Hidden Ridge Homeowners Association, Inc. PO Box 190 Mongaup Valley, NY Fax:

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1 Hidden Ridge Homeowners Association, Inc. PO Box 190 Mongaup Valley, NY Fax: MINUTES OF THE MEETING OF THE BOARD OF DIRECTORS of the HIDDEN RIDGE HOMEOWNERS ASSOCIATION INC. held on June 17, 2017 at 1:30 p.m. in the Hidden Ridge Clubhouse, Monticello, New York Board Members Present - Bonnie Siegel, Lenny Kirschenbaum, Chuck Greenberg, Fred Hirsh, Karen Seltzer, Robbie Schecter and Ben Lorick Board Members Absent - None Observers Present - Stan Schecter, Michael Valcin, Peter Morello, Emmanuel Pulcini and Karen Crumley. President Bonnie Siegel called the meeting to order at 1:30 p.m. Motion by Lenny Kirshenbaum seconded by Fred Hirsh to approve the minutes of the meeting of the Board of Directors of the Hidden Ridge Homeowners Association Inc. held on September 11, Motion Passes - 7 Yes 0 No 0 Abstain PRESIDENT'S REPORT Sales and Rentals - The following units were sold between September 11, 2016 and June 16, Hidden Ridge Drive, 26 Hidden Ridge Terrace, 125 Hidden Ridge Drive, 43 Hidden Ridge Terrace, 52 Hidden Ridge Terrace, 18 Hidden Ridge Terrace - 2 times, 24 Hidden Ridge Terrace and 29 Hidden Ridge Terrace. 86 Hidden Ridge Drive is in the process of being sold. The owners had provided the access code to the gates to all persons interested in purchasing the unit. As a result, the access code to the gates provided to the owner was revoked. The HOA believes the closing on the sale of this unit may have taken place on May 30, The HOA is attempting to ascertain the name of the purchaser and to collect the transfer fee. 46 Hidden Ridge Drive is in the process of being sold. The units that sold between September 11, 2016 and June 17, 2017 sold for between $32,000 and $59, Hidden Ridge Terrace was sold at a tax auction on June 16, This unit sold for $27,000. Bonnie Siegel attended the auction and provided the purchasers with the information form and advised the purchaser of the transfer fee. The HOA is awaiting payment of the transfer fee. 10 units have been rented for the summer. The HOA has collected the rental fee for all the units and a late rental fee surcharge on one unit. 3 units are being leased for one year leases, 196 Hidden Ridge Drive and 37 Hidden Ridge Terrace. The rental fee on these units has been paid. The rental fee has not been paid for 134 Hidden Ridge Drive. See the Secretary's legal report for additional information. The tenants in 134 Hidden Ridge Drive and 37 Hidden Ridge Terrace have dogs that are not licensed. The tenants have been advised that they must obtain the appropriate licenses for the dogs within 30 days and to provide a copy of the dog license to the HOA together with proof that the dogs have been properly immunized.

2 The tenant in 134 Hidden Ridge Drive has left his dog on the screened in porch. He had also permitted the dog to defecate on the porch and not cleaned it up. The Town of Thompson Animal Control Officer was advised of this situation. The Sullivan County SCPA was notified. The Board was advised the SCPA does not have enforcement authority. If the situation continues, the Sullivan County Sheriff's office will be notified. Gates - The gates have been in operation since December 1, Problems exist regarding opening the gates remotely with an IPhone. This problem has been brought to the attention of Ketcham Fencing who is attempting to resolve the issue. Members are reminded not to give their access code to vendors and others. Providing that information to vendors defeats the security function of the gates. Vendors and others who regularly are on the Hidden Ridge premises, such as the NYSEG, Spectrum, UPS, United States Postal Service have been provided with access codes. Signs have been ordered and put up. The Hidden Ridge sign at the Old Liberty Road entrance will be moved by the HOA staff so that it is more visible from the roadway. An additional light fixture will also be placed at the Old Liberty Road entrance. An additional "Residents Only" sign will be placed by the Friedman Road entrance to the Hidden Ridge property. Due to certain residents speeding on Hidden Ridge Drive, rubber speed bumps will be put out on Hidden Ridge Drive. The rubber speed bumps will have to be removed during the winter in order to permit plowing. The Board has received a proposal for a preventative maintenance contract from Ketcham Fencing. Consideration of the preventative maintenance contract was tabled to obtain additional information during the two year period while the gates are under warranty. Additional Camera- The Board is going to have a camera installed that will show the gates at the Friedman Road entrance to the Hidden Ridge Property. The HOA maintenance crew will do as much of the work as possible. The cost of the camera and installation that cannot be performed by the HOA staff is $520 plus tax. The Board has previously approved an expense of up to $1000 to install this camera. Work is to begin on the installation of this camera as soon as possible. Bank - The HOA has moved the majority of its accounts from Wayne Bank to JPMorgan Chase. Issues have arisen with deposits being improperly credited. These issues have been resolved. Chase is going to provide the HOA bookkeeper with a scanner that will permit checks received by the HOA bookkeeper to be scanned and deposited without the need to go to the bank. Code enforcement - The Hidden Ridge property was inspected by the Town of Thompson Code Enforcement inspector. There were 9 minor issues primarily in the clubhouse. Most of these issues have been resolved. Those that have not are in the process of being resolved. Sewer - Several unit owners have not paid Sullivan Infra West for the sewer bill for several years. All billing issues and bookkeeping issues relating to unpaid sewer bills have been resolved. Sullivan Infra West is the current owner of the sewer, water treatment and waste water system at Hidden Ridge. Sullivan Infra West is the successor in interest to Old Liberty Sewer Inc. Members have been reminded by the HOA of their obligation to pay the annual sewer charges. Members have also been advised by the HOA that Sullivan Infra West will not inspect or repair any sewer or waste water issues for any units that are delinquent in their payment of the sewer bill until the bill is paid in full. VICE PRESIDENT'S REPORT Winter of Lenny Kirshenbaum reported that winter went relatively well. The HOA staff was able to handle all the maintenance required during the winter. There was only one major snow storm.

3 The HOA staff was able to do all the required snow removal and the roadways and sidewalks. Equipment - All of the HOA's equipment worked well during the winter and is presently working properly. The equipment is being serviced as needed. The new lawn mower has been received. The old lawn mower is in the process of being serviced. If the old lawn mower can be fixed, time to mow the Hidden Ridge property will be reduced significantly, Tree Removal and Stumps - Tree removal continues. A large tree near 187 Hidden Ridge Drive must be removed as soon as possible since it is a hazard to person and property. About 90% of the stumps of trees that were cut down have been removed. The areas where the stumps were removed have been seeded. The HOA is determining what type of trees should be planted in the areas where trees have been removed. Roofs - Roofs in several units are leaking. The HOA is in the process of obtaining estimates from roofers regarding the work needed to repair the roofs that are leaking. Roof repairs will commence as soon as possible. SECRETARY S REPORT HOA fee delinquency policy - The HOA must adopt a uniform policy relating to unpaid HOA fees. Fred Hirsh will prepare a policy and letters relating those items. At the present time, the HOA bookkeeper sends a letter to any unit owner who is 3 months delinquent in payment. Tax Grievance - The tax grievance process has been completed. Those who consented to the settlement have received the refund of the overpayment of real property taxes. 19 members did not sign papers consenting to the settlement of the assessment challenge. If those members sign papers consenting to the settlement, they will receive a refund of the overpayment of their real property tax. Those who do not consent to the settlement will have their case continued. Late Payments - Legal Actions 1. The action against Carole and Harvey Levine relating to unpaid HOA fees for 86 Hidden Ridge Drive is proceeding. The HOA's attorney has made a motion to amend the complaint to allege all unpaid HOA fees due and owning through the date Levine transferred the property to the bank that held the mortgage by deed in lieu of foreclosure. Once that motion is granted, the HOA's attorney will move for summary judgment. 2. The HOA attorneys will be commencing an action against Diane Silber for unpaid HOA fees due and owing from the date the HOA last obtained a judgment against her to the present time. The action will be commenced in June The HOA should write off the unpaid HOA fees due and owing from Selma Seid, 29 Hidden Ridge Terrace. Selma Seid resides in a nursing home or assisted living facility. The possibility of collecting any of this money is extremely remote, 4. The HOA will continue to attempt to collect the judgment entered against Yolanda Rivera, the former owner of 18 Hidden Ridge Terrace. Rivera is employed. The HOA has previously been able to enforce a judgment against her through an income execution. The last time the HOA checked with her employer in 2016, her salary was subject to an income execution on a judgment of approximately $43,000. The HOA will request its attorney send a follow up information subpoena to Rivera's employer sometime later this year or in The HOA should write off the unpaid HOA fees relating to the prior owner of 134 Hidden Ridge Drive. This unit was sold at a foreclosure sale. The present whereabouts of the prior owner are unknown. The likelihood of ever collecting any money on this judgment is remote

4 Writing off unpaid and uncollectible HOA fees will be discussed with the accountant performing the audit of the HOA. 134 Hidden Ridge Drive - The owner of this unit has a tenant in the unit since December 1, The tenant moved in before the HOA was provided with a copy of the lease, the rental information form and payment of the rental fee. After several months, the landlord finally provided the HOA with a satisfactory draft of a lease. However, the HOA has never been provided with a signed copy of the lease. The record owner of the property is George Tauber. David Strohli claims Tauber owns the property as Strohli's nominee. Strohli has provided the HOA with a power of attorney under which he purportedly has the authority to act in regard to the property on behalf of Tauber. Strohli occasionally acts in regard to the property through Gran York, a real estate management firm in Suffern, New York Strohli repeatedly advised Lenny Kirshenbaum he was going to pay the rental fee but never did. As a result of the failure of anyone to pay the rental fee relating to this unit, the board has suspended Strohli as a member of the Hidden Ridge Homeowners Association Inc. pending payment of the rental fee and late payment surcharge, a total of $1450. The Board has authorized its attorney to commence an action to recover this fee. The attorney initially suggested the HOA commence a small claims action against Strohli, et.al. This cannot be done in the Thompson Town Court because neither Strohli nor Tauber reside in Sullivan County. The HOA's attorney is researching whether the action can be brought in the regular term of the Thompson Town Court or whether the action must be brought in Supreme Court. Once a determination is made regarding the court in which the action can be commenced, an action will be commenced. Conflict of Interest Policy - The HOA must adopt a Conflict of Interest Policy for its directors. Fred Hirsh will work on drafting such a policy. TREASURER S REPORT Chuck Greenberg reported the HOA had on deposit as of June 16, 2017 $238,000, which is approximately $6400 less than was on deposit at this time in Chuck Greenberg has discussed with the accountant performing the audit writing off approximately $83,000 in unpaid HOA fees. Expenses are approximately $10,000 more to date this year than last year. This increase in expenses is attributable primarily to the need to replace the concrete and wooden portion of pool deck on the side of the pool nearest to the bathrooms and outside the bathrooms and the cost of top soil and seed placed in areas where trees were removed. The annual audit is in process. Committee reports The members of the Board discussed the need to have a functioning committee structure for activities, budget, finance, long range planning. Members will be asked to volunteer for these committees. a. Activities Committee - The activities for the weekend of July 1 and July 2 have been booked. There will be a Summer Kickoff Pool Party on the afternoon of Saturday July 1st. This event is being run by Robbie Schecter and Ben Lorick. The HOA has booked Frank Santoro, a one man band for entertainment. The HOA will be having a barbecue for the evening of July 2nd. Fred Hirsh and Lenny Kirshenbaum have volunteered to cook. Bonnie Siegel has volunteered to assist with the purchasing of the food for this event. Robbie Schecter has volunteered to work in the kitchen. Additional volunteers are needed to assist with the cooking. Cost of the barbecue is $20.17 per person. Kosher food will be available upon request. Saints of

5 Swing Band with Renee Bailey and Lumiri Tubo will provide the evening's entertainment. Karen Seltzer will be collecting money. b. Advertising Committee - no budget, no report c. Beautification Committee - trees and bushes that overhung the roofs and leaders and gutters have been trimmed in 12 of the 17 cul-de-sacs. Work is continuing in the remaining 5 cul-de-sacs weather and staff permitting. The committee is continuing to review the condition of the trees throughout the Hidden Ridge property to make certain that trees that pose a hazard to people or property are trimmed or removed. Beautification is on hold pending completion of tree and bush trimming and removal. d. Clubhouse - Clubhouse is open. The carpet needs to be cleaned. Motion by Bonnie Siegel seconded by Fred Hirsh to expend up to $960 plus tax to clean the carpet in the clubhouse including the carpet in the gym. Motion passes 7 Yes 0 No 0 Abstain e. GEM - The June Gem is out. Anyone who wants to put an article in the July GEM should provide it to Linda Solomon as soon as possible. The July GEM will contain pictures and profiles of members who are running for the Board of Directors. f. Long Range Planning - The long range planning committee has received several great ideas for improvements around the Hidden Ridge property. At the present time, there is no money available for these projects. g. Maintenance - A 5th maintenance employee has been hired. The Board is considering going to a 6 day schedule for maintenance. The Board is also considering reducing the staff to 3 for the winter months, November-December through March. The Board is considering adopting a maintenance schedule. Power washing of the units will proceed during the summer, weather permitting. h. Pool and Pool Pavilion - The pool is open. Issues with the heater have been resolved. The pool is heated to 86 degrees Fahrenheit. The skimmer has been cleaned providing sufficient suction to clean the pool quickly. Purchase of an automatic skimmer has been tabled. i. Safety - Members are reminded to drive safely and slowly on the roads in the complex. Members are reminded not to provide their access code for the gates to outside contractors, guests, etc. j. Sanitation - Bulk Garbage - The dumpsters are to be used only for household garbage. Large items like furniture, doors, old appliances, construction debris are not to be placed in or by the dumpsters. Contractors working in the units must make arrangements for disposal of construction debris. Members are advised to call Thompson Sanitation to make arrangements for special pick up of large items like old furniture, appliances, etc. k. Web site - The web site is functioning and up to date. ITEMS FOR DISCUSSION AND ACTION a. Testing Water - Robbie Schecter reported she checked with the local office of the New York State Department of Health to determine if the water supply at Hidden Ridge is being tested. She was advised that the water quality is tested annually and the water is tested for e-coli monthly. She has filed a FOIL request to obtain the test results and will provide them to the Board and the community when she receives them. The Department of Health needs any updated list of full time residents of Hidden Ridge so the water can be properly tested and give us access to the results of testing.

6 b. Request from 43 Hidden Ridge Drive to erect a small shed. The owner of 43 Hidden Ridge Drive requested permission to place a shed 2 1/2 feet deep by 5 feet long by 5 feet high on his property. The owner of the unit provided the Board with promotional material showing the shed. He also requested permission to erect bushes outside of his property line so the shed would not be seen from Hidden Ridge Drive. The shed will be placed within the property line of 43 Hidden Ridge Drive. In addition permission was asked to put pavers and gravel down outside of the sunroom in an area not to exceed 150 square feet. Motion by Ben Lorick Seconded by Lenny Kirshenbaum to permit the owner of 43 Hidden Ridge Drive to erect the shed, plant bushes and put down a paver patio. Motion Passes 6 Yes 0 No 1 Abstain c. Shed 41 and 125 Hidden Ridge Drive - The owners of these units have requested permission to erect 7 by 7 by 8 1/2 foot sheds on property adjoining their units. Issue tabled to permit further discussion by the Board. d. Deck 37 Hidden Ridge Drive - The owner of 37 Hidden Ridge Drive had been granted permission by the Board to erect a deck made of pressure treated lumber. The owner constructed a deck of composite material on the deck surface and step and white metal railings. The Board had offered to permit the owner permission to retain the composite deck surface if he was willing to paint it a color approved by the Board and to remove the railings and replace them with pressure treated lumber railings that would be sealed with clear coat sealant. The owner of the unit rejected this offer. Motion by Fred Hirsh seconded by Bonnie Siegel to require the owner of the 37 Hidden Ridge Drive to remove all parts of the deck that do not conform to the Hidden Ridge rules relating to decks and the deck agreement signed by the owner when the Board granted him permission to construct a deck within 30 days and to replace those elements with pressure treated lumber. If not done, permission to construct the deck is revoked and the deck must be removed and the property return to the condition it was in prior to the construction of the deck. Motion Passes 7 Yes 0 No 0 Abstain Letter to be sent to unit owner advising of Board decision. e. Lease to own - A unit owner has asked the Board whether a unit can leased that gives the tenant the option to purchase the unit. The Board decided that this is permissible to have a lease that provides the tenant with an option to purchase the unit provided the lease is in accordance with the Hidden Ridge rental policy, no unit may be leased for more that 12 months in any 18 month period. The required rental fee will have to be paid when the unit is leased. The required transfer fee will have to be paid if the unit is sold under the option to purchase. f. Revisions to the A to Z Book. The Board will review the A to Z Book during the summer. The A to Z book was last revised in The Book will be updated to reflect changes in Hidden Ridge rules and policies and to include additional information regarding the community. Once the updated and revised A to Z book is completed, it will be distributed to all unit owners and tenants and posted on the Hidden Ridge web site. Good and Welfare Bonnie Siegel reported that Oscar Pavlov is now in a nursing home in Roscoe. Meeting Adjourned at 4:45 p.m. Respectfully submitted, Fred J. Hirsh Secretary