrying charges. If you have questions, please reach out to the management office.
The final piece of the effort to stabilize the development is the procurement of the $30 million from the NYS Assembly. Management has been in contact with the Assembly and HCR to push for a date of release.
THE 2025 GENERAL ELECTION RESULTS
Tuesday, November 4, 2025, was Election Day. Here are the results of the elections that affect Rochdale Village (as found on vote.nyc).
Mayor - With Incumbent Mayor Eric Adams dropping out of the race (though too late to be removed from the ballot), the top contenders were Zohran Mamdani, Andrew Cuomo, and Curtis Sliwa. Also running were: Irene Estrada, Joseph Hernandez, and Jim Walden. Zohran Mamdani (Democrat/Working Families) will start his term as mayor on January 1, 2026.
Public Advocate - Incumbent Jumaane D. Williams (Democrat/Working Families) ran for re-election against Gonzalo Duran (Republican/Conservative) and Marty Dolan (The Unity). He will continue to hold his seat for another four years.
City Comptroller - With Brad Lander ending his time in the position, the primary was previously won by Mark D. Levine (Democrat) in June this year. He faced off against Peter Kefalas (Republican/Conservative) and Ismael Malave Perez (The Unity) and was victorious.
New York Supreme Court, 11th Judicial DistrictOn the ballot were: Sandra Perez (Democrat), Ira R. Greenberg (Democrat), Gary F. Miret (Democrat), Frances Y. Wang (Democrat) Soma S. Syed (Democrat), Gary Muraca (Republican/Conservative), and Richard Felix (Republican). With five seats open, Sandra Perez, Ira R. Greenberg, Gary F. Miret, Frances Y. Wang, and Soma S. Syed have been elected.
Queens Borough President – Longtime incumbent Donovan J. Richards Jr. (Democrat) was challenged again by opponent Henry P. Ikezi (Republican/United
Alliance). Donovan J. Richards Jr. won by a large margin and continues to hold his seat.
Judge of the Civil Court, Queens County - Sheridan C. Chu (Democrat), Indira D. Khan (Democrat), Oma D. Phillips (Democrat), William David Shanahan (Republican/Conservative), Susan M. Silverman (Republican/Conservative), Thomas D. Barra (Republican/ Conservative). Three seats were available, electing Sheridan C. Chu, Indira D. Khan, and Oma D. Phillips.
City Council, 28th District - Ty Hankerson (Democrat/Working Families), who worked with Speaker Adams, ran unopposed after winning the June primary. This election marks him officially winning the seat.
Judge of the Civil Court - District 4th Municipal Court District - Queens – Gail A. Adams (Democrat) and Fania Jean (Democrat) were voted into the two open seats over Mary-Ann E. Maloney (Republican/Conservative).
Ballot Proposal 1: Allow Olympic Sports Complex In Essex County on State Forest Preserve LandThis proposal would allow the expansion of new ski trails in the Olympic Sports Complex in Essex County, New York. The Olympic Sport Complex is in state forest preserve land. This proposal would also require New York State to add 2,500 acres of protected forest land to Adirondack Park. This proposal passed.
Ballot Proposal 2: Fast Track Affordable Housing to Build More Affordable Housing Across the City - This proposal would make two new processes to fast-track certain affordable housing projects. The first process is for publicly financed affordable hous-
ing projects. The second process is for affordable housing projects in the 12 community districts with the lowest rates of affordable housing development. This proposal passed.
Ballot Proposal 3: Simplify Review of Modest Housing and Infrastructure Projects - This proposal would create a faster review process for certain land use projects, such as smaller projects to change how land is used and to prepare the city for extreme weather or other future challenges. For most of these projects, the proposed process would remove final review by the City Council. This proposal passed.
Ballot Proposal 4: Establish an Affordable Housing Appeals Board with Council, Borough, and Citywide Representation - This proposal would change the current land use review process when the City Council rejects or changes an affordable housing project. The proposal would create an Affordable Housing Appeals Board, made up of the local Borough President, Speaker of the City Council, and Mayor. The proposal would allow the Appeals Board to reverse the City Council’s decision with a two-toone vote. This proposal passed.
Ballot Proposal 5: Create a Digital City Map to Modernize City Operations - This proposal would make the Department of City Planning (DCP) responsible for creating, maintaining, and digitizing a single City Map. This proposal passed.
Ballot Proposal 6: Move Local Elections to Presidential Election Years to Increase Voter Participation - This proposal would move election dates for city offices to the same year as federal presidential elections. This proposal failed.
SENIOR CENTER TURKEY GIVEAWAY
Tuesday, November 18, 2025, the Senior Center had a surprise for Seniors. With the Help of Dr. Hubbard, Founder of AGAPE and Ideal Food Basket, they handed out turkeys and 2026 Calendars in the Jewel Café.
(Photo Credit: Shannon Vassell).
(l. to r.) Dr. Maria Hubbard of AGAPE, Senior Center Recreation Coordinator Evelyn Wilson, Senior Center Director Sheree Shivers and Ideal staff and manager, Jerry Diaz.
Public Safety Report
- by Chief Adolph Osback
October 2025
The Public Safety department maintains 24 hour / 7 day a week coverage.
Loitering complaints of which 21 were marked as unfounded (officers responded but no loiters were present)
Noise complaints of which 85 were marked as unfounded (officers responded but no noise could be heard)
These verticals resulted in 01 arrest, 01 criminal summonses, 19 violations and 61 loiterers encountered during the vertical patrols. In addition, 1 tenant verification was 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.
Calls to Dispatch:
Calls Received for Assistance during the
and elevator entrapments
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:
(Photo Credit: Jean Hall).
Controller’s Report - by
William Young
Profit and Loss Financial Statement Narrative
For the Six Months Ended September 30, 2025 (Fiscal 2026)
Rochdale Village Inc. PROFIT & LOSS STATEMENT FY 2025 vs. Budget Summary of Key Performance Indicators For the Six Months Ended September 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 Six Months Ended September 30, 2025 (FY 2026)
Total revenue - For the Six Months Ended September 30, 2025 (FY 2026)Total revenue increased $54,000 to $45,910,000 as compared to $44,955,000 in the FY 2026 Budget. Although the Total Revenue was in-line with the Budget, there were variances which are explained below:
Apartment revenue - Apartment revenue - For the Six Months Ended September 30, 2025 (FY 2026), Apartment revenue increased $552,000 to $40,236,464 as compared to the FY 2026 Budget which was $39,684,000. The increase is related to the Carrying charge increase in February 2024.
Commercial rental revenue – For the Six Months Ended September 30, 2025 (FY 2026), Commercial rental revenue decreased $(47,000) to $2,826,000 as compared to $2,874,000 in the FY 2026 Budget.
Other Rental Revenue - (Includes Parking)Other rental revenue was in-line with the Budget.
Community Center Revenue - Community Center Revenue decreased $(55,000) as compared to the Budget.
Other Income (accounts - Laundry, & Interest
income) - For the Six Months Ended September 30, 2025 (FY 2026), other income decreased $485,000 due to the new Laundry vendor receiving a grace period for upgrading laundry rooms.
Controller’s Report -
by William Young
Rochdale Village, Inc. Summary of Administrative, Janitorial & Ground, Maintenance & Operating and Public Safety Expenses For the Six Months Ended September 30, 2025 (FY 2026)
Administrative - Administrative expenses decreased $(71,000) to $3,237,000 as compared to $3,309,000 in the Budget. This decrease is related to the Budget classification of certain executives & Directors of Department to Administrative. These reclassifications have not been reflected in the Budget yet.
Janitorial & Grounds - Janitorial & Grounds expenses decreased $(137,000) to $3,325,000 as compared to $3,463,000 in the Budget The decrease is due to lower than anticipated porter salary expense.
Maintenance and Operating Costs - Maintenance and Operating costs decreased $(613,000) to $7,257,000 as compared to $7,871,000 in the Budget. The decrease principally due to the Budget being spread evenly throughout the year.
Public Safety - Public Safety expenses decreased $(858,000) to $2,357,000 as compared to $3,216,000 in the FY 2026 Budget. The decrease is related to the Budget projected at Full Staff and we are not at Full Staff and less overtime than anticipated in the Budget.
(NOTE: During the software conversion process, there are reclassifications and mapping issues that will be resolved when the conversion is complete.)
Rochdale Village, Inc. Summary of Power Plant (Fuel & Utilities), Water, Salaries and Other Expenses For the Six Months Ended September 30, 2025 (FY 2026)
Power Plant - For the Six Months Ended September 30, 2025 (FY 2026), total expenses increased $396,000 to $10,256,000 as compared to $9,860,000 in the FY 2026 Budget. This variance is explained below:
a. Fuel & Utilities increased $394,000 as compared to the Budget The increase is due to (1) Cooperator usage (2) seasonality of the spreading the Fuel & Utilities Budget cost which is based upon prior years % of monthly costs. That 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 of 30% which is impacting these costs.
b. Water & Sewer increased $674,000 due to cooperator usage, price increases and the budget was spread out evenly when there is seasonality in the actual expenses.
c. Salaries & Other expenses decreased $(671,985) to 2,664,000 in FY 2026 as compared to $2,763,000 in the Budget. The decrease is related to the less overtime.
Rochdale Village, Inc. Summary of Insurance, Shelter Rent, Employee Benefits & Payroll Taxes Expenses For the Six Months Ended September 30, 2025 (FY 2026)
Insurance Expense (Property, General Liability & Workers Compensation) - For the Six Months Ended September 30, 2025 (FY 2026)Insurance expenses Were relatively in-line with the Budget. The increase from prior years 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 the Six Months Ended September 30, 2025 (FY 2026), Real Estate Taxes (Shelter Rent) expenses were in-line with the Budget. 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 in the process of evaluating if an Article 78 is appropriate to proceed against the agencies to collect our approximately$5,000,000 in over-billing by NYC.
2. In the Shelter Rent Calculation only, he Budget reflected a Carrying Charge increase which increases the Shelter Rent Calculation.
3. The State has initiated legislation that will decrease to 5% the tax rate 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 Six Months Ended September 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 decreased $(130,000) as compared to the Budget. This decrease is related to less room rentals.
Rochdale Village, Inc. Summary of Board, Election, Social Services, Bulletin and Committee Expenses For the Six Months Ended September 30, 2025 (FY 2026)
Note: For the 6 Months Ended September 30, 2025 (FY 2026), these expense were all in-line or lower than the Budget except Election expenses were spread evenly in the Budget. Bulletin expenses were in-line and Committee expense were lower than anticipated in the Budget.
Rochdale Village, Inc. Summary of Board, Election, Social Services, Bulletin and Committee Expenses For the Six Months Ended September 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 September 30, 2025 (FY 2026)
Rochdale Village Inc. (NET) Accounts Receivable by Year & Current Month
Rochdale Village Inc. Balance Sheet
FY 2025
(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 DEP Water Balance & Payments
Note: After the payment of $3,899,232.32 and the interest forgiven, that the balance at October 31, 2025 was $16,434,812.41. The payment of $3,899,232.32 brought us in compliance with the payment plan through November 2025. There were additional invoices received in November totaling $734,417.20 which increased the Outstanding balance to $17,169,229.61. The next payment is due in December 2025.
Rochdale Village, Inc. Summary of HCR Reserve Balance
F ROM T HE O FFICE O F S PEAKER A DAMS
Dear Rochdale Village Cooperators,
On Election Day, voters in District 28 fulfilled their civic duty at the ballot box, helping the city achieve a record voter turnout in fifty years. I want to congratulate my Chief of Staff and now Council Member-elect Tyrell “Ty” Hankerson, who represents a new wave of leadership in Southeast Queens. Raised in South Ozone Park, Ty has dedicated his career to public service, emphasizing accountability and transparency as key priorities. Ty is your new voice in the collaborative partnership between the incoming administration and the City Council to ensure the success of District 28, Rochdale Village, and the City of New York.
As my Chief of Staff, Ty has been instrumental in providing essential resources for our community. His efforts include expanding access to youth and senior services, enhancing educational facilities, and investing in infrastructure. Ty’s comprehensive, practical experience in city government has been crucial in advancing initiatives for Southeast Queens families. He possesses a keen understanding of community needs and is ready to take on responsibilities from day one.
On November 11th, our nation celebrated Veterans Day. This day is especially meaningful for all Americans, especially for veterans and their families who have served in the armed forces. My father, father-in-law, and husband all served in the United States Air Force, making this personally significant to my family. We honor your sacrifices, service, and bravery. Due to travel, we couldn’t participate in Rochdale Village’s tribute to your service. Still, I hope you had a safe and meaningful Veterans Day and observed a respectful National Veterans and Military Families Month.
As we move through the Fall and Winter seasons, make sure you’re protected against the flu and COVID-19. Getting this season’s updated vaccines will protect you against the virus strains expected to spread and help prevent severe outcomes. You can check with your healthcare provider to see if they offer vaccinations or find a vaccination site near you at https://a816-health.nyc.gov/ NYCHealthMap/ServiceCategory. Along with getting vaccinated, wash your hands, wear a mask when needed, and stay home when you’re sick to protect yourself and others during the respiratory virus season. Learn more at https:// www.nyc.gov/site/doh/about/press/pr2025/respiratory-virus-season-is-hereupdate-vaccines.page.
Families throughout New York City continue to face the risk of losing access to essential nourishment because of the Trump administration’s harmful and reckless efforts to suspend and shut down programs. These actions are unjustifiable, especially during the holiday season. The New York City Council reaffirm its support for our partners and communities who are actively working to protect every New Yorker’s right to food, stability, and dignity. Access to food must never be denied. Individuals or families needing food assistance are encouraged to use available resources at https://www.nyc.gov/site/dycd/services/
food_pantries.page and https://www.foodbanknyc.org/ find-food/.
The NYPD 113 precinct is sharing ways to protect against theft and other preventable crimes, especially during the holiday season. With the rise of these incidents, our local NYPD precincts have shared essential tips for all New Yorkers:
• Exercise caution regarding your environment when entering or departing your vehicle.
• When engaging in shopping activities, ensure that no individual is tailing you and maintain vigilance during the loading and unloading of your vehicle.
• Develop the practice of thoroughly inspecting your surroundings when securing children in their car seats, removing them from the vehicle, or placing them into a stroller.
• Never leave valuables in your vehicles or visible on seats.
• Double-check locks at homes, cars, and delivery boxes.
• Retrieve packages promptly or use secured lockers when possible
• Track your shipment online, when possible.
• Schedule packages to arrive when you are home or arrange to ship your packages to a location where a friend, relative, trusted neighbor, or building super can accept them on your behalf.
As we work together to prevent crimes, let’s continue to watch out for one another and keep our neighborhoods safe.
Also, please remember the Fair Fares program, which provides eligible New Yorkers with half-price OMNY Cards. While MetroCards will be phased out later this year, they will still be usable through 2026. For eligibility details, you can visit www.nyc.gov/site/fairfares/index.page
To stay updated on news from City Hall and District 28, you can subscribe to our newsletter at www.council.nyc.gov/district-28
On behalf of my family and myself, I wish you a Happy Thanksgiving and a joyful Holiday Season. As various holiday observances draw near, may gratitude for life, family, and community guide you. Please check on your neighbors and friends, as depression may increase during the holidays due to added stress, loneliness, and the pressure to seem joyful. Let us be considerate of those around us by reaching out and promoting inclusivity.
Commitment to Serve.
Adrienne E. Adams Speaker, New York City Council Council Member, District 28, Queens
S peaker a dam S G ive S B ack i n B i G m all
On Thursday, November 20, 2025, NYC Council Speaker Adrienne E. Adams held “Nourish Our Neighbors” Holiday Distro, a Turkey Giveaway in the Rochdale Village Mall. Those who went received a turkey, bread, watermelon, and juice. Sponsors for the giveaway included Resort World Casino, National Grid, and UA3.
(Photo Credit: Shannon Vassell).
On Wednesday, November 26, 2025, Dr. Maria Hubbard of AGAPE and Chef Milk supplied cooked meals for our homebound seniors as identified by the NORC office. The meals were brought to the Board Office and then were separated by groups for delivery. Maintenance assisted with bringing the meals to the Board Office and distribution of the meals were completed with the help of the Rochdale Village Cub Scouts Pack 627 (see pics on the right) and Public Safety.
MESSAGE TO COOPERATORS
COOPERATORS AND RESIDENTS –TIME TO HOLD OURSELVES ACCOUNTABLE
Our laundry rooms were recently renovated to provide a clean, modern and welcoming environment for all residents. To maintain these improvements, we must take collective responsibility for their upkeep.
Unfortunately, we have observed and cooperators have reported damage, missing lent brushes and similar concerns throughout the complex. These problems can be easily prevented through care and consideration.
Let’s work together to preserve the quality of our shared spaces for everyone’s benefit.
Pictures from building 6:
c ommunity g ive b ack.
Rochdale Village Cub Scout Pack 627, continues on their mission of learning the importance of community and giving back. This year the pack challenged themselves to package and deliver 68 bags of non-perishable groceries to our homebound senior population on Wednesday, November 26, 2025. The scouts understood the assignment and were excited to be able to deliver these packages. Our scouts also learned the importance of fundraising, and how it helps initiatives such as this continue.
Nothing helps you get a jump start on Thanksgiving like not having to hunt for a Turkey. The Board of Directors hosted their annual Turkey Giveaway in the Community Center red brick area on Wednesday, November 19, 2025, from 1:00 p.m. to 6:00 p.m. while supplies lasted. Cooperators lined up, receiving a free turkey, cider, pie and other extras like cranberry sauce, stuffing, dinner rolls, and canned yams. Items were donated by Elmhurst Electric, Ideal Food Basket, Genesys and Keyfood.
Oh Lord How we thank thee For your divine order and Protection and love.
Your favor from above.
So many bountiful blessings Bestowed upon us we could never Take for granted, we would be remiss to overlook.
So during this Autumn season with so many wonderful colors on the grounds well manicured we give thanks Asking for
Your continued favor and with Grateful hearts looking unto the Hills from whence cometh our Strength and help. We feel A renewed sense of peace and grace for the journey
Peace and grace encouragement
As we give Thanksgivings
To You As You Bless Us once again Thank you Lord!
Thankful hearts we say Happy Thanksgiving!
BRIEF THANKSGIVING PRAYER
By Anthony BlAke
Humbly as I am Heavenly Father
Let gratitude within settle in Enrich appreciation to begin
Giving thanks
Life is about living
Among comes from your kingdom
Embrace all people far and wide across the nation and globe
Heavenly Father, you created us and made us in your image
Bring Peace and Comfort
Through struggles comes victory
Testimony the story
It is in your honor I pray
My prayer heading your way
It is on this day Amen
THREE WISE MEN
By ed Miller
The beginning was not simple. Some time before, the head custodian had approached Mr. Miller with a dilemma. He was cleaning out his storage rooms and found three rolls of transparent vinyl plastic. He didn’t know how it got there or to whom it belonged. Each weighed fifty Pounds and if the Art Department did not take them, he would simply dispose of them in the trash. As coordinator of the department, Mr. Miller had A stock room, so he agreed to rescue the material. The rolls were hoisted on to a rolling cart borrowed from the office. He then had to hoist them, oneby-one, up to his shoulder and carry them up one flight to his room and the store room.
Every time he needed to get something or store something, he would wonder why he had taken these bulky items that took up so much space for no apparent reason. It was months away from the holiday concert. The pale blue, the yellow and tan colored plastic had no meaning until the image of a Desert scene came into his head. How to use this material, heavy guage transparent vinyl plastic. One day, he cut some samples from the two foot high rolls. At home he experimented making overlays. By layering the blue plastic, different strata of blue sky could be made. Deeper at the top, lighter at the horizon. The perception of depth could also be achieved by layering the tan and yellow sheets into shades of yellow deepening to orange, the tan deepening to brown. Darker tones couldn’t be lightened but light ones could make darker. Cutting the horizon lines into dunes, he began to create perspective, and a mock-up of a scene. The vinyl was not stable as glass so it needed a support. The idea of stained glass windows answered the question. It needed Gothic arches. He cut three arched spaces into a sheet tape, he affixed the material to the back of the construction paper and the design came into shape. From the removed black paper, he cut out three small camels with riders to form a silhouette of figures on the dunes. The image was working visually at last.
(Artwork By Ed Miller)
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
Date: 11/17/2025 @ 7:00PM
budgeT & FiNaNce commiTTee
Actual Premiums:
Held at Location Community Center 11/12/13
Chairperson: Jean Hall
PLANNED AGENDA:
1. Insurance Discussion
2. Next 2-year budget cycle
3. Forensic Audit
4. Water Bill information
ANNOUNCEMENTS:
• N/A
DISCUSSION:
Insurance Discussion:
Chair JH, read from the evening’s handout the following information regarding Rochdale Village’s insurance coverages.
Most of our insurance coverages are renewed annually in November. Our insurance broker is NFP. NFP is a leading property and casualty broker, benefits consultant, wealth manager and retirement plan advisor. Their commitment is to build strong personal relationships built on trust, transparency and active communication.
Note: April 25, 2024, AON completed its acquisition of NFP. The deal was valued at 13 billion dollars. Following the acquisition, NFP operates as an “independent & connected” platform with AON and continues to be led by its CEO Dough Hammond. No changes were made to the representative leaders for Rochdale Village. The team that handles our insurance consists of 25 people.
Requirements for Coverage:
There are insurance requirements that the Corporation must adhere to with HCR and Wells Fargo. Examples
HCR regulations require automobile insurance, property coverage, and liability insurance – complete details are in the 1730-2.1 HCR regulations.
Wells Fargo requires coverages such as boiler and machinery for residential and power plant, commercial general liability, umbrella/excess liability (minimum limit is 15 million), and directors’ and officers’.
The Corporation also has insurance for crime, after school programs, terrorism (GL and Active Shooter), pollution and cyber.
2025-2026
2024-2025
2023-2024
2022-2023
2021-2022
$9,375,803.88
$9,120,190.51
$7,868,166.00
$7,220,312.00
$5,896,700.00
How are the premium amounts factored into our budgets:
The insurance premiums are factored into our budgets, presently we calculate by increasing the premiums by 10% for each budget year. For FY-26 we budgeted 9.9 million.
Next 2-year budget cycle discussion:
The current carrying charge increase covers FY-26 and FY-27. We are in FY-26 which began 4/1/25 and ends 3/31/26. FY-27 begins 4/1/26 and ends 3/31/27.
Therefore, the next two-year budget cycle is FY-28, 4/1/27 to 3/31/28 and FY-29, 4/1/28 to 3/31/29.
HCR regulation for the budget is 1700 reg for 2 year budget.pdf.
This regulation requires the budget to be submitted to HCR 165 days prior to the beginning of the 2-year budget period. For Rochdale, it will be October 2026.
Timeline for completion of the FY-28 and FY-29 budgets is:
1. May 2026 – Finance – planning meeting – Department Heads and Management will meet to discuss the entire budget plan in detail.
2. June 2026 – Finance – 1st draft of the FY-28 and FY-29 budgets – accounting and management will meet and review. All comments and changes will be made and reflected in the 2nd draft in July 2026.
3. July 2026 – Finance – 2nd draft of the FY-28 and FY-29 budgets – accounting and management will meet to review any final comments and changes will be noted and reflected in the final draft on July 31, 2026.
4. July 31,2026 – Finance – final draft of the FY-28 and FY-29 budgets – completed and ready to be presented to the board.
5. August 2026 – Board – Management will meet and present FY-28 and FY-29 budgets to the board for their review and comment. All board comments will be discussed and recommended changes will be noted and incorporated, if necessary, into a revised draft.
6. September 2026 – Board – revised draft for FY28 and FY-29 budgets – If necessary, the revised budget will reflect the changes from the board. If any additional changes are made, they will be incorporated in the final budget.
7. October 2, 2026 – Board approves – final budget for FY-28 and FY-29.
8. October 9, 2026 – Final board approved budgets for FY-28 and FY-29 are submitted to HCR.
Requirements for Forensic Audit:
Chair, JH opened the floor for discussion on the requirements for a forensic audit. Specifically, why a forensic audit – is their suspected fraud, regulatory requirement issues, or litigation support.
In addition, questions regarding timeframes, cost, who would conduct the audit, request for proposal (RFP) were issues raised.
There was no unified decision from the committee. Comments made included:
Timeframes: 20 years, 10 years, 6 years, 5 years and 1 year.
Defining a forensic audit: looking for embellishment, fraud, crimes or accuracy of financial information.
It appears shareholders feel that there was theft of monies, mismanagement and something that may rise to the level of criminal activity which necessitates the need for a forensic audit.
It was stated that if the auditing firm found any material misstatements that would be grounds to initiate a forensic audit. However, no material misstatements were found.
The absence of any material misstatements led to another idea. This involves asking the independent accounting firm to do a deeper dive into maintenance expenses and/or collections of carrying charges.
When the matter of cost was raised, Chair JH explained that no monies have been allocated in our current budget for a forensic audit or a deep dive analysis. The going rate for forensic accountants in 2025 is $300 to $500 per hour. Depending on the complexity the estimated cost of a forensic audit would be $450,000 to $1,150,000 – average $752,000.
At the conclusion no definitive recommendation was offered by the committee to submit to the board. Therefore, Chair JH will let the board know discussion regarding forensic audit and a deeper dive took place and the board will make a decision.
Income Based on Carrying charge increase:
Chair, JH provided two handouts regarding the income that should be received and what the corporation is actually receiving. Thus far the corporation is still lagging behind in collection of carrying charges at approximately 2.1 million dollars.
Chairperson, Jean Hall.
Monthly Meeting Minutes
Date: 11/5/25 Time: 10:00am
Location: Grand Ballroom
Chairperson: Jean Hall
Co-Chair Clara Sheppeard
PLANNED AGENDA:
December Trip
ANNOUNCEMENTS: N/A
DISCUSSION:
1. December Trip
The charts indicate that presently the corporation has approximately 7 million dollars in fixed costs monthly. The first graphic reflects that only 6.8 million was collected as of 11/14/25. This illustrates again that the corporation is not covering its expenses.
It is anticipated that stronger collection efforts and shareholders timely payments will improve.
DEP – 10-year payment agreement
Management made the decision to stop paying the water bill in late 2023. A payment of $260,038.12 was made on March 20, 2024. That was the last payment prior to the payment agreement plan.
Rochdale Village entered into a payment agreement with the water board in May 2025. The water board extended a grace period of approximately six (6) months before payments would begin on the outstanding balance. The agreement was for $0.00 down and payment to be made of a ten (10) year period.
Full payments of $109,164.43 (Mall-1) and $102,317.43 (Mall-2) were made on June 17, 2025, to bring those accounts current. DEP waived 50% of the accrued interest for each account. ($2,690.97 for Mall 1 and $2,524.78 for Mall 2).
As of October 20, 2025, Rochdale Village owed $20,990,157.97 for all eight (8) accounts. Rochdale Village paid $3,899,232.00 at the end of October 2025 to settle the delinquencies. ($3,478,733 was paid from HCR reserves and $420,299 was paid from operations).
Rochdale Village is required to make payment on the past due water bill and also pay the current water bill charges going forward.
It is recommended that the following charge be included in the monthly financial report which is printed in the bulletin.
Note: the past due balance will still be subject to interest; it is anticipated that the monthly payments for both will be approximately $901,000.00.
UPCOMING EVENTS: N/A
NEXT MEETING: JANUARY 2026
Meeting ended at: 9:10 P.M. Attendance: 62
Minutes submitted by: Jean Hall
SeNior ciTizeN commiTTee
We have 20 seats left!!
2. Christmas Party
The committee agreed to have our Christmas Party on Thursday, December 18, 2025, from 11AM to 3PM in the Grand Ballroom.
Fee: $10.00
Please see Keziah in the board office. Our cut off number is 125.
Please note effective January 1, 2026, the monthly charge will be $3.00 for breakfast. This helps us defer some of the cost.
Our next Senior Citizens Committee Trip will be on Wednesday, December 10, 2025. We are going to the Windcreek Casino for a day that includes the play – Miracle on 34th Street – the Musical at 2PM; $30 slot giveback; $20 Food Voucher and shopping at the Windcreek stores.
The buses leave at 9AM – by the library on 137th Avenue, and we return home at 6PM.
Tickets are $119.00 – money order payable to “Rochdale Village Inc.” – NO REFUNDS
3. Open
The open portion of the meeting included questions and comments related to the carrying charge increase. Many feel the increase is not fair and will cause hardship among our shareholders.
The non-payment decision made by Management is still a sore point among committee members.
UPCOMING EVENTS:
Veterans Day celebration – Tuesday November 11, 2025, in Grand Ballroom from 6PM to 9PM.
Turkey Giveaway – Wednesday, November 19, 2025, from 1PM to 6PM – while supplies last.
Board Meeting – Monday November 24, 2025, Cooperators Session 7PM.
NEXT MEETING: No meeting in December as we will have our Christmas Party.
Wednesday, January 6, 2026.
Meeting ended at: 11:45 AM
Attendance: 87
We collected $87.00
Minutes submitted by: Jean Hall, Chair
Chairperson, Jean Hall.
SyNoPSiS oF cooPeraTor’S SeSSioN
- for October 27, 2025 board meeting
Chair Dr. Althea Hicks called the cooperators session to order at 7:11PM.
Question: Are board members required to continually undergo professional development, particularly in terms of knowing how to read the financial papers of Rochdale Village, the budget.
Response: HCR requires one mandatory on-line training course for board members. HCR has continuing education cases that board members can take, however, that is not mandatory.
Question: Article 78 is a proceeding used to challenge an action or inaction or decision made by an officer, or agency of New York State or of local government. These proceedings must commence within four months after receiving the final determination letter. The determination letter from what I understand was received on the 14th of October. I want to know from our legal counsel what is going to be done to investigate the potential filing an Article 78 appeal of the rent determination?
I also want to know, from our Board Members, why it is repeatedly the case that situations like this that are New York State Law are not known by our board members and not brought to our residents.
There is additional training that was just passed in the 24-25 budget that is available to Rochdale Village and you have not applied for that training.
Response: Article 78 requires that the Corporation prove that HCR acted in a manner that treated the cooperative differently than similar situated cooperatives regarding imposing a carrying charge increase. It is a procedural matter, and counsel will look into it.
Question: When will the final financial statements be ready?
Response: Mid November.
Question: Since they (auditors) must review the internal controls Yardi and AS400 also known as Software First, being that Software First is open, are we paying a monthly fee to be able to use that software?
Response: Yes.
Question: So, are we paying for two systems?
Response: Yes, and it will be for several more years.
Question: In circle 4 playground there is a light beside building 16 that does not come on at night and then on the northern side of the same playground there is another light that is not working.
Response: Maintenance will address tomorrow. The other light was where a shareholder complained that the light was too bright
– but we will check it out as well.
Question: It appears I was charged $40.00 more dollars and why was only a 13-day notice for cooperators to get this information.
Response: Kindly contact the accounting department and they will review your statement. Rochdale Village is not a rental and the laws governing Rochdale require that only a five-day notice for a carrying charge increase is required. Discussions regarding the potential carrying charge increase was underway for months prior to the Commissioners order.
Question: Douglas-Elliman sold its property management division to PMG holdings, which is a subsidiary of Associa. If Douglas-Elliman was the property manager that was selected by the Board, we did not enter into an agreement with PMG or Associa. Who is Associa? Were they vetted by HCR?
Response: The contract is still valid as written. The sale of Douglas-Elliman is reflective of an ongoing consolidation in property management companies. Associa already has several property management companies in New York and operates them under individual names. Therefore, Douglas-Elliman is expected to operate as it has before but now as a subsidiary and not a stand-alone company, so it should not change the operation.
Question: Is PMG going to be the entity managing Rochdale Village? Was PMG on the HCR approved manager list? Will Rochdale have to rebid the contract?
Response: No response was provided.
Question: The letter that we received from management contained incorrect numbers, who is responsible for sending this out?
Response: No response was provided.
Question: I was on the transfer list; told I was approved but when I asked for the application number I was denied and told procedures have changed.
Response: Management will take your information and get back to you.
Question: Questions regarding incorrect letters sent out by management and the figures provided for the carrying charge increase, questions on what should be counted as a room, letters sent out regarding payments are confusing or incorrect and questions on the water surcharge fee per room.
Response: Management will address each issue raised and assist each shareholder as needed.
No further questions the cooperators session ended at 8:10PM.
rochdale village board oF direcTorS meeTiNg Resolutions - October 27, 2025
ELECTION OF OFFICERS
CHAIRPERSON
ALTHEA HICKS
Moved by: Keysha Beasley
Seconded by: Khedda Hayden-Ryan
One vote cast by Dr. Harris-Smith
PRESIDENT
JEAN HALL
Moved by: Keysha Beasley
Seconded by: Anthony Diggs
One vote cast by Dr. Harris-Smith
FIRST VICE-PRESIDENT
KHEDDA HAYDEN-RYAN
Moved by: Allison Saunders
Seconded by: Jean Hall
One vote cast by Dr. Harris-Smith
SECOND VICE-PRESIDENT
KEYSHA BEASLEY
Moved by: Vanessa Duah
Seconded by: Khedda Hayden-Ryan
One vote cast by Dr. Harris-Smith
THIRD VICE-PRESIDENT
CODY HAMBLIN
Moved by: Letisha Azizah
Seconded by: Khedda Hayden-Ryan
One vote cast by Dr. Harris-Smith
FOURTH VICE-PRESIDENT
ANTHONY DIGGS
Moved by: Khedda Hayden-Ryan
Seconded by: Keysha Beasley
One vote cast by Dr. Harris-Smith
SECRETARY
ALLISON SAUNDERS
Moved by: Khedda Hayden-Ryan
Seconded by: Cody Hamblin
One vote cast by Dr. Harris-Smith
ASSISTANT SECRETARY
YVETTE JOY HARRIS-SMITH
Moved by: Anthony Diggs
Seconded by: Cody Hamblin
One vote cast by Allison Saunders
TREASURER
VANESSA DUAH
Moved by: Allison Saunders
Seconded by: Keysha Beasley
One vote cast by Dr. Harris-Smith
ASSISTANT TREASURER
SHEILA McKENZIE
Moved by: Khedda Hayden-Ryan
Seconded by: Anthony Diggs
One vote cast by Dr. Harris-Smith
R28-25 (Telephone Vote)
WHEREAS, Rochdale Village, Inc. (“Rochdale”) water bill arrears are currently $20,990,157.97. In May 2025, the Company entered into an agreement with the New York City Water Board to repay the past due water bills over ten
years (120) months). As of October 20, 2025, the delinquent amount due under the water payment agreement is $3,899,231.67; and BE IT RESOLVED, that the Board of Directors approves the Transfer of $3,000,000 out of the HCR Reserve account to be used to pay towards the $3,899,231.67 delinquent amount of the Water Board Payment Agreement and the remaining $899,231.67 will be paid out of operations: and
BE IT FURTHER RESOLVED, that the Board of Directors approves the transfer of $3,000,000 out of the HCR Reserve account to be used to pay towards the $3,899,231.67 delinquent amount of the Water Board Agreement, pending approval by New York State Homes and Community Renewal.
FOR
Letisha Azizah Keysha Beasley
Talib Bey Janine Cross
Anthony Diggs Vanessa Duah
Cody Hamblin Khedda Hayden-Ryan
Althea Hicks
Sheila McKenzie
Allison Saunders Lisa Stark
Jacqueline Telfer
UNABLE TO BE REACHED
Jean Hall Yvette Joy Harris-Smith
Thirteen four, two unavailable: Telephone vote ratified.
BOARD MEMBERS
Althea Hicks
Chairperson
Jean Hall
President
Khedda Hayden-Ryan
First Vice President
Keysha Beasley
Second Vice-President
Cody Hamblin
Third Vice-President
Anthony Diggs
Fourth Vice-President
Allison Saunders
Secretary
Yvette Joy Harris-Smith
Assistant Secretary
Vnessa Duah
Treasurer
Sheila Mckenzie
Assistant Treasurer
Letisha Azizah
Talib Bey (Not Present)
Janine Cross
Lisa Stark (Not Present)
Jacqueline Telfer SUMMIT PROPERTY MANAGEMENT SERVICES, INC.
Jay Williams
Acting General Manager
Wilfred Rodriguez (Not Present)
Assistant General Manager
Leacroft Gordon
Assistant General Manager
Janisse Bruno, Esq. Corporate Counsel
Norris, Mclaughlin
William Young
Controller
Kelvin Pantaleon
Director Of Maintenance
Adolph Osback
Chief Public Safety
Corey Jones
Director Of Power Plant
Junior Medina
It Systems
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: $21,219,473.86
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: $2,039,824.92
Projected Completion: TBD
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 (1 new space), 9B. Stasi- Brothers were the lowest responsible bidder
OCTOBER 2025
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.
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: $1,166,110.00
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 necessary work are being reviewed by the project representative.
Funding Source: Wells Fargo
Contract Amount: $4,529,672
Money Spent: $710,744.10
Projected Completion: August 2026
Project Name: Various
Description: Engineers and Architects and Construction mgmt.allowance for architect, engineer, and construction mgmt. fees.
Status: Ongoing
Funding Source: Wells Fargo
Contract Amount: $400,000
Money Spent: $29,758.43
Projected Completion: N/A.
Project Name: Central Plant Engineering Work
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).
Funding Source: Reserves
Contract Amount: $115,300
Money Spent: $115,300
Projected Completion: April 2023
Project Name: Fire Alarm/Sprinkler in Big Mall
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 resubmitted, 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 AssemblyPA’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 community building 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.
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 rebid 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-evaluation
Project Name: Façade
Description: Long-term plan for brick and terrace repairs including Local law 11 work every 5 years.
Bldgs. are completed: #5- 8. In progress: 15 (75%) & 16 (75%). Will recommence with inspection and probes once funding has been approved by the Board. HM23 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 every 5 years.
Status: RJSA selected by Management HM-23AE pending at HCR as of 1/28/2020.
Funding Source: Reserves
Contract Amount: $880,000
Money Spent: $812,867
Projected Completion: November 2026
OCTOBER 2025
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 2023
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 and doors and make ADA complaints.
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 later.
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 for 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 compresses 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
See NORC walk-in schedule on the next page.
ROCHDALE VILLAGE NORC
169-65 137 Avenue Jamaica , New York , 11434
Rochdale Village Community Center- Room 20 Phone: 718-525-2800 Ext 2
WOMEN'S HEALTH CLINIC OPENS IN ROCHDALE VILLAGE
On Saturday, November 15, 2025, Align Women’s Health Services opened in Mall 2 (the Small Mall), bringing a new, much needed, health service to Rochdale Village. Community leaders such as Senator Leroy Comrie and Councilwoman Nantasha Williams attended. Speakers at the event spoke on the clinic being a hopeful addition to Rochdale Village and once the ribbon was cut, attendees were invited inside for some music, champagne, hot coffee and pastries.
Communnity Fitness
O pen
H O use
On Saturday, November 15, 2025, the Community Center held an Open House and invited the community to get to know the instructors of the various classes available in the Center throughout the week: Zumba, Karate, Tai Chi, Wrestling, Line Dancing, and Women’s Self Defense. A number of people filtered in and out to inquire with the instructors. Shareholders also found it helpful speaking with a representative from the Community Center about the different programs the Center offers.
(Photo Credit: Shannon Vassell).
(Photo Credit: Shannon Vassell).
(l. to r.) Represtantative from Donovan Richards’ office, Councilwoman Nantasha Williams, Owner Dr. Simone Lomax, Board President Jean Hall, State Senator Leroy Comrie.
S enior C enter R eport
F ro M s heree s hivers d irector , r ochd A le v ill A ge s enior c enter
ROCHDALE VILLAGE SENIOR CENTER –NOVEMBER 2025
November was celebrated as our Month of Thanks, seniors enjoyed a variety of programs that promoted wellness, social connection, and personal enrichment.
The Center also hosted a series of educational workshops and seminars to keep seniors informed about available resources and services, including benefits programs, food pantry support, and health and wellness topics. Highlights included mental health and stress management sessions, nutrition seminars, and domestic violence and elder abuse awareness workshops.
Key November activities included:
• “Let’s Be Thankful” luncheon with musical entertainment
• Thanksgiving turkey distribution and community meal partnerships
• Comedy experience for lighthearted engagement
• Drama performance addressing critical social issues in a humorous and thoughtful way
• Trips to local markets and stores to support access to fresh foods and essentials
The Center continued to strengthen community partnerships, such as collaborating with Ideal Supermarket & Agape for a turkey giveaway, and Connective Strategies Cares for Thanksgiving Meal distribution to celebrate the holiday.
Overall, November highlighted the Center’s commitment to enriching the lives of older adults, by providing benefit & entitlement workshops to ensure members receive accurate information to support financial stability and household needs.
• Seniors 60 and older with a fixed income may be eligible for the commodity food program.
• MTA Reduced-Fare Program provides discounts around 50% off the regular fare for seniors 65 and older ( $1.45 for subways and local buses).
Contact Rochdale Senior at (718) 525-2800 ext. 100 for more information.
