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
- by Jean Hall
Greetings Shareholders,
YOUR VOICES SPOKE – NOW WE TAKE ACTION!
To every household that participated in the October 2025 Board of Directors election: thank you. Your vote was more than a civic duty, it was a powerful statement of hope, accountability, and collective will.
You made it clear that you want a Board that:
» Communicates openly and consistently
» Operates with integrity and transparency
» Prioritizes the best interests of all cooperators
» Takes accountability for decisions and outcomes
President, Jean Hall
You called for a forensic audit—and we agree. We must understand where our money went and ensure that every dollar is accounted for going forward. Fiscal oversight is not optional—it’s foundational to rebuilding trust and securing our future. Therefore, during the next budget and finance committee meeting the requirements for the request for proposal for the forensic audit will be outlined. The requirements will be presented to the Board of Directors for their consideration and approval. In that meeting we will also discuss the duties for the internal auditor, accounts payable report and the accounts receivable report.
There must be improved communication & education for cooperators. We recognize that many shareholders feel disconnected from the cooperative’s operations. That must change.
We are committed to:
» Hosting shareholder workshops to explain your investment and rights
» Creating video updates and digital bulletins to keep you informed
» Increasing circle visits to hear your concerns face-to-face
The Board has voted to transition to a new management company. This is a major step toward restoring trust and improving service. We will provide a clear timeline and regular updates throughout the transition process. Your input will be welcomed every step of the way. Feel free to reach out to the board office: jhall@rochdalevillage.com
We’re expanding our outreach to strengthen Rochdale’s voice and visibility:
» Building relationships with surrounding civic organizations
» Meeting quarterly with elected officials to advocate for our needs
» Collaborating with local leaders to bring resources and attention to our community
This is a new mindset for a new era. As we truly move forward, we must shift how we think and act:
» From reactive to proactive
» From isolated to united
» From surviving to thriving
Rochdale Village was built on the promise of cooperative living. It’s time to renew that promise—with transparency, accountability, and shared purpose.
Let’s stay engaged. Let’s build the future we deserve.
The next meeting of the Board of Directors will be on Monday, November 24, 2025 in the Community Center and on Zoom at 7:00 p.m.
THE 2025 ELECTION FOR ROCHDALE’S BOARD OF DIRECTORS
By Cynthia Bernadine
The 2025 Board of Directors election was held on Wednesday, October 8, 2025 from 6am to 9pm with 13 candidates on the ballot. Coming during a pivotal moment for Rochdale, as shareholders brace for a carrying charge increase, the importance of this election could not be overstated.
Each year shareholders are encouraged to participate in the elections for their Board of Directors and using their vote as a means of expression. The primary objective of a cooperative board of directors is to guide the cooperative in ways that benefit its shareholders by advocating for them, formulating policies, and supervising management. The board holds the responsibility of determining the cooperative’s strategy, making significant decisions, and ensuring the financial well-being of Rochdale Village.
Every household in Rochdale has the right to cast one vote, and according to the Rochdale Board of Election By-Laws, at least a third of the occupied units need to participate in order to meet the quorum, which is the minimum number required to validate the election. With a total of 5,860 residential units, this means that a minimum of 1,951 votes were neces-
sary.
Unfortunately, much like last year, that threshold was not reached, leading for the need for a second elec tion, which took place the follow ing week on Wednesday, October 15, 2025 from 3pm to 9pm. The additional votes needed were secured during this second day of voting, successfully achieving the required quorum and validating the Board Election.
The election process was held again with the assistance of Honest Ballot. Voting equipment was set up in community rooms within each group, supervised by Rochdale Village Pub lic Safety Officers and facilitated by independent contractors from Honest Ballot to ensure a smooth voting expe rience.
With only five vacant posi tions, we welcome winners and firsttime members Anthony Diggs, Van essa Duah, Allison Saunders as well as returning Board Members Letisha Azizah and Althea Hicks, all whom secured seats on the Board.
Rochdale Village Board Members are dedicated to representing the interests of shareholders, making your votes for Board Members just as crucial as participating in the General Elections for your local politicians.
Celebrating Our Seniors:
By Cynthia Bernadine
October is recognized as Senior Appreciation Month in New York City, with numerous events held across the city, especially in Southeast Queens. A tradition which has spanned over 20 years, coordinated by community partners and local officials, the month offers a variety of activities, including health and wellness fairs, luncheons, cultural performances, and special community meetings aimed at honoring and supporting senior citizens as well as acknowledging their contributions within the community.
On October, 22, 2025, Speaker Adrienne Adams hosted a Senior Appreciation Month event and concert here in the Rochdale Village Grand Ballroom. Beyond refreshments, the event featured a variety of resource vendors that offered valuable in-
formation on senior services and programs available throughout the borough that can enhance their quality of life.
During the event, Speaker Adams also announced the allocation of over $820,000 to improve four older adult centers in District 28 which includes funding for the Rochdale Village Senior Center. “These funds will be
used for repairs, renovations, and other upgrades to ensure these centers can continue serving our elders!” stated Speaker Adams.
Entertainment was also a highlight of the day, with performances by the group Uptown who showcased Motown and R&B hits combined with hits from today for the senior’s enjoyment.
It was a day filled with
engaging activities, valuable resources, and opportunities for socialization, emphasizing the importance of health, wellness, and entertainment in the lives of seniors. The event was made possible by the Speaker’s office as well as AGAPE, Rochdale Village Senior Center, NYC Department of the Aging and Queens Culture & Arts Network.
The final increase determination is $65.39 per room plus a surcharge of $9.50 per room totaling $74.89 per room (31.2% overall). This will bring in approximately $2 million monthly to assist in the paying of bills. Please be advised that the original proposed increase was 57%. Management, over many conversations with HCR, help from your NYS Assemblyperson and much effort the increase was reduced. There is also more work that needs to be done following up on the grant money to avoid another immediate increase of approximately 26%. We have been following up on the status so that this can be avoided.
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.
Explaining the Water Bill Decision:
At the last Board meeting a shareholder I know well said that Summit did something wrong [due to the increase percentage] and should take responsibility. That is not the case. I take full responsibility for me and my team’s decision to prioritize necessary bills during this deficit in cashflow. 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. This is simply a result of economics. 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.
Public Safety Report
- by Chief Adolph Osback
September 2025
The Public Safety department maintains 24 hour / 7 day a week coverage.
complaints of which 26 were marked as unfounded (officers responded but no loiters were present)
complaints of which 82 were marked as unfounded (officers responded but no noise could be heard)
These verticals resulted in 01 arrest, 01 criminal summonses, 26 violations and 149 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:
OnFriday October 10, 2025 members of the Public Safety & Human Resources Departments were present at the City College job fair being held in upper Manhattan. This network event brought together employers and prospective job applicants from the community and several CUNY campuses located throughout NYC. The event was an overall success and served to broaden our scope of employment outreach beyond the boundaries of Southeast Queens.
Controller’s Report -
by William Young
Profit and Loss Financial Statement Narrative
For the Five Months Ended August 31, 2025 (Fiscal 2026)
Rochdale Village Inc. PROFIT & LOSS STATEMENT FY 2025 vs. Budget Summary of Key Performance Indicators For the Five Months Ended August 31, 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 Five Months Ended August 31, 2025 (FY 2026)
Total revenue $210,000 to $37,252,000 as compared to $37,463,000 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 Four Months Ended July 31, 2025(FY 2026) Apartment revenue revenue was relatively in-line with the FY 2026 Budget at $33,501,000 as compared to $33,070,000 in the FY 2026 Budget.
Commercial rental revenue – For the Five Months Ended August 31, 2025(FY 2026)Commercial rental revenue decreased $(268,000) to $2,126,000 as compared to $2,395,000 in the FY 2026 Budget.
Other Rental Revenue - (Includes Parking)Other rental revenue was in-line with the Budget.
NOTE: - Approximately 80% of Other rental revenue is related to Parking revenue.
Community Center Revenue - Community Center Revenue decrease $(55,000) as compared to the budget
Other Income (accounts - Laundry, & Interest income) -For the Five Months Ended August 31, 2025(FY 2026)other income decreased $392,000 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 Five Months Ended August 31, 2025 (FY 2026)
Administrative - For the Five Months Ended August 31, 2025(FY 2026)Administrative expenses decreased (441,000) to $2,337,000 as compared to $2,779,000 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 - For the Five Months Ended August 31, 2025(FY 2026), Janitorial & Grounds expenses decreased $(248,000) to $2,670,000 as compared to $2,918,000 in the Budget The decrease is due to lower than anticipated porter salary expense.
Maintenance and Operating Costs - For the Five Months Ended August 31, 2025(FY 2026)Maintenance and Operating costs were relatively in-line with the Budget.
Public Safety - For the Five Months Ended August 31, 2025(FY 2026) Public Safety expenses decreased $(261,000) to $2,458,000 as compared to $2,719,000 in the FY 2026 Budget. The decrease is related to the Budget projected at Full Staff and we are not at Full Staff.
(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 Five Months Ended August 31, 2025 (FY 2026)
Power Plant - For the Five Months Ended August 31, 2025(FY 2026) Total expenses increased $558,000 to $8,910,000 as compared to $8,352,000 in the FY 2026 Budget. This variance is explained below::
a. Fuel & Utilities increased $442,000 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 which is impacting costs of 30% which is also impacting these costs.
b. Water & Sewer increased $139,000 due to cooperator usage and to price increases and the budget was spread out evenly when there is seasonality in the actual expenses.
c. Salaries & Other expenses expenses were in-line with the FY 2026 Budget.
Rochdale Village, Inc. Summary of Insurance, Shelter Rent, Employee Benefits & Payroll Taxes Expenses For the Five Months Ended August 31, 2025 (FY 2026)
Insurance Expense (Property, General Liability & Workers Compensation) - For the Five Months Ended August 31, 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 5 Months Ended August 31, 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 overbilling 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. .
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% 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 Five Months Ended August 31, 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 rental.
Rochdale Village, Inc. Summary of Board, Election, Social Services, Bulletin and Committee Expenses For the Five Months Ended August 31, 2025 (FY 2026)
Note: For the Five Months Ended August 31, 2025, these expense were all in-line or lower than the Budget. Election expenses were spread evenly in the Budget and both Committee Bulleting expenses decreased when compared to the Budget.
Rochdale Village, Inc. Summary of Board, Election, Social Services, Bulletin and Committee Expenses For the Five Months Ended August 31, 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 August 31, 2025 (FY 2026)
Rochdale Village Inc. (NET) Accounts Receivable by Year & Current Month
Rochdale Village Inc. Balance Sheet
FY 2025
We Cry Purple
DOMESTIC VIOLENCE AWARENESS
On Saturday, October 25, 2025, The Rochdale Village Community Center, in conjunction with the Keys To Unlock Your Silence, founded by former board member Maryam Smith-Hubbard, and Beautiful Me Ministries hosted a Community Conversation on Domestic Violence titled “We Cry Purple”. With October being Domestic Violence Awareness Month, it was imperative to raise awareness about domestic violence, honor the memories of victims, and support survivors. The program began with a prayer and candle-making session, creating a reflective and supportive atmosphere. After the prayer, a panel discussion followed featuring a diverse group, including: a survivor of domestic abuse, a mother of a victim of domestic violence, an advocate for domestic violence awareness, and a psychologist specializing in trauma and recovery. The panel addressed the effects of domestic violence on individuals and families, sharing personal stories and insights. Once the discussion had finished, the evening concluded with a balloon release, symbolizing remembrance and honoring all victims lost to domestic violence. The event served as a platform for community engagement, education, and healing, reinforcing the message that support and understanding are vital in combating domestic violence.
1 IN 4 WOMEN & 1 IN 10 MEN
Allen Women’s Resource Center, Ltd.**
P.O. Box 340316
Jamaica, NY 11434-0316
Phone: 718-739-6200
Barrier Free Living, Inc.- OPDV LGBTQ Endorsed Program
Hotline: 212-533-4358
270 East Second Street
New York, NY 10009-7815
Phone: 212-677-6668
Edwin Gould Services for Children & Families
151 Lawrence Street - Floor 5 Brooklyn, NY 11201-5240
Phone: 877-STEPS-94
Freedom House for People with Disabilities, Inc.
NYC Domestic Violence Hotline
270 East 2nd Street
New York, NY 10009-7815
Phone: 212-677-6668
HELP Family Services Corporation** 115 East 13th St.
HAVE EXPERIENCED CONTACT SEXUAL VIOENCE, PHYSICAL VIOLENCE, AND/OR STALKING BY AN INTIMATE PARTNER DURING THEIR LIFETIME AND REPORTED SOME FORM OF IPV-RELATED IMPACT.
New York, NY 10003 Phone: 718-922-7980
Henry Street Settlement** 265 Henry Street New York, NY 10002-4899 Phone: 212-475-6400
Jewish Board of Family & Children’s Services, Inc.** 135 West 50th Street
New York, NY 10020
Phone: 212-262-7655
New York Asian Women’s Center, Inc. (dba Womankind)** 32 Broadway, 10th Floor
New York, NY 10004
Phone: 212-732-5230
New York City Gay & Lesbian AntiViolence Project Hotline: 212-714-1141
Urban Resource Institute** 75 Broad Street, Suite 505
New York, NY 10004 Phone: 646-588-0030
Violence Intervention Program, Inc.**
P.O. Box 1161, Triborough Station New York, NY 10035 Phone: 212-410-9080
Volunteers of America - Greater New York, Inc.**
135 West 50th St., 9th Floor New York, NY 10020-1201
Phone: 212-873-2600
If you or someone you know is a victim of domestic violence and you want help, emergency shelter or information, contact the New York State Domestic and Sexual Violence Hotline: call 1-800-942-6906, text 844-997-2121 or chat at opdv.ny.gov
**Need their hotline? Call New York City’s 24-hour Domestic Violence Hotline, 1-800-621-HOPE (800-621-4673 or TTY: 866-604-5350.
(Photo Credit : Gail Dobbins).
Happy Birthday Ed Miller!
CELEBRATING 100 YEARS!
By Mikell riChards
Edward Miller, originally a Brooklyn native, was born on October 14, 1925 as the youngest of four children to Ida and Saul Miller. He attended Berriman Junior High School and then Thomas Jefferson High School, graduating from the latter in 1943. His plans to further his schooling at the City College of New York (C.C.N.Y.) were put on hold when he was then drafted into the Marine Corps in 1944 where he served with the 5th Division on Iwo Jima. After Victory over Japan Day, during which he was a radio operator, he received an honorable discharge in 1947. Serving his country earned Miller the World War II Victory Medal, the Asiatic Pacific Campaign Medal - Bronze Star, and the Navy Occupation Service Medal - Asia.
Ed and his wife, Mildred Shapiro, moved into Rochdale Village in 1964, becoming some of the cooperative’s first residents. The couple had two children (and grandchildren since).
Ed continued his education at the City College, graduating with a Bachelor of Arts Degree in education. Having always had an interest in educating youngsters and adults, and after completing his education, he began his teaching career at Fredrick Douglass Junior High School in Harlem. At the same time that he taught painting
and sculpture in the Rochdale Village Community Center in 1966, he also taught in the evening Adult Education Program at Springfield Gardens High School, John Bowne High School, and Flushing High School.
Ed Miller wanted to do more, however, and earned his Master of Arts Degree at C.C.N.Y, followed by the State University at Old Westbury, studying painting, sculpture, photography, and video. He then taught art at I.S. 192 in Saint Albans, a job he held for 20 years until his retirement in 1987.
Ed Miller has been a regular contributor to the Rochdale Village Bulletin, going at least as far back as 1998, writing articles as well as submitting poetry and art to the Poetry Corner. His submissions are a welcome addition and the Poetry Corner would not be the same without his creative flair. He has also self-published (not-forprofit) books of poems.
On Friday, October 17, 2025, family and friends helped Ed Miller celebrate the amazing milestone of his 100th birthday in one of the community rooms right here in Rochdale Village where he still resides to this day. You can see pictures from the event below, as well as some of Ed Miller’s work.
(Photo Credit: Shannon Vassell).
Poetry & Art Corner
PRAYER FOR YOUR NEIGHBOR AND COMMUNITY
By alanda i. WasserMan edWards
We must be honest with each Other with integrity.
How do you live among your neighbor God is watching you.
If the Lord was to ring your bell today And have a cup of tea with you
What would the conversation be.
Did you encourage or discourage your Fellow man or neighbor?
Or did you offer a prayer of encouragement Behind closed doors while no one was looking. God bless someone you did not know
did you offer a prayer or just say Lord I pray for my Pastor and members of my church only.
Hopefully moving forward we all take Some time to pray for one another to Bring about change in our Community and not just our places of worship
Thanks we really care about our community
Lord I pray for our community
For peace and your special Blessing come upon each threshold
Be with us I pray for you are Our great Shepard Psalms 23 protect us Master and keep us safe, I pray The Lord is our Shepard
We shall not want Psalms 23 Thank you, Master Amen and God bless America and the world Today and always Lord we believe And receive Your blessings!!!!
LIGHTS OF ALIGNMENTS
By Byron PluMMer
I decree and declare, That I see you in the near, A comet searches for love, In places of darkness and fear, Rivers of the same ocean heal, Interstellar reflections in the Leer,
A cartwheel of tears
Ballads of galaxies within Milkyways of sheers, Countless stars above the Atmosphere,
Only one shines through the heart, Over seights of appears, Stardust sparkles from the Eyes of two consolers, World of passion joined together, On helical solar coasters, A nebula from stars, And a star shatters into A nova,
The positioner align his lights, In the height of his own colors, He revives the empty places, And gives it bright luster.
HOWLING HOUND BUS
By anthony Blake
Halloween setting
How fitting
Greyhound bus like no one has ever seen
Through the back roads, Shortcuts forbidden paths into small towns and major cities
Darkness falls
Passengers don’t have a clue in what’s ahead
Their Greyhound Bus Driver dressed in all black and a touch of red as Dracula
Blood Thirst
Passenger’s outburst
Mysterious reactions throughout the bus
Within the darkness comes a heavy Thunderstorm
Suddenly a swift flash of lightning
Images appear of rising spirits focused in front of the bus on the road
Surprises unexpected, but drew attention causing a chill
Chiller tail without fail
Passenger’s scream and their heart pounded
Noise of heavy chains making a sound
Atmosphere interchange
Moans upon moans heard
The Hound bus has been attacked by all goons
The goons chant, “They want human flesh
Hunger pains agony
Years of wanting, but not getting Closer, Closer the goons came
Ever so close being almost there
Pondering passenger’s feeling suddenly, surprisingly, and worried
The how, when and if Trick a treat
Do you have candy to eat Halloween sweet in treat.
halloween 2025
The Youth Planning Committee (YPC) hosted their annual Halloween event for 2025. On October 31st, children of all ages dressed up in amazing costumes, some showing off their unique interests and creativity, and stopped in the
(Photo Credit : Shannon Vassell.)
halloween 2025
Community Center to receive a special treat bag, take pictures in the photobooth and take a chance with a few scares in the amazingly decorated haunted room. It was a great way to close out Spooky Season.
(Photo Credit : Shannon Vassell.)
WALKING FOR CANCER AWARENESS
October is Breast Cancer Awareness Month! The Cancer Awareness Support Group Sub-Committee, ran by Board Director Jean Randolph-Castro under the Community Center Committee (Chair - Khedda Hayden-Ryan), hosted their Annual Cancer Awareness Walk. Attendees showed up in their pink and took a walk around the Rochdale grounds, led by Elite Marching Band, doing their part to bring awareness to this cause.
(Photo Credit: Live Strong Photography).
Celebrating Our Seniors:
CONGRESSMAN GREGORY MEEKS HOSTS SENIOR SOIREE
By Cynthia Bernadine
Ina heartwarming celebration of community spirit and appreciation for our elders, Congressman Gregory Meeks hosted a two-day Senior Soiree in honor of Senior Appreciation Month. This year’s festivities took place in the Rochdale Village Grand Ballroom on Thursday, October 30th and Friday, October 31st, 2025, where seniors from all over the borough of Queens gathered. The event aimed to recognize the contributions of our senior citizens and to provide them with a platform to socialize, enjoy entertainment, lunch and connect with one another.
One of the highlights of the Soiree was the lively performances by the band Bartlett Contemporaries, an urban contemporary band based in Queens, N.Y., which brought an energetic vibe to the large gatherings.
The Congressman was not
able to make it to the first day of events as he was in Washington D.C. lobbying against the ongoing federal government shut down, working with fellow Democrats to push for a resolution to reopen the government.
As part of appreciating the seniors, Congressman Meeks awarded the directors of the 4 Senior Centers in his district a Congressional Certificate of Merit. He also acknowledged the challenges faced by older adults especially in today’s economy and with the discontinuation of essential benefits; and emphasized the importance of supporting them. He thanked the seniors for allowing him to work and fight for them and states he will continue to do so.
His words served as a reminder of the need for ongoing advocacy and the vital role that seniors play in shaping the future of our society.
(Photo Credit : Shannon Vassell.)
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: 10/2/25
cOmmunity center cOmmittee
Location: Community Center
Chairperson: Khedda Hayden-Ryan
PLANNED AGENDA:
1. Upcoming Committee Events
2. Veterans Day Celebration
3. Tree Lighting Event
4. New Years Eve Celebration
ANNOUNCEMENTS:
Join the Rockdale Village Community Center Committee
The community center committee plays a vital role in organizing activities for Rochdale Village. We need dedicated members who are willing to donate their time. If you’re interested in volunteering, please contact the Board secretary at 718-276-5700, extension 3360, and speak to Keziah. Let her know you want to join the Community Center Committee so she can add you to the committee list.
Get involved and help shape the future of Rochdale! The committee meets on the first Thursday of every month.
DISCUSSION:
I want to express my gratitude to the committee members for their unwavering support and dedication in organizing
Monthly Meeting Minutes
Date: 10/1/25 Time: 10:00am
Location: Grand Ballroom
Chairperson: Jean Hall
family-friendly events that enhance our quality of life at Rochdale Village. As shareholders in this co-op, it’s essential that our activities reflect our community spirit and co-op status. While the future of my role as chairperson remains uncertain, due to the upcoming elections. We can plan and if I am not the chairperson these plans can change. I deeply appreciate everyone’s hard work over the past two years. Together, we’ve created unique experiences for our neighbors that truly set Rochdale apart. Thank you to all the volunteers for your commitment and efforts; I couldn’t have done this without you.
UPCOMING EVENTS:
Veterans Day Event:
The committee emphasized the importance of this event in demonstrating community appreciation and love for our veterans. Many of these heroes often feel forgotten, and it is crucial to recognize their sacrifices and contributions:
⁕ The celebration is scheduled for November 11th from 6:00 PM to 9:00 PM.
⁕ Veterans Day celebration will be relocated to the ballroom to accommodate more attendees and create a festive atmosphere.
⁕ Flyers will be distributed soon to promote the event.
⁕ Registration will be necessary for attendees.
⁕ A live band will perform, enhancing the celebratory spirit of the event.
⁕ Dignitaries have been invited to join us honoring our veterans.
⁕ The Door Restaurant has volunte-
ered to partnership again by providing all food for this event
Tree Lighting Event
The upcoming tree lighting event has become a cherished family tradition. This year, the committee has decided to continue the beloved tree lighting ceremony, enhanced by the addition of an ice-skating rink for children to enjoy. We will reach out to the Youth Planning Committee to see if they would like to partner with us on a hot cocoa stand, creating a cozy spot for families to warm up.
Adults will have their own special area filled with holiday cheer. We will serve chili as part of a hearty holiday meal. The Santa Express train will provide a fun way to transport guests back and forth from the community center from the tree lighting location. We are also considering hiring festive characters, including Santa Claus and Mrs. Claus, along with other characters, to mingle throughout the event.
To make the event even more enjoyable, we plan to invite several vendors to set up in the red brick area, offering adults a chance to do some holiday shopping while the youths enjoy the holiday festivities.
New Year’s Eve Party
The New Year’s Eve event has been a topic of discussion among residents, with differing opinions on its format. Some residents expressed a preference for a ”bring your own brown bag” approach, reminiscent of past events.
Committee Decision:
After deliberation, the committee voted to proceed with an all-inclusive event, welcoming shareholders to participate in a festive celebration.
Event Details:
This year’s theme will be Masquerade Ball.
⁕ All shareholders are encouraged to wear masks, with a special moment planned for unmasking at midnight.
⁕ Planning and Partnerships: The committee is actively seeking partnerships to enhance the event and keep ticket prices affordable. It was mentioned that comparable New Year’s Eve events in New York typically charge over $150 per person. Rochdale aims to provide a luxurious experience for less than half that price, allowing shareholders to celebrate within their community. The committee is committed to creating a memorable New Year’s Eve experience for all shareholders, encouraging community engagement and festive spirits.
We will continue to plan for upcoming events to ensure our community is thriving.
NEXT MEETING: November 6 @ 7pm location TBD
Meeting ended at: 8:30 p.m. Attendance: 26
Minutes submitted by: Khedda Hayden-Ryan
SeniOr citizen cOmmittee
Co-chairs: Jean Randolph-Castro & Clara Sheppeard
PLANNED AGENDA: 1. Open
ANNOUNCEMENTS:
• ANNUAL STOCKHOLDERS MEETING – TUESDAY, OCTOBER 7, 2025, 8PM. THIS WILL BE A HYBRID MEETING.
• ELECTION FOR BOARD OF DIRECTORS – WEDNESDAY, OCTOBER 8, 2025, FROM 6AM TO
9PM. ONE DESIGNATED POLLING SITE IS IN EACH GROUP: BUILDING 2, BUILDING 8, BUILDING 10, BUILDING 14, AND BUILDING 20.
DISCUSSION: Chair, Jean Hall, JH welcomed everyone to the meeting, and we had prayer before the breakfast meal was served.
New York State Homes & Community Renewal (HCR) Chair, Jean Hall (JH) provided information regarding the recently mentioned HCR field visits reports. JH explained that upon taking the position as Board President, the field visit report dated
4/22/24 outlining the visit on 9/27/23 (now 2 years ago) was sent to me.
The prior HCR field visit report was sent to my attention January 2023. That report dated 9/28/22 outlining the visit on 8/10/22 was originally sent to former Board President, Jean Randolph Castro.
HCR requires that findings in the report are responded to within 30 days outlining corrective action(s) to be taken. The previous report sent to Ms. Castro and Management had not been addressed. Therefore, I responded and requested that management provide their feedback. I am outlining the findings and responses for the Board and Management. I am
highlighting the findings that have been mentioned in several meetings as it relates to management but note additional findings have also been raised.
Chairperson, Jean Hall.
Field Visit 8/10/22
Board of Directors
Findings:
1. The Board is again reminded to provide HCR with monthly minutes for
Chairperson, Khedda Hayden-Ryan.
SeniOr citizen cOmmittee
all Board Meetings per 9NYCRR –Section 1925 0 3.5 which requires minutes of each meeting shall be forwarded in duplicate to the Division of Housing and Community Renewal within 10 days after such meeting.
Response:
The Board will comply with this requirement as directed by HCR regulations.
2. Performs in a professional, businesslike manner. The Board is responsible to be transparent and responsive to shareholder requests and complaints.
Response:
Any complaint received in the board office is acknowledged within 48 hours. The complaint is tracked until the matter is resolved.
Previously Noted Item:
1. The Board is requested to provide procedures and criteria to address the requests of new groups and organizations.
Response:
The Board of Directors adopted via board vote, R05-23, procedures for new groups and organizations and provided HCR with a copy.
Management Finding
Unpaid Bills – list of vendors who appear o be owed unusually high, old or aged payables:
Engie Power & Gas LLC
Genesys Construction Corp
ESG Environmental Services
NCY Waterboard
Management Response:
$403,886
$806,067
$289,888
$243,557
During COVID Rochdale experienced a rise in expenses due to inflation and additional expenses related to sanitizing and PPE protection for our staff. At the same time, we experienced income loss from our residential, commercial and community center causing severe shortfalls in our ability to pay vendors in a timely manner. The recently implemented increase will abate our aged payables within the next 12 months.
Field Visit Report 9/27/23
Board of Directors
Finding:
Performs in a professional, business-like manner. The board is responsible to be transparent and responsive to shareholder requests and complaints. As such all Directors should attend the cooperators’ session of a Board meeting.
Response:
The Board of Directors acknowledges our responsibility to be transparent and responsive to shareholder requests and complaints. In an effort to accomplish this goal the synopsis of the cooperator’s session was created. The synopsis is printed in the monthly bulletin and provides shareholders with an overview of the questions raised and the responses provided during the cooperator’s session. In addition, items marked “ACTION ITEMS” are follow-up and replies/resolutions are highlighted during the next month’s cooperators session as well.
Recently, in response to shareholders’ requests, the board directed management to post the recorded board meetings on the Rochdale Village website for a twoweek period.
Board members have made a commitment to be present during the cooperator’s session going forward.
Management Finding
Unpaid Bills – list of vendors who appear to be owed unusually high, old or aged payables:
Engie Power & Gas LLC
Genesys Construction Corp
ESG Environmental Services
NYC Waterboard
Management Response:
$403,886
$806,067
$289,888
$243,557
The arrears provided in this report appear to be identical to the field visit report from last March 6, 2023.
Rochdale, like other Mitchel Lama’s took a loan forbearance (totaling $8,655,150) during the COVID pandemic. However, unlike many of the others we paid it back over the next 24 months so that we would not default on our mortgage. As a result, our vendor payments suffered. We are working through the budget process now so a BRD can be submitted to apply the necessary increase to address budget-
ary concerns and vendor arrears.
Note: While some may want to harp on the fact that the water bill was $243,557 at the time of the HCR report. It should be noted there were vendors with higher accounts payable. Therefore, to equate when the board was told the water bill was more than 10 million dollars with a $243,557 water bill does not seem reasonable. If one reviews management’s response, they indicated this would be addressed and raised no alarm bells.
HCR Rent Conference held on September 29, 2025
JH asked those who attended the rent conference with HCR their thoughts –comments indicated that many felt some of the HCR officials appeared to be disinterested, disengaged and disrespectful. At first, they were not going to address questions and then reversed that decision.
Overall, the concern were our voices heard and does HCR fully understand the devasting impact a 31% increase will be to this community. Many do not believe so, and the fight continues.
JH also read the letter address to NYS HCR Commissioner RuthAnne Visnauskas from Democratic Nominee for NYC Council District 28 Tyrell “Ty” Hankerson. Mr. Hankerson provided an insightful statement regarding the impact to the community with the proposed increase. He stated, it would upend the lives, break household finances, and push long-time Black and Brown residents out of the community they created and sustained for decades.
He also indicated he would call for an audit of the finances at Rochdale Villages which would enable shareholders to fully understand how their resources were spent.
Outstanding Issues
Questions were again raised about the expenditure for the 60th anniversary. Chair JH advised all that on May 8, 2024, every member of the budget and finance committee received the three (3) page addendum that clearly outlined the board expenditures which included the 60th anniversary. Contrary to the picture portrayed by some, the board did not operate out of its allocated budget. In fact,
after all revenues and expenses were calculated the board had a remaining balance of $27,015.96.
Worth restating again, the board’s allocation for committees represents less than 1% of the total operating budget for Rochdale Village. Chair JH stressed that some may want to make an issue of this, this spending is not the source of the financial issues at Rochdale. And further caution committee members not to allow people to make you focus on the little things and let the issues that really impact on our budget go unaddressed.
Senior Citizens Committee Budget Report
The committee was allocated $34,000.00
Revenues to date:
Kitchen Trip $7,160.00
$44,488.00
Expense $27,611.86 Balance Remaining $16,876.14
UPCOMING EVENTS:
Miracle on 34th Street the Musical –Windcreek Casino – December 10, 2025 – leaving at 9AM from Library. Trip includes Deluxe Motorcoach transportation, Play at 2PM, $30 Slot, $20 Food Voucher and shopping at Windcreek stores.
Seat will be open to community to ensure full participation!
NEXT MEETING: Wednesday, November 5, 2025
Meeting ended at: 11:45 AM Attendance: 119
We collected a total of $111.00 Minutes submitted by: Jean Hall, Chair
SynOPSiS Of cOOPeratOr’S SeSSiOn
- for September 23, 2025 board meeting
Chair Dr. Althea Hicks called the cooperators session to order at 7:01PM.
Question: There were two (2) people who had dogs which were unleashed by Ideal supermarket in the small mall. When I approached a public safety officer regarding the unleashed dogs, he told me first well they live here, and next he said I will have to talk to my boss. My question is this a new policy?
Next – The scooters, the teenagers, grown-ups are on the scooters, and they ride them into the buildings and into the elevator. It appears there is no consideration for those in the community who use walkers and people just generally walking.
Lastly – The dogs are in the playground and owners are allowing them to use the walking track. I thought this track was for people.
Response: The New York City law requires all dogs to be leashed at all times. The Chief requested to speak with the cooperator off-line to determine if the officer can be identified and he will address the response given.
We continually address the scooter issue. People should not be riding the scooter throughout the complex. If we catch them and they live here, they are issued violations.
The cooperator advised that she is referring to the playground in group five. The Chief requested that if anything is seen call it into the public safety office.
Question: What is the plan for anyone in this development who is unable to pay their carrying charges?
Response: Each cooperator that may be eligible for any type of subsidies will be assisted in applying for such. However, the cooperator must reach out to the office if they have an issue. Note previously we contacted those who appeared to be eligible for SCRIE. Again, cooperators must reach out to the office if they are having problems.
Question: If an individual has a car or two cars in the parking lot and they are unable to pay their carrying charge what happens.
Response: They will lose their parking space(s).
Question: When is the next budget and finance committee meeting?
Response: That depends on the outcome of the election for board directors.
Question: Going back to the HCR visit of 2023 and the report of that visit received in 2024 was there a deficit at that time for FY 23, FY 24, and FY 25?
What suggestion did you make at the legal and management meeting to guide us out of the debacle we are now in?
When there is overspending on events, who is the person to say no, you are not going to get the money?
Response: The issue of assisting any cooperators who may experience difficulties in paying the increased carrying charges is multifaceted. One-shot deals are only one aspect of assistance that may be available.
There was a deficit of approximately half a million dollars this information can be found in the annual financial statements.
The board budgets for committee expenses and thus far they have not operated in excess of that budget.
Going forward we need to look at increasing our revenue streams –such as we have land and we have a power plant. We make energy in the power plant – we need to explore if we can sell the excess energy produced at a premium.
Question: With all the financial issues here, many of us want an audit. We want to know where our money went and what it was used for. What is the problem with getting an audit?
Response: There is no problem with getting an audit. An independent financial audit is conducted every year by an independent third-party accounting firm. The financial report is delivered to every shareholder’s unit every year. Note that a forensic audit is different and that decision lies with the Board of Directors.
Question: There will be a number of people who do not qualify for assistance, what will done with these people?
Can we have access to financial information and voting information housed on-line?
Response: Management will look at every case where a shareholder indicates they are experiencing hardship and work with them to determine if they may be eligible for any assistance from local, state, or federal assistance. This is case-by-case.
Note your annual financial report is delivered door-to-door yearly. The voting record for directors is currently published in the monthly bulletin, which is delivered monthly to your door and available online.
Question: What grants were applied for and when which might help us address our financial issues?
Response: We have applied for the New York State Assembly one of which is about 30 million dollars, we have applied for the NY State Senate, Federal Congress, the Borough President and the NYC Council as well. All of these grants are in the pre-stages.
Question: What will be done for people who already pay an income surcharge?
Response: A calculation will be made to determine if your surcharge goes down based on the increase. You can contact Ms. Waston in the management office on 718-276-5700 ext. 3430.
No further questions the cooperators session ended at 7:31PM.
R25-25:
rOchdale Village bOard Of directOrS meeting Resolutions - September 23, 2025
Moved by: Nadine Browne
Seconded by: Keysha Beasley
WHEREAS, the Board of Directors as part of its fiduciary duties has been reviewing the professional services provided by the cooperative’s current management firm, Summit Property Management; and
WHEREAS, it is recommended best business practices to conduct a review of professional services so that the cost and benefits can be analyzed and compared; and
WHEREAS, the Board of Directors conducted a full request for proposals (“RFP”) from both the current management company and a number of other management companies and has reviewed the proposals; and
WHEREAS, the Board of Directors selected a group of companies to interview and after conducting these interviews, the list of potential companies was reduced to two, the current management company Summit Property Management and Douglas-Elliman Property Management.
IT IS HEREBY RESOLVED THAT; the Board of Directors selects Douglas-Elliman, the lowest qualified bidder, as the cooperative’s managing agent and directs the cooperative’s legal counsel, Norris McLaughlin P.A., to negotiate the terms and conditions for a new management agreement. Thereafter, said contract shall be reviewed by the Board of Directors with the assistance of legal counsel and subject to approval by HCR.
FOR
Keysha Beasley
Nadine Browne
Stacey Francis Jean Hall
Cody Hamblin
Yvette Joy Harris-Smith
Khedda Hayden-Ryan Althea Hicks
Kamal Saleem
Talib Bey
Lisa Stark
AGAINST
ABSTAIN
Sheila McKenzie ABSENT
Janine Cross
Jean Randolph-Castro Jacqueline Telfer
Nine for, three against, one abstention, two absent; motion passes.
R26-25 (Telephone Vote)
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 $69,500.00 and if the election must be extended, an additional $6,000.00 for a total maximum cost not to exceed $75,500.00.
NOW THEREFORE, be it resolved that the Board of Directors of Rochdale Village, Inc. approves the contract of Honest Ballot Association, also as attached hereto, with a fee not to exceed $69,500.00 and if the election must be extended, an additional $6,000.00 for a total maximum cost not to exceed $75,500.00, subject to any exceptional costs outside the scope of the proposal.
FOR
Keysha Beasley
Jean Hall
Stacey Francis
Cody Hamblin
Khedda Hayden-Ryan Althea Hicks
Sheila McKenzie Kamal Saleem
Jacqueline Telfer
AGAINST
Janine Cross Lisa Stark
ABSTAIN
Jean Randolph-Castro
UNABLE TO BE REACHED
Talib Bey
Yvette Joy Harris-Smith
R27-25 (Telephone Vote)
WHEREAS, the contract between Rochdale Village, Inc. and Local 94 IUOE is set to expire on August 31, 2025;
WHEREAS, the new contract term would be for a five-year period beginning September 1, 2025 and ending August 31, 2030; and
WHEREAS, the union membership has agreed to the new proposed increases as follows:
THEREFORE BE IT RESOLVED, that the President is authorized to sign a final contract to be drafted by Labor Counsel which embodies the terms of the Agreement between Rochdale Village, Inc., and the union.
FOR
Keysha Beasley
Janine Cross
Khedda Hayden-Ryan Althea Hicks
Sheila McKenzie Jean Randolph-Castro
Lisa Stark Jacqueline Telfer
ABSTAIN
Talib Bey Nadine Browne
Jean Hall Cody Hamblin
Kamal Saleem
UNABLE TO BE REACHED
Stacey Francis Yvette Joy Harris-Smith
Eight for, five abstentions, two unable to be reached; Telephone vote on motion passed.
BOARD MEMBERS
Althea Hicks
Chairperson
Jean Hall
President
Khedda Hayden-Ryan
First Vice President
Keysha Beasley
Second Vice-President
Cody Hamblin
Third Vice-President
Nadine Browne
Fourth Vice-President
Stacey Francis
Secretary
Yvette Joy Harris-Smith
Assistant Secretary
Kamal Saleem
Treasurer
Sheila Mckenzie
Assistant Treasurer
Talib Bey
Janine Cross
Jean Randolph-Castro (Arrived 8:05 P.M.)
Lisa Stark (Arrived 7:45 P.M.)
Jacqueline Telfer (Not Present)
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
Nadine Browne
Nine for, two against, one abstention, three unable to be reached; Telephone vote on motion passed.
Corey Jones
Director Of Power Plant
David George
Assistant Director Of Maintenance
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.
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.
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 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.
Status: Ongoing
Funding Source: Wells Fargo
Contract Amount: $400,000
Money Spent: $291,908
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
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.
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 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.
Status: Probes inspections: Completed (#11, 13, 14 &16). In progress (3, 4, 15) FAÇADE & BALCONY: Four (4) 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. 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 every 5 years.
SEPTEMBER 2025
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
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.
Funding Source: Wells Fargo
Contract Amount: $800,000
Money Spent: $323
Anticipated Re-start: This project will be reevaluated once funding is available.
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
Crossword
Across 3. YOU CARVE MY FACE
6. WERE WOLVES ____ AT THE MOON
7. WHERE YOU PICK OUT YOUR PUMPKINS
12. SEASON HALLOWEEN FALLS ON 15. HALLOWEEN SONG ____ MASH
16. GHOSTS SAY ____ 17. A RIDE YOU TAKE ON HALLOWEEN
18. THEY CAME BACK TO LIFE HALLOWEEN NIGHT 19. HALLOWEEN MONTH
Down
1. PUT THIS ON YOUR FACE TO LOOK SCARY 2. FAMOUS HALLOWEEN SAYING
BOBBING FOR
5. TYPE OF MAZE ON HALLOWEEN
8. PUT ME IN THE BAG!
9. I WANT TO SUCK YOUR BLOOD!
10. A HAUNTED PLACE WHERE PEOPLE LIVED
11. TYPES OF STORIES TOLD ON HALLOWEEN
13. LIGHTS UP THE HALLOWEEN NIGHT SKY
14. TYPE OF PARTIES ON HALLOWEEN
16. A WITCH RIDES A _____
F ROM T HE O FFICE O F S PEAKER A DAMS
Dear Rochdale Village Cooperators,
From my heart—thank you.
In November 2017, we made herstory together when you placed your trust in me to serve as your Council Member and became the first woman to represent District 28. From that moment, we began this journey as neighbors, united by a shared commitment to community, progress, and purpose.
Serving as your representative at City Hall has been one of the greatest honors of my life. Together, we have worked to protect, fund, and uplift our neighborhoods, fighting for equity, opportunity, and a stronger quality of life for every family in Rochdale Village and throughout Southeast Queens. Rochdale is far more than the “Jewel of Jamaica”; it is a historic model of achievement and a living example of what strong, united cooperators can accomplish.
For generations, Rochdale Village has stood as a pillar of affordable housing and community strength in Southeast Queens—offering stability, dignity, and opportunity to thousands of working families and retirees. Like many Mitchell-Lama developments across our city, Rochdale faces a challenging financial moment.
The pressures are real: rising maintenance costs driven by inflation, soaring insurance premiums, mounting capital improvement needs due to new regulations, and limited supplemental funding. This perfect storm calls for collaboration across every level of government. In this crucial moment, we particularly need the strength and action of our powerful State and Federal Leaders with whom the authority of Michell-Lamas like Rochdale Village lie. Collectively, we must remain engaged, work together, and continue advocating for the longterm sustainability of our Mitchell-Lama communities.
As Speaker of the New York City Council, I have worked to bring real resources home to District 28 and ensure our community receives its fair share. Together, we have achieved measurable progress: Invested a record $35 million in District 28, improving our schools, parks, libraries, housing, and sanitation services, after years of disparity and disinvestment.
• Expanded women’s health and equity, passing landmark legislation to reduce racial disparities in maternal health and securing the largest municipal investment in the nation for abortion and reproductive healthcare access.
• Created the $5.1 million Community Safety and Victim Services Initiative, supporting crime survivors and launching New York State’s first Trauma Recovery Centers.
• Established the CUNY Reconnect program, enabling thousands of New Yorkers to return to college, complete their degrees and contribute to our City’s robust economic engine.
• Fought for equity within the city’s workforce, addressing pay dis-
parities and increasing diversity within agencies such as the FDNY.
• Protected homeowners and working families by reforming the City’s tax lien sale program
• Enacted laws that safeguard fast-food workers, foster youth, and formerly incarcerated New Yorkers.
• Secured vital pandemic resources, including testing and vaccination sites, when Southeast Queens faced some of the highest COVID-19 case rates in the city.
And through it all, I have never forgotten where I came from and where I live. As a daughter raised in Hollis, Queens, by two proud union workers, I learned early on the value of hard work, community, and perseverance. My journey, from Chair of Community Board 12 to Speaker of the City Council, has always been driven by one mission: to ensure that every neighborhood, every family, and every child has a fair chance to thrive.
As we look ahead, please remember that early voting for the 2025 General Election runs from Saturday, October 25, through Sunday, November 2, with Election Day on Tuesday, November 4.
This year, your neighborhood is truly on the ballot! Ballot Proposals 2, 3, and 4, introduced by Mayor Adams, may appear harmless, but they are deceptive and would weaken your voice in determining how our city develops. These proposals threaten to reduce community input regarding affordable housing and neighborhood investment. I urge you to flip your ballot and make your voice heard to defend the homeowner community surrounding Rochdale Village and the values that keep us strong by defeating harmful proposals 2, 3, and 4.
Also, please remember the Fair Fares program, which provides halfprice MetroCards to eligible New Yorkers, making transportation more affordable and accessible. Visit www.nyc.gov/site/fairfares/index.page for eligibility details.
To stay connected with updates from City Hall and District 28, sign up for our newsletter at www.council.nyc.gov/district-28
Although my term as your Council Member is coming to an end, my dedication to this community remains unwavering. I will continue to be present in Rochdale Village—listening, advocating, and working alongside you to advance the shared vision of a stronger, more equitable Southeast Queens.
With deep gratitude and continued commitment,
Adrienne E. Adams
Speaker, New York City Council Council Member, District 28, Queens
