Housing Authority, Regular Meeting

1. 1:13Good evening everybody. >> Hey, good evening everybody. We're We haven't started yet but uh we are on. Okay. Thank you. I think is the last Hey, Jeff.
2. 5:50Jeff. >> Yes, sir. >> Okay. Yeah, I I was watching people talking and I couldn't hear anything. I don't know if it was on my end or your end, but Oh, >> we haven't started yet. >> Okay. Okay. Thank you. Yep. Hello everyone. Thank you all for being
3. 13:12here for our regular monthly meeting. It is Wednesday, February 18th, 2026. It is now 6:05 p.m. and I will call the meeting into order. Jeff, can I get a roll call, please? >> Commissioner Smith >> here. >> Commissioner Young >> here. Sorry. >> Commissioner Wolf >> Commissioner Decker >> here. >> Commissioner Zakos >> here. >> Commissioner Black >> here. >> Commissioner Joiner. >> Absent. We have a call >> for that. We will move right on to old business. Can I get an approval for the minutes for January 2026? Has everybody been able to read the minutes? I'll make it. Thank you. Can I get a second? >> Second. >> All in favor? >> I. >> That passes. Thank you, Linda. If Linda's on the line, thank you so much for that. Next, we'll move on to approval for accounts payable for January 2026. Was everybody able to go over that?
4. 14:15Short and sweet this time. I may >> we'll make it so Mary. >> Yes. >> Can I get a second, please? >> Uh, I'll second. >> All in favor? >> I. >> We will move right on to the executive director's report. >> Good evening everyone and thank you for uh attending our meeting tonight. Um, my the executive director report. I'd just like to share a few items. Uh first is that um we're proud to say that the mayor mayor Ferris sh uh hosted the very first community meeting here at uh Bliss Towers at Columbia Apartments. It was well intended. Um, I would encourage our residents if anything else get to that more people participate, but we did have a good number of residents that participated and questions and um and they asked questions. It was good.
5. 15:19It was good. It was a good presentation. It was nice to have our neighbors come here and participate with us directly. and I invited u people down to come back in the future. Can you please hold on so my computer doesn't shut off? >> Oh no. >> Yeah. Let me plug it up very quickly. >> Bizarre. And I wrote it down and said that it was charged. >> Yeah. There's a copy of this >> the board briefing. >> Yeah. >> I didn't get that. >> Oh, >> she got this. that >> um the next thing I'd like to share next. >> There is an extra next thing I'd like to show that unfortunately our vehicle for the property was vanous. We have a truck
6. 16:21with a plow on it and while um the snow was being plowed. Unfortunately, the truck caught on fire on June January 26. Um and we now have to um put that door on insurance. Just want to make the board. >> Welcome Teresa. >> Yeah, we'll put that through the insurance and make sure that we um I just want to make it the next thing I want to alert you to that um fortunately it was discovered or brought to my attention today that our um board meetings have not been posted. Um I was completely unaware of that. Um just so people can understand prior I were was doing the meeting the minute meetings for the board but now we have Minda Finnoff and has she's been doing them for quite some time and so because of that I haven't had to go check as I typically type the minutes from the recordings. So I had no idea. So in the
7. 17:24future if anybody notice that our meetings are not posted please alert us immediately because it is not our intention to not post our meetings. We do want we have our meeting hybrid so that the public can participate. Um and we also want to make sure um that if they're absent they can see it just like any other meeting in the city. Um I've talked with our provider um and there was some transition there and there was a a a gap in you know the work being done. Um but they will make sure that those get uploaded immediately. So we apologize that for that. Um, but that was with the public. >> So, you're saying that the meetings are not live? >> No, our meetings are live, but they the recordings were not posted to the YouTube Hudson City uh Zoom website. >> And how how was they supposed to get posted? You send them to the to >> We have a provider that post they upload. >> They're supposed to upload >> and they had not been uploaded and we and I was un >> Okay. Because someone did ask me. I just didn't know.
8. 18:24>> Yep. I was supposed that is not the intention. We want our meetings to be posted. Um and and and to the public um that watch apologize if yes, we do apologize and if there to the public that does watch us, you know, we we we have the right to be held accountable and if you see something like that, please say something about it because we, >> you know, want our meetings to be posted and we don't have a problem being. We're not trying to be private. No. So rather than just hey they're not posting a meeting and people quiet please bring it to our >> some well it had been brought but I didn't understand so I have to >> how long has this going on to you now? >> Um >> I guess >> it's been from what >> it's been >> from what Mr. Decker just shared with us the last meeting was posted in July >> of 2025 >> and I think that was from June. One of the things I want to offer is that we are a community and we are part of the community. And I actually spoke about this at the mayor's meeting. So like,
9. 19:27you know, don't leave us as an outsider and not participate with us and say, "Hey, why are your meetings not being posted?" Like it see it's it's just a question and it deserves to be answered. So please help us help you. All right. Thanks for doing that. The next thing I'd like to do is share well, I'll leave that for last. The next thing I'm going to do is update the fact that we did attend the planning board meeting on February 10th, 2026. Um the the result that we yielded or that was yielded from that was that the planning board did designate us uh did designate themselves as the lead agency. uh which means that under the state environmental quality review act um that that any project that might affect the environmental you must undergo environmental review. Multiple government bodies may be involved. Planning boards, zoning boards, town boards, state agencies etc. Um the lead agency is the one government body that takes charge of the entire review
10. 20:30process and that is the planning board. So we thank them for that. Um and um we will be proceeding um to go to their next meeting and we'll get an update from John momentarily. The last thing from the executive director's report, I'd like to re read you quite a bit a lengthy a lengthy email that I received from the deputy assistant director uh uh I'm sorry, the deputy assistant secretary Todd Thomas um regarding the HCB program. my new agency list letter today at 2:12 PM. Um, what I've done for you u to the for the board is I provided you a board briefing memo with literally summarizing what I'm about to read so you can keep and digest it, ask any questions going forward, but this is going to become essential um um to our program. It can affect us um in in numerous ways and we're going to need to know about it so that we can have discussions. So, let me just share this
11. 21:33correspondence. Um, again, it's dated February 18th, 2026 hanging at 2:12 p.m. And it is a letter on HCV budget management. By the way, this this didn't just come to me. It went to every executive director in um as a part of that's a part of the full run. Uh, dear executive director, on February 3rd, 2026, President Trump signed into law the consolidated appropriations act in 2026, which provides a 2026 funding for the housing choice voucher program. You have a sum of it. >> Yeah. Um, we anticipated that PHAS will receive their 2026 housing assistant minimum funding amount in the spring after HUD completes the necessary reconciliation of the 2025 voucher management system data. In the meantime, we have updated the two-year projection tool to reflect the estimated halfation factor of 99% and each PHA's estimated renewal funding inflation factor. These figures will not become final until hub
12. 22:36provides the final funding and enclosure to assist PHAS with developing projections for 2026. You can assess your the tool on our HCB tools web page as explained in the December 22nd, 2025 letter from the assistant secretary Hobs to PHA executive directors. HCV per unit cost at many PHAS continue to outpace rental market conflation as measured by the renewal funding inflation factors referred to for us as RFIs. As a result, some PHAS's HAP renewal lets housing assistance pay its renewal funding even at a high proration factor factor may not be enough to fully support every current housing choice voucher participant without immediate cost-saving measures. PHAS must take measures now to reduce program costs if necessary to ensure their expenditures do not exceed their anticipated 2026 funding. Now that there's a fullear
13. 23:41appropriations bill, we can confirm that HUD's tools to address shortfalls in 2026 will be limited and HUD cannot guarantee that funding will be available to resolve all shortfall needs. Our final 2026 shortfall policies will be outlined in the 2026 housing choice voucher funding uh implementation notice which will be published in conjunction with the release of the public housing authorities funding and closures this week. but anticipates performing any I'm sorry another statutory offset of excess reserves for non-moving to work inquencies in 2026 as well as a statuto offset of excess reserves and moving to work agencies. All PHAS must plan a quote to avoid terminations of assistance. We are strongly encouraging all PHAS to consider implementing cost savings saving measures including but not limited to limited to ceasing the issuance of new vouchers with the exception of unvashed vouchers and
14. 24:44foster youth independent uh vouchers which are programs that we don't have unfortunately pause entering into new project based voucher agreements and commitments with the exception of public housing repositioning efforts which we are doing. Um, HUD strongly encourages PHAS to consider the most cost-effective methods of responsibility reposi responsibly repositioning including the section 18. Reduce payment standards include ending the use of any approved exception payment standards and remain within the basic range uh except for reasonable accommodations as necessary. Access rent reasonable assess rent reasonable policies and procedures to ensure compliance with statutory and regulatory requirements. Adopt other costsaving measures as not as indicated in PIH notice 2025-28 costsaving measures in the housing choice voucher program and project based voucher program as stated in the December 2025 letter. All PHAS that receive shortfall
15. 25:49award awards in 2025 are currently considered to be at risk of a funding shortfall in 20206 and must continue to adhere to the action plan created by the shortf fall prevention team. This means that public housing authorities may not is issue vouchers except in the very limited circumstances allow allowed under their action plans and they must also continue to implement cost-saving measures. PHAS that do not continue to adhere to their action plans may be ineligible for short shortfall funds in 2026. HUD's shortfall prevention team will reach out to 2025 shortfall PHAS after they receive their 2026 funding allocations to determine whether they remain at risk of a funding shortfall in 2026 and if not whether they may be released from the shortfall restrictions. HUD is making technical assistance available throughout 2026 to help public housing authorities manage their program budgets prudently. PHAS's experience per unit cost inflation that
16. 26:53is outpacing their 2026 uh renewal funding inflation factor are strongly encouraged to request technical assistance and they give an email address to reach. Our final note about the consolidation consolidated appropriations act of 2026. To date, funding for the mainstream pro uh voucher program has been appropriated and tracked separately from the HCB program for 2026. Congress has incorporated renewal funding for mainstream vouchers into renewal funding for the HCB program overall. HUD will be providing further information about this transition in the coming weeks and months. In the meantime, be aware that public housing authorities will continue to track and report easing and expenditures for mainstream vouchers 7. Thank you for everything that you and your staff do to serve the community. Sincere, sincerely, sincerely, Todd Thomas, Deputy Assistant Secretary, Office of Public Housing and Voucher. So,
17. 27:56>> Jeffrey, would we be I don't know about you, but that's a long letter. I'd be a copy of that. >> Yes, you can. You don't have to whisper. Yeah, >> you should ask that out loud. >> But you but you are going to get a copy of it. But what I did was provide a summary of it. >> I like that was a long you >> that's why I gave you highlighted summary of the sorry the letter but this is this is the the nuts and bolts of saying >> we have to we have to manage our program carefully. We are already a program that has funding issues. Um and HUD is aware and when I say HUD is aware I'm not just talking about national HUD office. talk about our specific field office. They're working with us so that we can reposition oursel which is why this is another reason why why our project our development redevelopment project is essential because we are going we're we've developed this public private partnership so that we can take on debt and leverage that debt to uh use money operationally to to run run and serve
18. 29:01our our participants better as well as build new development. uh bill renewal. So um it's very important um that you're aware of that. So because when decisions come down the pipe later this year, these are things that I'll be at. >> What are some of the programs we have? We have voucher. >> We we have two voucher programs right now which is housing choice voucher >> which is section 8 and we have project based voucher >> meaning which is boosters. Okay. >> Okay. >> And they're saying don't start any new ones in a sense. Well, no, not they're saying from these vouchers, don't continue to issue any new vouchers. >> So, basically, we can't take on any new, >> right? >> Right. >> Don't we have a waiting list? >> We do. >> So, that means take on what's there, but don't take on new, which is >> not like if we have current people searching for vouchers, and we do, we can finish those. >> Finish the waiting. >> But after that, no, no, no, >> no, no, no. If we have current people searching for vouchers and we only take a few at a time and we do have people we do like five to 10 at a time and if
19. 30:05they're searching for vouchers we can finish those off but after that we have to pause issuing new vouchers. So those people on the waiting list will remain on the waiting list and it's going to lengthen the time of of of you know >> of when they when they'll get to the top based on our final >> policy decisions which are highlighted in the summary. One of the things we may have to consider doing is closing the wave for a tunnel um so as to not take on new applicants and giving people false hope so to speak. But at the same time, you know, it's something that we're going to have to discuss because it's also creating a pool for us for our current development and our future development. >> So, pretty much like cuz I already have a voucher, I'm supposed to be looking, but if it doesn't go through, then that means I won't get a new one. >> Not in the near future. >> Right. And that's the voucher to look outside of those towers. >> And right, >> but this is also a voucher to stay in
20. 31:07units that are here. They're called project based value. >> So it's also attacking that um >> okay >> it's affecting that one also. >> Yes ma'am. So >> is another way of thinking about this is that we're just sort of capping like we can't we can't we can't expand >> if say someone left would could we work with the existing number of of >> you know occupies request that and we and they may allow that because we're such low numbers >> right but let's look at it another way if we were fully to occupied in the building yeah >> they wouldn't want us to take any more vouchers Yeah. >> Um and and just and make sure but we it's also going to be determined about whether our funding can cover. >> So if our funding can cover taking on and issuing a new person where we have a vacant unit, then we'll do it. >> But we haven't gotten the funding anymore. >> No, we're getting funding. >> I know. But have we got the numbers for this? Right. So we haven't gotten that yet. >> That's correct. >> Okay. >> Okay. >> So we still have a report. >> Yes.
21. 32:08>> I hope. >> Yep. All right. I'm sorry to end the executive director report with such daunting new news, but these are the types of things that I need to inform you about um because they will affect policy decisions going forward. Right. So, at this time, I will turn it over to John Mattio who is the uh director of development for Mount Cohen. >> Um thanks Jeff. Good good evening board members. Um I think Jeff mentioned earlier uh the meeting uh in February with the planning board uh and as he indicated it is a a major step forward that uh the board uh uh designated itself as the lead agency. That's an important step forward. Um uh and it ties into uh some of the approvals that we need to get uh from the state. Um the the board was not able to review the site plan application. Uh as you know there's been a transition. Uh one of the things that the mayor did that was very
22. 33:12helpful is uh he's bringing in a new um consultant to the planning board to uh review plans uh that come before the planning board. Um, one of the things that we asked the mayor and he uh he very graciously uh supported uh was to bring the um the consultant u that's already seen the plans right we've been working with the planning board for the last year. Um so rather than bring in a new consultant to look at these plans um he's agreed to use the previous consultant just for this project for other projects going forward. Uh he'll he'll have a new engineer. That's a that's very very helpful for us because it means that the engineer is not starting from scratch. So um there's a little you know administrative glitch to get through that. Uh but um so the so the engineer had not been brought on board. So um they were not able to review the plans for the February
23. 34:15meeting. Um and uh they are on board now. Um and our engineer is um going back and forth with them. Hopefully we'll get comments from um the engineer uh from the city's engineer um in time for the March 10th meeting. Um, that's one of the three things that are going on that are critical to move the project forward. Our next meeting with the planning board is March 10th, and we're hoping that we're going to be able to have a full review of the site plan. Uh, meaning we'll be getting comments from the city uh about focusing on site plan issues. One of the things that was mentioned at the February meeting um uh is um that there was some concern about the design of the building that um that that I think a number of board members uh planning board members did not want the um the development to look like a stereotypical public housing project
24. 35:19from the 60s and 70s. um you know a big uh brick building and with with no character uh and and I think we all agree on that and that was you know we've had full discussions about design um and so one of the things that u the planning board asked was to get them renderings of what the buildings are going to look like um which is a certainly a reasonable request. So our architects are in the process of doing that. We've got about two weeks uh left before the meeting on the 10th and our goal is to get full renderings. Uh and and just to give you sort of and I'm not I can't give you architectural design comments but I I think I can describe this. I think if you think about the building on site B um which is on the other side of State Street um um you wouldn't want a it's a long building uh and you you don't want it to read as just a big you know um industrial type looking building or public housing type
25. 36:21building and the way to address that architecturally as I understand it uh from our architects is um to create sort of setbacks as you go along the building. So you you go along and then you set a portion of the building back. Then you you come back out and it breaks up the building. So it gives it the building more character. Uh and uh and it'll make the the building look better. So um those those renderings are being worked on now. And as I say, we're hopeful we're going to have them for the March 10th uh planning board meeting. Um but uh on March 10th, we're very hopeful that um the uh city's engineers will have comments on um zone on drainage and site lighting and parking, all the other issues that planning board gets involved in. Um the second major thing that is going on um is on Monday we have a call with the state which is called a pre-application call. Um the state has now slotted us as I think we told you for a um an October
26. 37:25closing. Um and uh they uh they want to make sure that we're going to be able to close in October. So they want to talk to us now about things like um you know, do we have our financial commitments from uh the lender and the investor? Where are we with our uh building plans? uh when do we think we can get um site plan approval? When do we think we can get building permit approval? Um they are particularly interested in um uh sustainability issues um uh in terms of how we're going to make the building uh energy efficient and that type of thing. They have a whole series of requirements. They want to know now that the design that we have is going to meet those requirements. Um which it does. Um so the call on Monday is to give the state an update, tell them that we're still um on target to close. Um still a lot of work to do obviously, but um uh we want to make sure that the state
27. 38:29understands and agrees that uh that this project is is moving along properly. Um the related to that is um uh we're we're working on actually um doing the building plans now. It's a little advance of what we normally do, but our schedule is so tight. Uh you know, we might normally go through a whole planning process and get a get a site plan approval before we get into full construction drawings. But um we told the board I think at the last meeting that we started construction drawings now um it's conceivable that if the planning board changes the the site plan u significantly, you know, we'd have to amend those. But based on the previous discussions uh we've had with the with the uh previous town engineer and and uh the previous code enforcement person. We don't see the buildings significantly changing. We're not going to move the buildings around too much. We're not
28. 39:32changing the heights of the buildings or the number of the units. So so we feel comfortable enough to to start on the construction drawings now. Um, and then finally, the thing that I would say, and Jeff, I don't know that you've had a chance to to send this on to the to the board, but um, uh, early, well, late this afternoon, I sent, uh, to Jeff a, um, an updated project timeline, which lists all the major milestones, um, and approvals that we're looking for um, to get us to to our closing. Um and uh that that's a good check to make sure that we're um we're uh keeping the project moving forward appropriately. Um the timeline shows that uh we can make the October closing. Uh we're targeting um maybe four months uh uh to get a uh uh a planning board approval, which is um a little bit on the aggressive side, but I think reasonable. uh from where we
29. 40:36are. Um and then a few months to get uh building plans approved after that. Um the two two major wild cards in that are um are things that are uh a little bit out of our control. One is the brownfields. Uh we're in the Brownfields program as I think the board is aware but um and we have a Brownfield's approval letter but g from an approval letter to um getting a final sign off from uh from the state uh DEEC is a is a is a process uh that is sometimes difficult. So, we've got uh you know, maybe 6 months um if you look at the timeline when we get it to you um to get that done and we're working with DEEC on that. Uh but but we can't close this project unless we have final DEC sign off. Um the other major sign off other than the the local approval on the site plan and building permits um is the
30. 41:40approval from HUD. Um, we had a a call, um, I guess Jeff, it was, uh, towards the end of the year with with HUD that was, I think, very, uh, very positive. Uh, we're working with them, um, and your council. Uh, Brian Lawler is working uh, with Jeff um to, uh, get HUD all the things that it needs um, so that, uh, they can sign off on the project as well. So, um, so that's where we are. uh where we can give you an update uh after the the HCR meeting on Monday. We can send out a a note to everybody. I'm I'm assuming that that's going to go well. Um the the other thing that we can give you that I don't know that we've given you is um we can give you a link to all the documents that we sent to HCR in anticipation of this call on Monday. So, it includes uh some documents regarding financing and and some other things. Um but if you want, you can uh you can take a dive into
31. 42:44those if you if you want to. But, um from our review of it, it's it's everything HCR needs to continue to move the project forward. So, I'm going to stop there. I know I went over a lot of things, but um we can go back uh as much as you want >> for you if there's any questions before that. Just want to uh uh put a pin on a couple things. We've been going before the planning board for two years. Um just to be clear, not one year. We we we've been in process with them, but we've been presenting before them for two solid years um of this project. So, it's not new to them. So, I just want to make that high. And and I also wanted to note that the the board does have the timeline in their package. I didn't mention that today, but they are aware. It's in front of them right now. Um, so they are aware of that. >> Great. Thanks, Jeff. Thanks for turning that around so quickly. >> Yeah, no problem. Any questions? >> Okay, we'll move right on to any
32. 43:50resident that would like to make a public comment. Nothing. Okay. Well, we'll move right on to new business. As you all know, we lost Blair. I miss our girl. >> Tonight is the night that we have to elect a new vice chairperson for the board. Do we have any nominations? >> What are the existing? I actually haven't. I mean, I know my position. I don't know anybody else's positions. >> I better get the training. Is it is it training required for this board? >> It's the same for all boards. I was talking about that. >> No, she's talking about the lead the way that I sit down. >> Oh, I'm just going to go over my phone. >> Yeah. And also on on HUD's website, they have a ton of pictures. >> Yes. >> So, just to to answer the question for uh Commissioner Black, um Roanda is the chairperson. The vice
33. 44:52chair position is currently um Commissioner Black is the treasurer. The secretary is Commissioner Wolf. That's it. >> And then I mean I imagine the vice chair serves as the chair and the chair's absence. Got it. >> Maybe has uh no signatory responsibilities. If I'm not around, >> um the if she's not around, the signature um responsibilities for us will be our audit of um our when we pay the bills, we basically sign um in triplicate, meaning the auditor reviews the bills, then myself and commission the checks. >> Triple signatures of the director. >> No, what I mean is we did go through three approvals. I have to sign. The treasurer has to sign. The auditor reviews the bill. >> Vice president doesn't have the president doesn't have to sign it. >> The president is the auditor. >> Yes. I'm sorry I didn't make that clear.
34. 45:56>> Yeah. No, you didn't make that. >> I apologize. >> So when the the president is not available to audit the vice president, so knowledge of auditing should >> Well, all it is to I don't want to make it too complicated. The auditing, I don't want anybody to see it, but the auditing is just a review of the bills, what's being paid, then you're attesting to the fact that, you know, all of the backup documentation is there. Um and >> okay more later if you're paying um uh Lowe's the the not department store but the hardware company you you know you see that those things match up and it's true. >> Okay. >> I just got on the board so I know you're not recommending me. Give me a year or two. You know >> you got to jump in. Yeah, >> I like jumping in, but I also like knowing how to swim.
35. 47:01>> Good one. That's a good one. >> That's how I've survived all my life. >> No recommendations. Um, >> I recommend one of the >> nominations. Oh, >> barely. >> Just same time as you. I can >> No. >> Next. I like that idea. I like nominating Mary Deck. >> Yeah, I I'm going to say that, too. >> Yeah. You second my my nomination. >> All right. There you go. >> Mary. All in favor? Oh, that's not for me to call. >> Don't mind me. >> But I'm new, too. I'm just like her. I want to >> I want to learn how to swear. >> Well, I am not here. >> All in faith. I Would you like a roll call? >> Absolutely. >> Commissioner Smith, >> I. >> Commissioner Young, >> I. >> Commissioner Wolf is absent. Commissioner Decker,
36. 48:02>> I. >> Commissioner Zakos, >> hi. >> Commissioner Black, >> I. >> Commissioner Joiner, >> I. >> Unanimous. >> Unanimous. >> Congratulations. >> Congratulations. >> Thank you. >> Yes. Wow. Cool. >> It's an electrifying role. >> Mary, you've been on the board. >> You've been She's been on board. >> Mary, how long have you been on the board? >> Two years. >> Six years. >> Yeah. >> So, also, Commissioner, >> what? No, she didn't wasn't on the board when I got here. >> No, >> you were on it before she got here. >> No. >> Yes, sir. >> On and off. >> Yeah. >> Yes. No. Okay. So, you've been on it off. On it, on. Okay. >> So, Commissioner, another thing is if Commissioner Smith is absent, you'll have to run. >> Because I've done it before. >> Sounds good. Sounds good. I just wanted
37. 49:03to >> Yeah. Okay. We are moving right on. >> Do we have any resolution? >> We do not >> in no executive session. Is there any public comment? Anybody online >> questions online? >> No. No. >> You can you can either speak up or raise your hand to be acknowledged, please. >> Doesn't seem >> commissioner's time. Any commissioner like to say anything? >> Any questions? Anything? I just kind of want to go back to the just for like my own education about >> the letter. >> Yeah. Just for like the plainest language way of putting this that the federal government is not is giving fullyear funding for the HTV program. However, inflation, not just economic inflation, but inflation
38. 50:07in rent rates, which is way h by f sorry, higher and faster than like the cost of of maybe you rent. um means that uh that there's like that there's a gap between what the voucher programs can provide to landlords who are participating in those voucher programs. Say that very last part again. >> Like if the rents are too high, then there's a breakdown in how in the relationship between private landlords participating in section. >> Ultimately, that can be a major effect depending upon what region you're in and what your inflation factor rule is. But you're exactly right. You can look at it this way and it's not anything else that has happened outside of other funding in America, >> right? Uh what our the administration has done is provided what they call level funding meaning where they didn't take anything away or increase anything. They've stayed they they
39. 51:10>> well they didn't match it. >> Exactly. They've stayed where they were and the problem is is it is not matching inflation. And in section 8 and H project based vouchers our rents are already extremely low. Mhm. >> That's good for the resident for subsidy wise, but the the the >> in comparison to fair market rent >> financially is difficult for us to keep up with operations. We pay >> right >> we pay a light bill, a water bill, sewer, garbage. Our building is not 100% occupied. We do we operate as if we are >> a full capacity functioning agency, >> right? um in all facets of the word and so or the the the concept and there's a gap in that for us specifically and it's not we're not the only ones right um this is definitely not and it's not even a few agencies it is a a lot of agencies that are being affected um these are the type of things that we discuss at our professional conferences that we go to
40. 52:12um F which I'm a trustee on the board they we have uh written letters to uh the congress of our Congress folks and along with other professional organizations um and I can share that information with you about um you know these decisions and how they can affect our programs in the long term. And just for another layer of understanding the federal government has divested in funding of f these type of federal programs for in a over a longer period of time. If there if we have to if we have to entertain what we we are in now which is a rad project because of um deferred funding just imagine what this is added on to that. >> Yeah. >> So it's it's just a overall um dire situation which is not hard to feel because like you said the price of bread and eggs and all of that. So it's just it is where we are right now. So we have to be very they're putting the onus
41. 53:17on us and some of our push back from the professional organizations is why are you being punitive to us and we've helped create this situation with with um not providing proper food. >> So it's a pushpull. They make the laws. We have to figure out how we work around it um or work within it. while we are providing this information to mislead you because some of our decision make decisions are going to be affected um when we get to that for example to be more specific I'm getting to start working on our budget in March and you know it's something that's going to come up on >> you mentioned RA what is that >> that is the program we're in which is called the rental assistance is demonstration. >> Demonstration. Yeah, I've heard a rental assistant program, rental assistant assistant, >> but now it's called >> demonstration. >> So, um, Commissioner Joiner and Commissioner Black, I only a couple items. I am going to provide you with a list of acronyms to help bring you up to
42. 54:22speed as well as the bylaws, which we should be taking a look at anyway. So, I'm going to provide you with a couple a copy of the bylaws for our organization. >> But this is the process through which we were able to leverage debt and sell property. like the public private part, >> right? It is a good program, but it's a tough >> program. >> Um, and thank God we're in a well well, this is a weird comment, but I'll say this. So, there's been several iterations of RAD. Unfortunately, we are in a older iteration, but I believe that we're going to be able to take advantage of some new offerings. Um, those are some things I'm working on. So, I as as I get to that point, I'll disclose that information, but we're working on that um to try to help us um uh you know, improve our program and be financially sol.
43. 55:24But overall, the program has, you know, has morphed over the years and is in a much better uh it's a much better offering today than it was in when they call what they call rag one, which is somewhere around where you we knew the Hudson Housing Authority before I was elected to participate. But we're but we're working through that and HUD knows it too. >> The HUD knows that it was a bad program or a bad deal and they are actually working with us to to fix the problem. >> Um just one more add but if you don't know is the conversation that I have with them um even though they're governed by their leaders you know I as an advocate for our folks as well as us as a housing authority um continue to remind they they are culpable in um our status right now. Um and they in my opinion owe us every little bit of help
44. 56:29that they can give us and I hold them to that so that they can help us through this. But and they know we're in bad shape. Like I've not lied about it. Some other um executive directors take a different approach. Um not pat myself on the back, but one of the best things I've done in my opinion since I've been here was actually inviting them to the property to actually see where we were and what was going on which gave them a little and really changed um it it brought our problems closer to me. So if I made any good decisions that was one and um and and it's going to bear fruit that's all I have only talk Just one more question. >> Yes. A mainstream voucher. >> It's a different type of program. >> We're not >> that that's going to be a part of your baby. But you did say there were programs that we were not partic
45. 57:43>> FYI. There's BA and SH. >> No, there's >> but this is extracurricular. I saw it. >> I think you're talking about the youth. Um, >> yeah, maybe. So, it's like >> I read it to you. >> Foster youth initiative. >> Foster youth initiative. Yes. >> Even it's too many. >> It's a >> But we only have two. What did they add? housing choice voucher, >> right? Which is section 8. That that's easier to project based voucher. P >> what? P V and that's also section 8. >> Yes. A type of the difference, right? >> That voucher is attached and the other one is attached to the rest. >> But the one that's not attached has always had a problem of getting a rental. I think you're right. >> Another little the voucher that people were applying were just for section 8 to go out and get their apartment.
46. 58:47>> It has always been a problem if they wanted an apartment in Hudson where the voucher didn't match their >> It doesn't match. >> There's a low supply of landlords that are willing to correct. >> That is correct. >> Yeah. And that's >> and the rents are way higher than >> and that's been a problem and that is a problem >> because the landlords have to charge like they the the gap between what the tenant can afford and what the voucher will cover is >> Yeah. Exactly. >> And then and now with new landlords it's even harder because people have paid more for their homes, >> right? >> And they're paying more taxes. So therefore they want to reap more income or at least enough to keep the home flooding. Yeah. >> Right. However, to be clear, we we put a lot of money into the local economy >> in Hudson, and everybody should know that our economic impact is is is >> just for HCV alone, we will fund about a half a million dollars in in vouchers. So, that's something that's important to know.
47. 59:50Two participating. We have a large amount of them that's taking the vouchers. >> We have quite a few landlords that's taking vouchers. >> You know, the ones that participate, you know, >> the way it works is a residents pay 30% of their income. We make up the difference, >> right? >> Right. >> So, a landlord's rent can I mean, a person could be charging, 1300 for a unit. The tenant portion could be 12. We pay the other 11. Oh, >> monthly. So for one person that's significant. >> Yeah, >> because I did see it for Yeah, I saw it for 2026 and it looks like it was but it it went up >> the vouchers for 2026. >> The the >> section 8 >> the >> the money that they're paying. >> Oh, I see. >> It looks like it will budget >> two bedrooms. >> You mean the cost? The rental rate? Yeah. Yeah, the calculation. Well, yeah, it's Yeah, it's that's is that that's
48. 1:00:53sort of what they're describing here is that >> uh you know what >> it's been a long day. I'm gonna stop speaking out loud. >> No, no, we'll do the >> and if we can all get together, we will, you know, hopefully do some training on that so you can take a deeper dive and ask those questions because it is important. You know, it's important to understand >> as our funding gets better, you know, we can look forward hopefully to a even if we do a local, but a local retreat um so that, you know, we can bring some money to help educate you guys as the commissioners on, you know, dos, don'ts, and what what are what city. >> So, do we have to vote on that tonight? >> No. All in favor? Indiana commissioner is John still. >> Yes, he is. >> I got a question actually for him. Um, somebody had came to me yesterday. >> Can you hear John?
49. 1:01:56>> Yeah, I do. >> Okay. >> Um, so when you build the houses over across the street on site B >> for family and seniors or just families? >> Yeah, it's primarily family. There are we're building two five- bedroomedroom units. Okay. So, that's obviously family. And then we're building, I believe, um, two-bedroom units and one-bedroom units. So, theoretically, you could put a a senior in a in a one-bedroom unit, but it's not designated as senior housing. It's all designated as family housing. >> Oh, no. She thought that somebody went and told her that it's not for like well I can't say she's a senior >> cuz she's younger than me but she's a onebedroom and somebody went and told her that she wasn't moving over there because she >> she live in this building. >> Yeah. >> It's primarily for people >> first. Yeah. Everybody from here is moving over.
50. 1:02:59>> Somebody else lives in Roville now. So but they don't come to meetings. Let's put it out there. That's why that's why people come to the meetings, >> which is important. >> That's what I told her to come on down. >> Yeah. >> Unfortunately, >> and they need to have a designated senior building, but we have a lot of them around. >> Right. But they also need to talk to the leaders in the building, myself, my assistant. We can clear up some. I'm not certain where they're getting that information from. Um, but I do know that these are questions that are asked repeatedly, >> but they don't like going into the office. people, they come to us. >> That's how we're having commissioners. >> That's exactly good thing. >> And it's good that you should bring those questions here. >> That's exactly how this all should happen. >> Yep. Yep. >> Well, I want to ask a question. When you say two five bedroomedrooms units, what does that mean in your terms? Because it means to me you're only building two units that have five bedrooms. >> That's all we're doing. >> That's all we have right now and we're continuing it over. I don't remember.
51. 1:04:01>> Two units with five bedrooms. >> Correct. >> But you're going to haveund and something units in that building, right? >> There's lots of other >> won't be in that building. >> Just asking about >> Oh, yeah. >> Yeah. I just want to clear that up. My mind is a part of the townhouse. >> That's a community garden. >> Okay. >> Have a Just wanted to clear it up. >> Yeah. Yeah. Motion to adjurnn. >> Second it. All in favor? >> Thank you all. >> Good night everybody. Thank you. You're based.

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