The Rochdale Village Board of Directors serves 5,860 middle income families and more than 25,000 people in the world’s second largest housing cooperative, located at 169-65 137th Avenue, Jamaica, NY 11434; Tel: 718-276-5700 extension 3360.
OFFICERS OF THE BOARD
Chairwoman of the Board
Dr. Althea Hicks
President
Jean Hall
Vice Presidents
Khedda Hayden-Ryan
Keysha Beasley
Cody Hamblin
Anthony Diggs
Treasurer
Vanessa Duah
Assistant Treasurer
Sheila McKenzie
Secretary
Allison Saunders
Assistant Secretary
Dr. Yvette Joy Harris-Smith
MEMBERS OF THE BOARD
Letisha Azizah
Keysha Beasley
Talib Bey
Janine Cross
Anthony Diggs
Vanessa Duah
Jean Hall
Cody Hamblin
Dr. Yvette Joy Harris-Smith
Khedda Hayden-Ryan
Dr. Althea Hicks
Sheila McKenzie
Allison Saunders
Lisa Stark
Jacqueline Telfer
George Simon (State Representative)
COMMITTEE CHAIRPERSONS
Budget & Finance
Jean Hall & Vanessa Duah
Commercial Services
Dr. Althea Hicks
Community Center
Khedda Hayden-Ryan
Community Relations
Board of Directors
Legal & Management
Jean Hall
Maintenance/Environmental Conservation
Keysha Beasley
Media & IT
Jean Hall
Orientation
Letisha Azizah
Public Safety/Parking
Khedda Hayden-Ryan
Senior Citizens
Jean Hall
Youth Planning
Keysha Beasley
MANAGEMENT
Douglas Elliman Property Management
General Manager
Cary Smith III
Assistant Manager
Leacroft Gordon
Assistant Manager
Wilfred Rodriguez
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
P resident ’ s M essage -
ACCOUNTABILITY, TRANSPARENCY, AND MOVING FORWARD TOGETHER
The recent 31.2% carrying charge increase has understandably caused worry, frustration, and even anger throughout our community. These feelings are real, and they deserve to be acknowledged. Over the past several months and weeks, many shareholders have called for accountability, transparency, and even a forensic audit. These are important conversations, and they reflect how deeply we all care about the future of Rochdale Village.
Before we can take meaningful steps, we must first understand what we are truly asking for — and what outcomes we hope to achieve.
WHAT DOES “ACCOUNTABILITY” REALLY MEAN?
When shareholders say, “hold them accountable,” the desire is clear: people want assurance that decisions are being made responsibly and that mistakes, if they occurred, are addressed. But accountability is not about blame — it is about clarity, fairness, and truth.
To move forward, we must ask ourselves:
» Are we seeking corrective action or improved oversight?
» Are we asking for changes in leadership or process?
» Are we expecting legal action — and if so, based on what evidence?
A carrying charge increase, no matter how difficult, does not automatically create legal grounds for action. As a cooperative, we must be careful stewards of our resources. We cannot commit to costly legal or investigative steps unless there is substantial proof that such actions are necessary and likely to succeed.
Accountability must be rooted in facts, not assumptions.
WHAT DOES “TRANSPARENCY” LOOK LIKE IN PRACTICE?
Transparency is essential to trust. It means:
» Sharing accurate information.
» Explaining decisions openly.
» Communicating the “why,” not just the “what.”
It does not mean releasing confidential personnel information or circulating speculation. My commitment is to continue providing clear, factual updates so that our discussions are grounded in truth, not rumor.
UNDERSTANDING THE CALL FOR A FORENSIC AUDIT
A forensic audit is a serious and expensive undertaking. It must have:
» A clearly defined purpose
» A specific question or concern to investigate
» A realistic expectation of uncovering wrongdoing
When asked what, specifically, a forensic audit should examine, no unified answer has yet emerged. Without a defined scope, we risk spending significant funds only to confirm what we already know: that Rochdale faces long standing structural and financial challenges that did not appear overnight.
Before we commit to such an expense, we must be certain about what we are looking for — and why.
OUR SHARED RESPONSIBILITY AS A COMMUNITY
In difficult moments, it is natural to look outward for someone to blame. But part of living in a cooperative is recognizing that we all play a role in its stability and success. This is our home. Our community. And each of
BY JEAN HALL
us contributes to its health by staying informed, participating in meetings, paying carrying charges on time, and supporting the systems that keep Rochdale functioning.
Accountability is not only external — it is shared.
WHERE DO WE GO FROM HERE?
» We move forward together.
» With clarity instead of confusion.
» With facts instead of fear.
» With patience, honesty, and a commitment to rebuilding trust.
My responsibility and my promise is to guide this community through challenging times with steadiness, compassion, and truth. We will strengthen oversight. We will improve communication. And we will continue working toward a more stable and transparent future for Rochdale Village.
We do this not by pointing fingers, but by standing together as neighbors, shareholders, and partners in the place we all call home.
As always, I am committed to doing the work!
“Not everything that is faced can be changed, but nothing can be changed unit it is faced.”
James Baldwin
President, Jean Hall
CANDIDATES FORUM
VOTERS GET THE OPPORTUNITY TO HEAR FROM CANDIDATES FOR THE STATE ASSEMBLY SEAT BEING VACATED BY
By Cynthia Bernadine
OnASSEMBLYWOMAN
VIVIAN E. COOK
Saturday, May 16, 2026, the community of Rochdale Village and other Queens’s area residents attended a candidate forum to hear from individuals vying for the New York State Assembly seat for District 32, currently held by the esteemed and long-serving Vivian E. Cook. The event brought together residents and political hopefuls for engagement and dialogue around the critical issues facing the district. Candidates in attendance were Nathaniel Hezekiah, Queen Johnson, Latoya Legrand and Tunisia Morrison. Candidate Mohammad Molla was not in attendance.
The forum was organized and hosted by the Rochdale Village Board of Directors - Community Relations Committee in conjunction with Southeast Queens Civic Leaders and Guy
R. Brewer Democratic Club; and was moderated by Chris Alexander, Executive Director –NAACP, New York State Conference.
Held in the Rochdale Village Grand Ballroom, each candidate took to the stage to present their qualifications and outlined their platforms. Some candidates emphasized their community ties while others focused on their professional backgrounds in politics, education and/or public service.
There were a diverse set of topics discussed such as deed theft, public safety and mental health, financial opportunities for small businesses as well as education outreach and infrastructure investment. One of the major topics addressed during the forum was housing affordability in the district, a pressing concern for many residents of Rochdale Village.
Attendees were encouraged to partici-
pate in a question-and-answer segment where they wrote questions for the Moderator to ask the panel which allowed residents to voice their concerns directly to the candidates. Candidates offered various perspectives on how to tackle rising costs and ensure access to affordable housing such as the creation of a task force to holding HCR accountable.
The two hour forum not only brought our residents but current Elected Officials as well. Senator James Sanders Jr. District 10, Assemblymember Khaleel Anderson District 31, Assemblymember Clyde Vanel District 33 and Councilman Ty Hankerson District 28 were in attendance and sat in the audience and played a supportive role.
The Primary Election will be held on June 23, 2026. (See page 22 for Primary Election early voting schedule).
(Photo Credit: Shannon Vassell).
NY State Assembly Candidates (l. to r.): Nathaniel Hezekiah, Queen Johnson, Latoya Legrand, and Tunisia Morrison.
Rochdale Village Board of Directors with Candidates.
(left ) New York State Senator James Sanders Jr.
(right) New York City Councilman Ty Hankerson.
g eneral M anager ’ s r e P ort - BY
CARY SMITH III
May 2026
Dear Shareholders,
As we continue working toward strengthening Rochdale Village, I would like to take a moment to speak about the importance of paying carrying charges and provide updates on several major topics affecting our community.
The carrying charges collected each month are what allow Rochdale Village to continue operating and maintaining essential services throughout the development. These funds support utilities, maintenance operations, payroll, insurance, repairs, and critical infrastructure projects.
As many shareholders are aware, the recent carrying charge increase was necessary due to rising operational costs, outstanding debt obligations, and the growing need for major repairs and capital improvements within our aging 60-year-old community. Rochdale Village continues to face many of the same financial challenges impacting Mitchell-Lama developments across New York City.
For the month of April 2026, Rochdale Village billed approximately $8.48 million in apartment revenue and collected approximately $7.95 million, reflecting a 94% collection rate. The 6% shortfall in collections results in approximately $500,000 of uncollected revenue. In addition, although the overall arrears balance has slightly decreased, more shareholders are falling into the category of being over 90 days past due. As of April 30th, there is a total of $6.33 million over 90 days due. This continues to be a serious concern for the long-term financial stability of the community.
Since becoming General Manager four months ago, I have consistently emphasized that restoring Rochdale Village to stable financial ground must be a partnership between Management, the Board of Directors, and the Shareholders. We all play an important role in preserving and strengthening this community for future generations.
During the month, Management and the Board of Directors hosted a successful Congressional Breakfast attended by elected officials and representatives from both the City and State levels. This meeting provided an opportunity to discuss the current financial condition of Rochdale Village, as well as the significant infrastructure projects and funding needs facing the community. We appreciate the productive discussions and look forward to continuing those partnerships as we advocate for grants, funding opportunities, and policy support.
Management also recognizes the ongoing elevator shutdowns that many shareholders have experienced. Due to the age of the elevator systems, service interruptions have increased throughout the development. Please know that Management is actively pursuing funding opportunities to address these issues while continuing to work closely with the elevator contractor to minimize outages and maintain service reliability.
As warmer weather approaches, shareholders are reminded that the heating season has officially ended and the annual cooling conversion process is now underway. This transition takes several weeks to complete and is expected to be finalized by the beginning of June.
Lastly, I continue to spend time walking the grounds, visiting the buildings, and meeting the many wonderful people who make Rochdale Village such a special community. I look forward to continuing these interactions and strengthening communication with shareholders in the months ahead.
Thank you for your continued support, cooperation, and commitment to Rochdale Village.
Sincerely,
Cary Smith iii General manaGer
roChdale VillaGe
The next meeting of the Board of Directors will be on Monday, June 22, 2026 in the Community Center and on Zoom at 7:00 p.m.
P ublic s afety r e P ort - BY CHIEF ADOLPH OSBACK
The Public Safety department maintains 24 hour / 7 day a week coverage. COMPLAINTS: 124 Loitering complaints of which 34 were marked as unfounded (officers responded but no loiterers were present)
Noise complaints of which 99 were marked as unfounded (officers responded but no noise could be heard)
These verticals resulted in 15 violations. In addition, 66 loiterers were encountered and the Team responded to (7) calls assigned from Central Dispatch and performed 1 tenant verification.
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 Received for Assistance during the month
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:
c ontroller ’ s r e P ort - BY WILLIAM YOUNG
Profit and Loss Financial Statement Narrative
For the Year Ended March 31, 2026 (Fiscal 2026)
Rochdale Village Inc. PROFIT & LOSS STATEMENT FY 2025 vs. Budget Summary of Key Performance Indicators For the Year Ended March 31, 2026 (FY 2026)
For the Year Ended March 31, 2026, (1) Total Revenue increased $11,090,000 as compared to the Budget. The increase in Revenue is due to the 31.2% Carrying Charge and the $1.5 million received for the Community Center, (2) Total Expenses before Depreciation decreased $(6,293,000) as compared to the Budget. Operating Income Before Depreciation increased to a positive $6,293,000. The increase as compared to the Budget is due to the 31.2% Carrying charge increase and the receipt of $1,500,000 received for renovation of the community center and the reduction in Publice Safey and the Power Plant Expenses. The variances in Revenue & total expenses are explained on the following pages in each category.
Rochdale
Village Inc. Summary of Total Revenue For the Year Ended March 31, 2026 (FY 2026)
ended March 31, 2026 than was anticipated in the Budget.
Total revenue - For the Year Ended March 31, 2026 (FY 2026), Total revenue increased $11,090,000 to $100,986,000 as compared to $89,895,000 in the FY 2026 Budget. The increase is due to the 31.2% Carrying Charge and the $1.5 million received for the restoration of the Community Center.
Apartment revenue - For the Year Ended March 31, 2026 (FY 2026), Apartment revenue increased $10,893,000 to $90,258,000 as compared to the FY 2026 Budget which was $79,365,000. The increase is related to the Carrying charge increase of 31.2% in in November 2025 that was not anticipated in the FY 2026 Budget.
Commercial rental revenue – For the Year Ended March 31, 2026 (FY 2026), Commercial rental revenue was in-line with 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 decreased $(185,000) as compared to the Budget. This decrease is due to less room rental income year
Other Income (accounts - Laundry, & Interest income) For the Year Ended March 31, 2026 (FY 2026), other income increased $436,000 due to $1.5 million of Government Funds received for the renovation of the Community Center; offset, in-part, by the new Laundry vendor receiving a grace period for upgrading laundry rooms.
c ontroller ’ s r e P ort - BY WILLIAM YOUNG
Rochdale Village, Inc. Summary of Administrative, Janitorial & Ground, Maintenance & Operating and Public Safety Expenses For the Year Ended March 31, 2026 (FY 2026)
Rochdale Village,
Administrative - For the Year Ended March 31, 2026 (FY 2026) Administrative expenses were Relatively in-line with the Budget. Management expenses includes (1) Management fees, Administrative salaries (Executive, Administrative, Accounting, Projects, Purchasing & Board employee salaries (2) Office related expenses and (3) legal, Auditing, Collection and Eviction expenses.
Janitorial & Grounds - For the Year Ended March 31, 2026 (FY 2026), Janitorial & Grounds expenses increased $512,000 to $8,186,000 as compared to $7,683,000 in the Budget The increase is due to an increase of approximately $1,312,000 in snow removal costs than anticipated in the Budget. The increase in snow cost were related to the unusually snow storms this winter. The FY 2026 Budget anticipated an expense of $800,000 which was approximately $400,000 higher than the last 3 Fiscal Years snow costs. The increase in snow costs was offset, in part, by a decrease in porter salary expenses because the Budget anticipated that we would be at Full Staff and we are not at Full Staff. Maintenance and Operating Costs - For the Year Ended March 31, 2026 (FY 2026)Maintenance and Operating costs decreased $(102,000) to $15,648,000 as compared to $15,751,000 in the Budget. The decrease is related to the Budget projected at Full Staff and we are not at Full Staff.
Public Safety - For the Year Ended March 31, 2026 (FY 2026) Public Safety expenses decreased $(1,614,000) to $4,811,000 as compared to $6,425,000 in the FY 2026 Budget. The decrease is due to the Budget anticipating we would be at Full Staff and we are not at Full Staff .
Inc. Summary of Power Plant (Fuel & Utilities), Water, Salaries and Other Expenses For the Year Ended March 31, 2026 (FY 2026)
exceeding mechanical limitations.
Power Plant - For the Year Ended March 31, 2026 (FY 2026), total expenses increased $1,143,000 to $21,564,000 as compared to $20,420,000 in the FY 2026 Budget. This variance is explained below:
a. Fuel & Utilities- increased $776,000 as compared to the Budget. This increase is due to an increase in National Grid prices and Power Plant gas consumption. In addition, the frigid winter weather has contributed to the increase in usage.e..
b. Water & Sewer - Water & Sewer increased $1,636,000 due to Power Plant and cooperator usage. The Power Plant Usage has increased approximately 1 million Gallons over the prior year. The Power Plant cooling towers are continually requiring repairs. In discussions with the Plant Manager, he explained that Tower #2 is in worse condition than Tower #1. To properly illustrate the magnitude of the Tower situation, each tower circulates 20,000 gallons per minute. As we get leaks, we try our best to address them a soon as possible. Please be aware that we are not just losing water but chemical treatment as well. We have been fortunate not to lose an entire basin, but most of our water loss can be attributed to the Cooling Towers
c. Salaries & Other expenses decreased $(1,268,000) to $4,173,000 in FY 2026 as compared to $5,520,000 in the Budget. The decrease is related to the less overtime.
Rochdale Village, Inc. Summary of Insurance, Shelter Rent, Employee Benefits & Payroll Taxes Expenses For the Year Ended March 31, 2026 (FY 2026)
Insurance Expense (Property, General Liability, Umbrella & Workers Compensation) - For the Year Ended March 31, 2026 (FY 2026)Insurance expenses were in-line with the Budget at approximately $11,500,000. The General Liability, Umbrella, property and smaller coverages were approximately $9,500,000 each year and Workers Compensation coverage was approximately $1,500,000 per year.
Real Estate Taxes (Shelter Rent) - For the Year Ended March 31, 2026 (FY 2026), Real Estate Taxes (Shelter Rent) expenses decreased $2,526,000 to $4,173,000 as compared to $6,700,000 in the Budget.This decrease is due to NYC billing Rochdale at a rate that reflects recent reductions for allocation of Corporate expenses. It should be noted that NYC billed Rochdale $0 dollars for the First Quarter of 2027!!!!
ADDITION REAL ESTATE POSITIVE TREND - PREPARATION OF AN ARTICLE 78
(1) In comparing the HCR Calculation to the NYC
billing, it was noted that NYC is over-billing Rochdale by approximately $800,000 to $1,000,000 per year since FY 2020. The Company is in the process of evaluating if an Article 78 is appropriate to proceed against the agencies to collect our approximately $5,000,000 in over-billing by NYC.
(2) In the Shelter Rent Calculation only, the Budget reflected a Carrying Charge increase which increases the Shelter Rent Calculation.
(3) The State has initiated legislation that will decrease to 5% the tax rate Power Plant Income from the current 10%. This will positively impact the calculation.
Rochdale Village, Inc. Summary of Bad Debt, Inventory Usage and Community Center Expenses For the Year Ended March 31, 2026 (FY 2026)
Bad Debt Expense - Bad Debt Expense was relatively in-line with the Budget.
Inventory Usage - The inventory usage account is the true up of the Inventory observation
Community Center - The community center expense decreased $(451,000) as compared to the Budget. This decrease in expense is related Porters & Maintenance personnel not being charged to the Community Center but they were budgeted for in the Community Center.
Rochdale Village, Inc. Summary of Board, Election, Social Services, Bulletin and Committee Expenses For the Year Ended March 31, 2026 (FY 2026) 6)
Note: For the Year Ended March 31, 2026 (FY 2026), these expenses were all in-line or lower than the Budget
Rochdale Village, Inc. Summary of Board, Election, Social Services, Bulletin and Committee Expenses For the Year Ended March 31, 2026 (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 Aged Accounts Payable
Rochdale Village Inc. (NET) Accounts Receivable by Year & Current Month
Rochdale Village Inc. Balance Sheet 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 HCR Reserve Balance Through April 2026
Note: The Balance of the HCR Reserves as of April 2026 is: $ 1,505,821.63.
Rochdale Village, Inc. Summary of Water Arrears & Payments
Note: The chart shows (1) Line 1- the original water payable amount (2) Column A - Line 2 through 11 - the payments made to reduce the original payable and (3) Column C - the payments made for the current bills. We are current on ALL required payments.
Water and Sewer Payment Agreement Update
Rochdale Village has reached an agreement with the New York City Department of Environmental Protection (DEP) and the NYC Water Board that will help reduce the amount of interest being charged on our outstanding water and sewer debt while creating a manageable repayment plan.
One of Rochdale Village’s water accounts, which serves the Power Plant, had an outstanding balance of approximately $1.88 million. To address this debt and reduce future interest costs, Rochdale Village agreed to pay the balance in two installments of approximately $938,000 each. The first payment was made on May 12, 2026, and the second payment will be made in June 2026.
As part of this agreement, payments on Rochdale Village’s other water and sewer accounts will be temporarily paused during May and June. Once the two Power Plant payments are received, DEP will provide Rochdale Village with a credit of approximately $352,000, representing 25% of the interest that has accumulated on the accounts.
Beginning in July 2026, Rochdale Village will resume payments on all water and sewer accounts. The payments that were temporarily paused during May and June will be repaid over a four-month period, from July through October 2026.
After those catch-up payments are completed, DEP will provide Rochdale Village with a second interest credit of approximately $352,000.
In addition, if Rochdale Village remains current on all water and sewer payments through October 2027, the City will provide another $352,000 interest credit. If the accounts remain current through October 2028, Rochdale Village will receive a final $352,000 interest credit.
Overall, this agreement provides Rochdale Village with a path to significantly reduce interest costs while bringing its water and sewer accounts into good standing. If all conditions of the agreement are met, the community could receive more than $1.4 million in interest forgiveness, helping to strengthen Rochdale Village’s long-term financial position.
What this means for shareholders:
This agreement allows Rochdale Village to pay down a significant debt, reduce interest expenses, and improve the corporation’s financial health. The savings generated through the interest forgiveness program can help preserve resources needed for the operation and maintenance of our community.
90’s ROCHDALE CUB SCOUTS CELEBRATE MOMS WITH party
By Maryam Hubbard Former Board Member & Cub Scout Volunteer/Parent
The Rochdale Village Cub Scout Pack 627 recently hosted its 2nd Annual Mommy & Son Fundraiser Event, and this year’s theme, “Taking It Back to the 90’s,” was a huge success!
Moms and sons from all over came dressed in their best 90’s-inspired outfits, bringing fun, color, and lots of nostalgia to the eve-
ning. Guests enjoyed capturing memories with a still photo booth, a 360 photo machine, and professional photos taken by a well-known photographer. The dance floor stayed packed all night as families danced to both old-school and new-school hits.
The event also featured an incredible selection of food that guests thoroughly enjoyed, along with a sweet table that was truly the highlight of the night!
In addition to this memorable fundraiser, our Cub Scouts were also recognized at a
separate event hosted by the National Association of University Women, Inc. Queens Branch. During the ceremony, Den Leader Shakir Beyah proudly received recognition and awards on behalf of Rochdale Village Cub Scout Pack 627. Pack 627 would like to thank all of our supporters and sponsors who helped make these events possible. We truly appreciate the continued love and support from our community and look forward to an even bigger and better event next year!
(Photo Credit: Cub Scouts).
(Paid Advertisement.)
WHAT THE MITCHELL LAMA REFORM BILL OF 2021 SAYS ABOUT SHAREHOLDER ORGANIZING
In 2021, New York State passed major reforms to the Mitchell Lama program (A.7272/S.6412 and A.08840). These reforms were signed into law in March 2022 and significantly expanded shareholder rights, transparency, and democratic governance in Mitchell Lama cooperatives.
1. The Reform Bill Strengthens Shareholder Participation in Governance
The law requires Mitchell Lama boards to operate more transparently and with greater shareholder access. Key provisions include:
• Boards must hold at least four public meetings per year, open for shareholder observation.
• All board discussions and votes must be observable by shareholders, except when the Board enters a limited executive session.
• Communications with HCR about refinancing and other major matters must be posted for shareholders to see.
2. The Reform Bill Expands Shareholder Voting Rights
The law establishes strict, democratic voting procedures:
• Secret ballots are required for all elections and major votes.
• Proxy voting is prohibited for board elections and privatization related votes.
• Absentee ballots must be handled by a neutral third party.
3. The Reform Bill Protects Shareholders’ Right to Run for the Board
The law states that:
• A shareholder cannot be barred from running for the Board solely because they owe or previously owed arrears unless they currently owe more than two months of maintenance at the time of nomination.
4. The Reform Bill Increases Shareholder Power Over Privatization Decisions
The law raises the thresholds for any vote related to leaving the Mitchell Lama program:
• A feasibility study requires a two thirds vote of all dwelling units.
• Offering plans and final privatization votes require 80% approval.
• If a vote fails, no new vote may be held for five years.
5. What the Reform Bill Does Not Do
The Mitchell Lama Reform Bill does not:
• Create tenant organizing rights under RPL §230
• Classify shareholders as tenants
• Require boards to recognize tenant associations as governing bodies
SpringFling POPUP 2026
Cooperators and interested shoppers both made their way to the Rochdale Village Community Center on Sunday, May 3, 2026, to take part in the annual Spring Fling Pop-up organized by the Community Relations Committee. The event ran from 11:00 a.m. to 7:00 p.m. and was a great opportunity for local vendors to sell and show off their products to potential customers. With books, clothes, various accessories, handcrafted decor, baked goods and so much more on display, there was something for everyone!
(Photo Credit: Vendors).
FOOD TRUCK FESTIVAL FOURTH ANNUAL
On Saturday, May 9, 2026, The Fourth Annual Food Truck Festival, hosted by the Community Center Committee, returned to Rochdale Village, bringing back fan favorites of the year before as well as some new arrivals. Despite the rainy weather, cooperators and more took the risk of getting a bit wet and came out to support the businesses, lining up with their umbrellas. A tent was provided to enjoy their food under as DJ TNT played music to create a vibe for the event.
(Photo Credit: Cynthia Bernadine).
Poetry & Art Corner
MOTHER’S DAY PERFECTION
By Anthony Blake
As Mother’s Day comes your way
There are many words I could say
This is your day
Responsibility from birth to adult Single male parents taking on the role of Mother role
Commitment threshold
Discipling thereafter Your wonders never cease The lesson of right from wrong
Understanding of humanity in how to get along
As Mother’s, you are marvelous
Your love is obvious When your child is sick, you stand by the side The assurance you provide You offer encouragement in the get the well When a child is discouraged
Your words are like nutrition being the encourage There for the child in every given moment, second and hour
Mother’s Day wouldn’t be complete Your love is so unique.
A POET’S PRAYER
By Ed Miller
Dear Lord, let my song
Be like the sparrow’s, Simple chirps, simple notes. Not like the nightingale’s With flourishes and trills.
Dear Lord, let my words Be like the children’s, Simple sounds, simple meanings. Not like the professor’s, Polysyllabic, affected.
Dear Lord, let my readers Hear my thoughts, Simple pictures, simple themes. Not hidden meanings, Mystic, obscure.
And dear Lord, let my pen Be gentle and pure, Honest feelings, truthful, clear, Not obscene, not course But joyful and uplifting. Amen.
SHARE YOUR VOICE
Submit your original poetry, spoken word, or artwork to be published in the Rochdale Village Bulletin! Send to mrichards@rochdalevillage.com
THANKFUL FOR ANSWERED PRAYERS!!!
By Alanda Wasserman I. Edwards
UNDERSTANDING REAL PROPERTY LAW §230: WHY IT DOES NOT APPLY TO MITCHELL LAMA COOPERATIVES
There has been recent discussion in the community about Section 230 of the New York State Real Property Law (RPL §230) and whether it applies to Rochdale Village.
To ensure all cooperators have accurate information, this article is written to provide a clear explanation of what the law covers — and why it does not apply to Mitchell Lama cooperatives.
What Is RPL §230?
RPL §230 is a New York State law that protects the rights of tenants in rental housing to organize.
This law was written specifically for rental buildings, where residents are tenants and the building owner is a landlord.
Are Mitchell Lama Shareholders Considered “Tenants” Under This Law? No.
In a Mitchell Lama cooperative like Rochdale Village, residents are shareholders, not tenants. The legal relationship is completely different:
• Shareholders own shares in the housing company.
• They sign an occupancy agreement, not a lease.
• They pay maintenance, not rent.
• Their rights come from corporate law, bylaws, and HCR regulations, not landlord tenant law.
Because of this, New York courts and the State’s housing agency (HCR) have consistently maintained that RPL §230 does not apply to cooperatives.
What Laws Do Govern Mitchell Lama Cooperatives?
Shareholder rights and cooperative governance come from:
• New York State Business Corporation Law (BCL).
• HCR Mitchell Lama regulations (9 NYCRR Parts 1727, 1728, etc.).
• The cooperative’s bylaws.
• The occupancy agreement.
These documents define:
• How the Board operates.
• How elections are conducted.
• What rights shareholders have.
• How meetings are held.
• What rules govern the cooperative.
None of these classify shareholders as tenants.
What Is a “Tenants’ Association” Inside a Co op?
Inside a cooperative, a tenants’ association is a voluntary resident group.
It may advocate or share concerns, but it does not have:
• Legal authority
• Governance power
• Standing under RPL §230
It cannot:
• Direct management
• Override Board decisions
• Negotiate on behalf of shareholders
• Demand access or recognition under tenant organizing laws
In a cooperative, only the Board of Directors has legal authority to govern the corporation.
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
BudgeT & Finance coMMiTTee
Date: 5/12/2026 @ 7:00PM
Held at Location Community Center 11/12/13 & Zoom
Chairperson: Jean Hall & Vanessa Duah
PLANNED AGENDA:
1. Shareholder Arrears
2. Accounts Payable/Receivable
3. New Contracts vs Old Contracts (Commercial Vendors)
4. Council Member Ty Hankerson
ANNOUNCEMENTS: N/A
DISCUSSION:
The Budget and Finance meeting was held on May 12th, 2026, at 7 pm, chaired by Vanessa Duah and co-chaired by Jean Hall. We reviewed the shareholder arrears report, accounts payable,
Monthly Meeting Minutes
Date: 5/6/26 Time: 10:00am
Location: Grand Ballroom
Chairperson: Jean Hall
Co-Chair Clara Sheppeard
receivables, and compared new contracts versus old contracts. As of April 30th, 2026, unpaid shareholder arrears totaled $9.3 million, slightly down from $9.5 million in February 2026. Accounts payable also dropped to $34 million from $36 million.
Vendor agreements were discussed: As of April 30th, the outstanding water balance was $18.5 million. Rochdale Village and DEP have made an agreement to eliminate 25% of interest across all accounts if we pay the full amount in two installments. The first installment of $938,041.25 was paid earlier this month. The next and final installment will be paid for in June. Once DEP receives the payment in June, DEP will provide a 25% credit across all accounts only if we remain in good standing with payments. Additionally, the board reviewed new vendor contracts: In contracts renewals. commercial vendors will now pay their own taxes, there will be yearly lease increases, and increases in price per square foot. Each vendor was reviewed, and the board projected a significant revenue increase over a 5 to 10-year period. Councilmember Ty Hankerson joined us in the latter half of the meeting. He stated he continues to support Rochdale, working with local and federal government officials to get us back into good financial standing. Ty
stated that he will follow up on Senator Sanders’ request that was submitted months ago to Thomas DiNapoli, regarding a forensic audit of Rochdale Village. Ty welcomes those who would like to volunteer with his office to follow his social media pages on Facebook and Instagram and reach out to his team if interested.
UPCOMING EVENTS: N/A
NEXT MEETING: Budget and Finance Meetings will be in recess during the summer months; We will resume our meetings in September. Have a happy and safe summer!
Meeting ended at: 8:25 P.M.
Attendance: n/a
Minutes submitted by: Vanessa Duah - Chair
SenioR ciTizen coMMiTTee
Truck Festival.
PLANNED AGENDA:
1. Upcoming Atlantic City Trip & Winery Trip
2. Annual Breakfast in Courtyard – June 2026
3. Role Playing – Board of Directors
4. Open
ANNOUNCEMENTS:
♦ This Saturday 5/9/26– from 1PM to 7PM the Community Center Committee will be hosting the Pre-Mother’s Day Food
♦ Saturday – May 16, 2026, The Rochdale Village Board of Directors & Community Relations Civic-Engagement Sub-Committee in conjunction with community leaders will host a Candidates Forum from 1PM to 3PM. This is for the Assembly Seat in the New York State Assembly for the 32AD. The doors open at 12:30PM.
♦ Management Offices will be closed on Monday, May 25th in observance of Memorial Day.
DISCUSSION:
Upcoming Trips
A handout was provided with listed the following trips the committee has selected:
• Trip to Atlantic City – Resorts World on Friday, May 29, 2026. Cost is $45.00 for $18.00 slot play and 6-hour stay in casino. Details on leaving time will be released shortly. If you wish to go, kindly let Keziah in the board office know so we can have our count. We may open up to
broader community if our numbers are falling short. Deadline for payment is Friday, May 15, 2026
• Trip to Hudson Valley is scheduled for Wednesday, June 17, 2026. Cost is $150.00. This trip includes a visit to 3 vineyards, full lunch at winery offering hot and cold lunch, nice and fun raffle price for all. Note: if we get sponsorship – price of tickets will be reduced to $100.00 – we will notify all within the next 2 weeks.
Update from Congressman Gregory Meeks Office:
Mr. Nathaniel Hezekiah III, Deputy Chief of Staff for Congressman Gregory Meeks, provided committee members with greetings from the Congressman and updates on:
• Save Act – the House of Representatives passed the Save Act however it is currently stuck in the US Senate. This would require proof of citizenship (passport or birth certificate) when registering to vote in federal elections (president and con-
Chairperson, Jean Hall.
Chairperson, Vanessa Duah.
Chairperson, Jean Hall.
SenioR ciTizen coMMiTTee
gress); States cannot register a voter without this proof; a photo ID will be required when voting. This legislation would limit mail-in registration, online registration and registration drives. It also established criminal penalties for registering someone without proper ID. The opposition to this proposed SAVE Act is strong, as opponents indicate this poses a strong risk of disenfranchising eligible voters, places burden on lower-income, minority, elderly and women who married, and their name is different on the birth certificate.
• That is why should the Democrats regain control of the House in the fall there will be a major push to pass the John R Lewis Voting Rights Advancement Act. The single most important component of this Act is restoring “preclearance” which is federal oversight of voting changes. It would require states and local jurisdictions with a history of discrimination to get federal approval from the DOJ or federal court before making changes to voting laws, procedures, or districts.
• There is a proposal to cut Medicare costs
by 500 billion dollars based on provisions in the Big Beautiful Bill; cuts to Medicaid have been slated as well.
• The 2 million dollars that was secured by Congressman Meeks for Rochdale Village must go through the process before the monies are received. This money is for the chillers (air condition) in the power plant. Management and HCR will continue to work with the congressional office to make the proper paperwork is completed as required.
Mother’s Day Poem
Our very own Gwen Whitted treated the committee members to a special Mother’s Day poem.
Role Playing – Board of Directors
Committee members participated in a fun role-playing exercise. Each table was given a scenario and asked how they would resolve this issue if they were board members.
Some of the scenarios centered on budget deficit crisis, conflict of interest, managing
shareholder complaints and emergency incident. Each table had the opportunity to review and make recommendations.
It was a fun and challenging exercise which led to information on some of the policies and procedures that guide the board when making decisions.
A total of 96 persons signed in; $249.00 was collected; women were given a small token of appreciation for Mother’s Day.
UPCOMING EVENTS: N/A
NEXT MEETING: Wednesday, June 3, 2026
Meeting ended at: 12 p.m.
Attendance: 96
Minutes submitted by:Jean Hall - Chair
R08-26
Rochdale Village BoaRd oF diRecToRS MeeTing Resolutions - April 27, 2026
Moved by: Khedda Hayden-Ryan
Seconded by: Janine Cross
WHEREAS, Rochdale Village, Inc. provides residential parking for shareholders and requires an updated policy to ensure the effective and equitable use of its parking facilities;
WHEREAS, the monthly financial commitment for each of the parking spaces is $45.00
WHEREAS, a revised Parking Policy has been drafted to establish clear guidelines for shareholders regarding the use of Rochdale Village residential parking lots;
WHEREAS, the policy defines shareholder expectations and responsibilities, eligibility requirements, general rules and regulations, procedures for the allocation of parking spaces, and the consequences for non-compliance; and
WHEREAS, upon adoption, the Parking Policy will be distributed to all shareholders and published in the Rochdale Village Bulletin, on the Rochdale Village website, and across all other official communication platforms;
WHEREAS, the parking policy was reviewed and approved by General Counsel
NOW, THEREFORE, BE IT RESOLVED, the Updated Rochdale Village Parking Policy is approved by the Rochdale Village, Inc. Board of Directors.
FOR
Letisha Azizah Talib Bey
Janine Cross Anthony Diggs
Vanessa Duah Jean Hall
Khedda Hayden-Ryan Althea Hicks
Sheila McKenzie Lisa Stark
Jacqueline Telfer
ABSTAIN
Cody Hamblin
Allison Saunders
ABSENT
Keysha Beasley Yvette Joy Harris-Smith
Eleven for, two abstentions, two absent; motion passes.
R09-26:
Moved by: Anthony Diggs
Seconded by: Khedda Hayden-Ryan
WHEREAS, Ok Hyun Chang d/b/a New Hip Cleaners is the current tenant of record with an active two-months lease. An agreement has been reached between the seller, Ok Hyun Chang, and the buyer: AAO Hospitality, Inc. (DBA Pure Space).
WHEREAS, AAO Hospitality, Inc. (DBA Pure Space) will be the new owner who has agreed to rent approximately Two Thousand Three Hundred Thirty (2,330) square feet in Mall 2 for ten years with one five-year extension; and WHEREAS, all construction buildout and mechanical upgrade to be in compliance with the Environmental Protection Agency (EPA) and New York City Building Department by December 2034. All construction work will be funded and completed by the tenant of record; and WHEREAS, AAO Hospitality, Inc. (DBA Pure Space) the terms of the lease are attached.
WHEREAS, Aaron Lee and Stella Lee are the primary owners of AAO Hospitality, Inc. (DBA Pure Space)
WHEREAS, AAO Hospitality, Inc. (DBA Pure Space), shall use and occupy the demised premises for dry cleaning and laundry establishment and for no other purpose; and
THEREFORE, BE IT RESOLVED, AAO Hospitality, Inc. (DBA Pure Space) New Lease is approved by Rochdale Village, Inc. Board of Directors.
FOR
Talib Bey
Anthony Diggs
Cody Hamblin
Althea Hicks
Lisa Stark
Janine Cross
Vanessa Duah
Khedda Hayden-Ryan
Sheila McKenzie
Jacqueline Telfer
Letisha Azizah
Allison Saunders
ABSTAIN
ABSENT
Jean Hall
Keysha Beasley Yvette Joy Harris-Smith
Ten for, three abstentions, two absent; motion passes.
R10-26:
Moved by: Khedda Hayden-Ryan
Seconded by: Janine Cross
WHEREAS, Dina’s Beauty Plus Inc., d/b/a Hot Tips Nail Salon is the current tenant of record with an active lease. An agreement has been reached between the sellers, Kazi Tuhinur Rashid and Nayar Sultana, and the buyers, Shamir Kumar Saha and Rangita Saha.
WHEREAS, Rita’s Hot Tips Nail Salon, Inc. the new owner has agreed to rent approximately one thousand two hundred and fifty (1,250) square feet in Mall 2 for five years; and
WHEREAS, Rita’s Hot Tips Nail Salon the terms of the lease are attached.
WHEREAS, Shamir Kumar Saha and Rangita Saha is the primary owner of Rita’s Hot Tips Nail Salon
WHEREAS Rita’s Hot Tips Nail Salon will upgrade the location including, new flooring, lighting, plaster and paint with new modern salon equipment.
WHEREAS, Rita’s Hot Tips Nail Salon, shall use and occupy the demised premises for nail salon, manicures, pedicures, waxing, application of acrylic nails and electronic massager and for no other purpose; and
THEREFORE, BE IT RESOLVED, Rita’s Hot Tips Nail Salon New Lease is approved by Rochdale Village, Inc. Board of Directors.
FOR
Letisha Azizah
Anthony Diggs
Cody Hamblin
Althea Hicks
Allison Saunders
Jacqueline Telfer
ABSTAIN
Talib Bey
Keysha Beasley
ABSENT
Janine Cross
Vanessa Duah
Khedda Hayden-Ryan
Sheila McKenzie
Lisa Stark
Jean Hall
Yvette Joy Harris-Smith
Eleven for, two abstentions, two absent; motion passes.
R11-26:
Moved by: Khedda Hayden-Ryan
Seconded by: Janine Cross
WHEREAS, OB’S Bakery, Inc. has agreed to rent approximately three thousand four hundred fifty-five (3,455) square feet and an additional three hundred (300) square feet for storage in Mall 1 for five years; and
WHEREAS, OB’s Bakery, Inc. the terms of the lease are attached.
WHEREAS, Mr. Omar Dickens is the primary owner of OB’s Bakery, Inc.
WHEREAS, OB’S Bakery, Inc. shall use and occupy the demised premises for a bakery, for the baking of wholesale and retail bakery products, bulk ice cream cake, pies and cookies, lottery, takeout restaurant and for no other purpose; and
THEREFORE, BE IT RESOLVED, OB’s Bakery Inc. lease renewal is approved by Rochdale Village, Inc. Board of Directors.
FOR
Talib Bey
Khedda Hayden-Ryan
Althea Hicks Lisa Stark
AGAINST
Anthony Diggs
Cody Hamblin
Rochdale Village BoaRd oF diRecToRS MeeTing Resolutions - April 27, 2026
Letisha Azizah
Vanessa Duah
Sheila McKenzie
Jacqueline Telfer
ABSTAIN
Janine Cross
Jean Hall
Allison Saunders
ABSENT
Keysha Beasley Yvette Joy Harris-Smith
Four for, two against, seven abstentions, two absent; motion does not pass.
BOARD MEMBERS
Althea Hicks
Chairperson
Jean Hall
President
Khedda Hayden-Ryan
First Vice President
Keysha Beasley (Not Present)
Second Vice-President
Cody Hamblin
Third Vice-President
Anthony Diggs
Fourth Vice-President
Allison Saunders
Secretary
Yvette Joy Harris-Smith (Not Present)
Assistant Secretary
Vanessa Duah
Treasurer
Sheila Mckenzie
Assistant Treasurer
Letisha Azizah
Talib Bey
Janine Cross
Lisa Stark (Arrived 8:00 P.M.)
Jacqueline Telfer
DOUGLAS ELLIMAN PROPERTY MANAGEMENT
Cary Smith, Iii
General Manager
Wilfred Rodriguez
Assistant General Manager
Leacroft Gordon
Assistant - General Manager
Dean M. Roberts, Esq. Corporate Counsel
Norris, Mclaughlin
William Young Controller
Kelvin Pantaleon
Director Of Maintenance
Adolph Osback
Chief Public Safety
Corey Jones
Director Of Power Plant
David George
Assistant Director Of Maintenance
have you missed a board meeting?
MANAGING THROUGH A CRISIS REQUIRES A DIFFERENT STANDARD
Rochdale Village is not operating under normal conditions. We are in a financial crisis, and when a cooperative is in crisis, the way we manage, the decisions we make, and the expectations we set must be very different from when things are running smoothly. As a community we need to be clear about what that means and what it requires from all of us.
Crisis management is not optional rather it is necessary for these times. In stable times, a cooperative can operate with flexibility. Projects can move at a comfortable pace, spending can be spread out, and decisions can be made with long term convenience in mind.
But in a crisis, the priorities change. The standard changes. The level of discipline changes.
Crisis management means focusing on survival, stabilization, and financial control not comfort or convenience. It may also mean that competing priorities must be balanced with care and flexibility.
What Crisis Management Requires:
1. Faster, firmer decision making We cannot afford delays. Every week of inaction increases costs. Decisions must be based on verified financial data, legal guidance, and regulatory requirements, not assumptions or personal preferences.
2. Strict spending discipline Every dollar matters. Only essential, safety related, or legally required projects can move forward. “Nice to have” projects must wait. This is not punishment it is responsible stewardship.
3. Increased oversight and accountability In a crisis, oversight must be tighter. The Board must ask more questions, review more data, and monitor operations more closely. This is not micromanagement. It is good governance.
4. Clear, honest communication Shareholders deserve to know the truth even when the truth is uncomfortable. Transparency is not optional in a crisis; it is essential.
A Hard Truth: Arrears Are a Major Part of the Problem
We cannot talk about financial crisis without addressing one of the most significant contributors: shareholders who are not paying their carrying charges.
Rochdale Village cannot function if a portion of the community does not meet its financial obligations. Carrying charges are not optional. They are the lifeline of this cooperative, they pay for security, utilities, staff, repairs, insurance, and compliance.
When cooperators fall behind:
• The deficit grows.
• The burden shifts to everyone else.
• The crisis deepens.
For this reason, actively pursuing arrears is not only appropriate, but also necessary. A cooperative cannot survive if large numbers of residents do not pay their share.
Crisis management is not about blame. It is about responsibility. It is about doing what must be done to stabilize this community so that we can move forward.
The Board and Management are committed to:
• Making difficult decisions required in a crisis.
• Enforcing financial obligations fairly and consistently.
• Protecting the long term viability of Rochdale Village.
• Communicating openly with shareholders.
• Restoring stability so we can return to normal operations.
Rochdale Village is worth fighting for. But fighting for it requires honesty, discipline, and shared responsibility from leadership and from every cooperator.
zoom video links of board meetings are available for viewing on the rochdale village website after each meeting. log in to view.
MENTAL HEALTH RESOURCES
HOTLINES & INFORMATION
Queens Intergroup of A.A.
Phone Number: (718) 520-5024
Helpline: (718) 520-5021
Web Site: http://www.queensaa.org/
NY State Addictions Hotline (24/7) Phone Number: (866) 210-1303
SAMHSA National Helpline Phone Number: 1-800-662-4357
Suicide & Crisis Lifeline
If your life or someone else’s is in imminent danger, please call 911. If you are in crisis and need immediate help, please call: 988 Web Site: https://988lifeline.org/
Domestic Violence
If you or someone else is in a relationship is being controlled by another individual through verbal, physical, or sexual abuse, or other tactics, please call: 1-800-942-6906
Call 911 for any life-threatening emergencies. NYC Well provides free, confidential mental health and substance misuse services 24 hours a day, 7 days a week, in over 200 languages, regardless of immigration status. Call 1-888-NYCWELL (692-9355) or text “Well” to 65173. You can also chat online at nyc.gov/nycwell.
Crisis Text Line offers free, emotional support and information 24/7. Text “HOME” to 741741 for free, 24/7 crisis counseling. https://www. crisistextline.org/
The Jed Foundation provides mental health resources for college students. For immediate support, text “START” to 741-741 or call 1-800273-TALK (8255) https://jedfoundation.org/
Virtual counseling appointments for City University of New York (CUNY) students. https:// www.cuny.edu/current-students/student-affairs/ student-services/counseling/
The National Suicide Prevention Lifeline offers 24/7, free and confidential support for people in distress, prevention and crisis resources for you or your loved ones, and best practices for professionals. Call at 1-800-273-8255 https://suicidepreventionlifeline.org/
P rojects r e P ort April 2026
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 date is 8,932.
Funding Source: Wells Fargo
Contract Amount: $33,219,155
Money Spent: $23,224,542.16
Projected Completion: TBD
Project Name: Federal Pacific Breaker Panels in Apartments
Description: Replace electric panel located in hallway in every apartment.
Status: In Progress: (3583 installed)
Funding Source: Wells Fargo
Contract Amount: $2,380,480
Money Spent: $2,039,824.92
Projected Completion: TBD
Project Name: Parking Lot Repair & Sidewalk/Curb Repair Architect
Description: Repave, restripe, and add expansion parking lots 1, 2,4,5,9a/9b and Big Mall.
Status: O&S submitted revised drawings after receiving the Board’s input. Jay to create RFP for Parking Lot repair/expansion. O&S created RFP for Sidewalk/Curb Repair HM23AE pending approval.
Funding Source: Wells Fargo
Contract Amount: $246,500.00
Money Spent: $50,132.00
Projected Completion: TBD
Project Name: Parking Lot Repave/ Repair Contractor
Description: Repave and restripe parking lots 1,2,4,5,9a/9b and Mall 1.
Status: On hold. Three Lots completed: 2 (11 new spaces), 9A (1 new space), 9B. Stasi- Brothers were the lowest responsible bidder awaiting board approval
Funding Source: Wells Fargo
Contract Amount: $2,554,110.00
Money Spent: $489,970.80
Projected Completion: TBD
Project Name: Sidewalk & Curb Repair Contractor
Description: Concrete repair of worst areas campus wide.
Status: Completed: Groups #1, 2, 3 & 5. Group 4 is on hold for Façade work. MSS is the lowest bidder at $360,000 and Board approved.
Funding Source: Wells Fargo
Contract Amount: $369,000.00
Money Spent: $297,293.04
Projected Completion: TBD
Project Name: Deaeration Tank
Description: Used to remove oxygen and other gases from the water that feeds into boilers that generate steam and prevent corrosion.
Status: Deaeration Tank: Installed May 10, 2022. The Unit will be connected to the existing system soon. We anticipate completion in the spring 2024 as work needs to be done in the shoulder season (Power Plant switches from heating to cooling). We will begin upon completion of Deisel #2 to maintain Plant redundancy while we make final connections.
Funding Source: Wells Fargo
Contract Amount: $1,169,000
Money Spent: $1,169,000
Projected Completion: TBD commissioning is necessary at a separate approximate cost.-30k
Project Name: Diesel Generators
Description: Replace or rebuild two emergency backup diesel generators in Power Plant.
Status: In Progress - Diesel #2 Is dismantled and parts and quotes for the necessary work are being reviewed by the project representative.
Funding Source: Wells Fargo
Contract Amount: $4,529,672
Money Spent: $710,744.10
Projected Completion: August 2026
Project Name: Various
Description: Engineers and Architects and Construction mgmt. - allowance for architect, engineer, and construction mgmt. fees.
Status: Ongoing
Funding Source: Wells Fargo
Contract Amount: $400,000
Money Spent: $29,758.43
Projected Completion: N/A.
Project Name: Central Plant Engineering Work
Description: Remedial Work for Cooling Towers and Tower Dunnage, Screen-Wall, and other necessary control, filtering and piping life-cycle evaluation and energy management work.
Status: Revaluating the most effective approach for new condenser lines (plumbing) and steel dunnage (cooling tower structural supports and beams).
Funding Source: Reserves
Contract Amount: $115,300
Money Spent: $115,300
Projected Completion: April 2023
Project Name: Fire Alarm/Sprinkler in Big Mall
Description: Install sprinkler system as required by FDNY in Mall 1 common area.
Status: Fire Alarm: Sprinkler and Smoke Purge system completed. As of August 11, 2021, we are still awaiting NYC FDNY approval of system. FDNY Application was re-submitted, and we are awaiting FDNY approval. Sprinkler: Completed as of 2/7/2020
Funding Source: Reserves Original Contract Amount: $815,000 Change Order: $115,000; Total Contract: $930,000
Money Spent: $648,995.48
Projected Completion: TBD
Project Name: Fire Alarm for 18 Bldgs.
Description: Install fire alarms in building community rooms as required by FDNY.
Status: Eleven (11) rooms completed (1, 3, 4, 5, 8, 13, 14, 16,17, 18, & 20) Bldg. 4 is completed and inspected by FDNY. Bldg. 15 filed at FDNY - Awaiting approval. Eight (8) bldgs. approved by management and sent to contractor for FDNY filing. Awaiting NYCFD approval. HM-23 pending at HCR. HM-180 approved 10/23/19
Funding Source: Reserves
Contract Amount: $438,857
Money Spent: $417,771
Projected Completion: TBD
Project Name: Public AssemblyPA’s
Description: Certificate required for places where people gather for parties, meetings, etc.
Status: This work is on track with the other renovations of the community rooms. Architect - DOB search for all 20 Bldgs. Architect will file when fire alarms are completed for all 16 social rooms and the 4 nurseries.
Funding Source: Reserves
Contract Amount: TBD
Money Spent: N/A
Projected Completion: TBD
Project Name: Bldg. Community Room Renovation
Description: Renovate all community building rooms including main area, bathrooms, and kitchens. The lathe and plaster ceilings will be removed and re-placed with 24’ x 24’ dropped ceilings.
Status: Bldg. 15 re-started on 8/18/25 and still in progress. 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
P rojects r e P ort April 2026
throughout Rochdale Village. The contractor is Bay restoration. Roofing Mfr. is SIPLAST. Completed work carries a 20 year no dollar limit guarantee.
Status: Eight (8) Bldgs. Completed: #1 - 5, 12, 17 & 20. Year 1 (1, 3, 4, 12 & 17); Year 2 (2, 5, & 20). Management, Architect & Contractor agreed to close out/ place this project on hold until funding is available. Five (5) remaining buildings (#6, 7, 8, 18 & 19) will be re-bid and done later.
Funding Source: Reserves
Contract Amount: $8,277,850
Money Spent: $5,481,466
Projected Completion: N/A
Project Name: Bulkhead Repairs
Description: Repairs include Pointing, Lintels, Caulking, brick replacement, and Coping Stone Replacement.
Status: Start date: 7/27/21. Nine (9) Bldgs. Completed: 1 - 6, 12, 17 & 20. This project will be placed on hold until funding is available to complete the remaining buildings (7-11, 13-16, 18-19).
Funding Source: Reserves
Contract Amount: $700,000
Money Spent: $205,533
Projected Completion: Re-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.
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: $42,220
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: $288,683
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: $66,480
Projected Completion: September 2023
Project Name: General Consultant
Description: Service contract.
Status: Ongoing
Funding Source: Reserves
Contract Amount: $210,000
Money Spent: $210,000+
Projected Completion: N/A
PROJECTS ON-HOLD
Project Name: Lobby Enhancement & Door Replacement & ADA
Accessible Vestibules
Description: Replace 20 lobby entrances and doors and make ADA complaints.
Status: On Hold. Management is working with Wells Fargo and Freddie Mac on reallocating funds from this project to fund convector change order. This project will be revisited later.
Description: The installation of an elevator, demising walls, and utilities on the 2nd floor of mall.
Status: On Hold. All work is complete and funded except for the 2nd elevator which is no longer being done. Management is working with Wells Fargo and Freddie Mac on reallocating funds from this project to fund convector change order.
Project Name: Elevator Modernization & Preventative Maintenance
Description: Elevator modernization including new maintenance. Status: On hold, however, we are moving forward with the preventative maintenance portion.
Funding Source: Reserves
Contract Amount: N/A
Money Spent: N/A
Anticipated Re-start: This project will be reevaluated once funding is available.
Project Name: 15 Cardboard Balers
Description: Machine compresses cardboard waste into small and compact bales.
Status: On hold
Funding Source: Reserves
Contract Amount: N/A
Money Spent: N/A
Anticipated Re-start: This project will be reevaluated once funding is available.
PROJECTS TO BE REMOVED
Project Name: Lot 3A/3B Tier 1
Architect
Description: Design Work for Building a tier above Lot 3A/3B to create additional parking
Status: To be removed. Original budget of $5 million no longer applies due to Covid-19, supply chain issues and inflation total cost ow exceeds $12 million for adding approximately 300 new spaces. These considerations make this project financially infeasible. Management will continue to look at other alternatives to address the parking issues.
Funding Source: Reserves
Contract Amount: N/A
Money Spent: N/A
Anticipated Re-start: N/A
Project Name: Lot 3A/3B Tier 1
Contractor
Description: Building a tier above Lot 3A/3B to create additional parking.
Status: To be removed. Original budget of $5 million no longer applies due to Covid-19, supply chain issues and inflation total cost now exceeds $12 million for adding approximately 300 new spaces. These considerations make this project financially infeasible. Management will continue to look at other alternatives to address the parking issues.
Funding Source: Reserves
Contract Amount: N/A
Money Spent: N/A
Anticipated Re-start: N/A
S enior C enter R eport
MAY 2026
Every May, Administration for Community Living (ACL) leads the nation’s observance of Older American Month, a time to recognize the contributions of older adults’, highlight aging trends and reaffirm our commitment to supporting their health. As we continue to celebrate Old Americans Month, May was filled with programs, educational workshops, wellness opportunities, and intergenerational activities at the Rochdale Village Senior Center.
SCRIE Workshop with Councilmember Ty Hankerson & HPD
On May 16, 2026, the Rochdale Village Senior Center hosted a valuable SCRIE (Senior Citizen Rent Increase Exemption) Workshop in partnership with Ty Hankerson and representatives from the New York City Department of Housing Preservation and Development (HPD). Assistance was provided to older adults seeking help with carrying charge increases, offering much-needed clarification regarding recertification requirements and the application process for new participants. Many seniors expressed appreciation for the guidance, as the workshop helped relieve uncertainty and provided direct support.
Fire Safety Seminar with NYC Fire Department
The New York City Fire Department (FDNY) conducted an important seminar on fire safety awareness, emphasizing the importance of keeping apartment doors closed during a fire emergency to help prevent smoke, heat, and flames from spreading throughout the building. This timely presentation provided valuable safety education and preparedness tips for older adults.
Elder Abuse Awareness Seminar
In partnership with the 113th Precinct, the Senior Center will host an Elder Abuse Seminar on May 20, 2026, to educate older adults about recognizing, preventing, and reporting elder abuse. The presentation will help participants better understand available resources and protective services available in the community.
SU-CASA Drama Workshop Begins
The SU-CASA Drama Workshop officially began on May 5, 2026. Participants meet twice weekly on Tuesdays and Thursdays, where they develop creativity, confidence, and performance skills through interactive drama activities. The program will conclude with a
grand finale performance in June 2026, showcasing the hard work and talent of our senior participants.
Intergenerational Ice Cream Social
On May 5, seniors enjoyed a wonderful Intergenerational Ice Cream Social with youth from Intermediate School 72. The event fostered connection, laughter, and meaningful conversations between generations.
Mother’s Day Celebration
The Senior Center proudly celebrated Mother’s Day on May 7, 2026, honoring the mothers and grandmothers in our community. The celebration was a heartfelt opportunity to thank them for their love, support, sacrifice, and encouragement; while recognizing the important role they continue to play in families and the community.
Staff Training & Professional Development
During the month of May, all OAC staff successfully completed the mandatory NYC Aging Elder Abuse Training and received certificates of completion. This important training reinforces our commitment to protecting vulnerable older adults and ensures staff remain informed about recognizing and respond-
ing to signs of abuse.
Upcoming Wellness Check with Cape Mental Health
On May 28, 2026, our community partner Cape Mental Health will conduct a Wellness Check Day at the center. Older adults will have an opportunity to meet with social workers, complete wellness screenings, and discuss areas where additional emotional, social, or supportive services may be beneficial.
A Message from the Executive Director
As we move into the warmer months, we remain committed to supporting the health, wellness, and quality of life of our older adults. Thank you to our members, staff, volunteers, and community partners for making each month meaningful. We encourage everyone to stay engaged, stay safe, and continue participating in the many wonderful programs and activities offered at the Rochdale Village Senior Center.
EMERGENCY PREPAREDNESS WITH NORC
On Thursday, May 14, 2026, the New York State Homeland Security and Emergency Services Citizen Preparedness Corps worked with the NORC office to host a free class on Emergency Preparedness. The event was brought to the community by Governor Kathy Hochul in conjunction with the New York National Guard, as well as NORC who is sponsored in part by NYC Council Member Ty Hankerson. Attendees were advised on how to properly prepare for any disaster, especially in light of severe weather events becoming more frequent. Attendees also received a preparedness kit.
