 Take minutes until Erica arrives or I get a message from her to find out if it's us. All right, so I call the meeting to order of the Long Island Authority Advisory Board at 9 a.m. I'll look at that. Do I need some packets? I don't have any. That's right. Erica has packets. Let's see. We can have Andrea do it real quick. Well, it's the whole, I think it's just, you know, one set. So we get, oh, do you need this? We have two packets. Oh, okay. But do you want a copy? We can have Andrea do it real quick. I'll listen. Okay. I just wanted to see what you're doing. Well, obviously all members are present other than Lauren, the board, the Advisory Board. Go to agenda two approval of the minutes. Do I have a motion? I will move to approve with the insertion of the word advisory under organization topics. The LHAB election schedule. Insert the word staff and advisory board. Okay. I will second that. Okay. All in favor say aye. Aye. Aye. Passes unanimously. Let's go on to number three. Public invited to be heard. I don't see anyone. Let's go on to number four. Organizational updates. Four a is by-laws updates. Okay. So I will go ahead and take this one. So these by-laws. Oh, she's locked out. Erica's here. She can get it. I have stuff and all that needs to be trafficked. I know. Well, we took it seemed backwards, but I went around knowing that that was there. Oh, with the. Yeah. He texted. All right. So Erica just so you know, we started, I started taking notes. We're just starting at four a. So I'll just make a couple of little things. So far. We're going to pause until you get. Just have us know when you're. You're good. Okay. So for the by-laws. So you may recall we've been talking about the by-laws in the election basically every meeting for quite a while. Getting everything squared away, but we really are there at this point. So the by-laws updates that you see do two things. The section for removal of commissioner. And the new section. Two vacancies. And the, the, the removed section above really this was prompted by council member Martin. Who, when we brought the last by-laws update that were really just changing the advice and work from five to seven members. She said, what about this? That's, this is the city attorney's office wrote this up to make sure that everything with the commissioners terms was in lock step with the council terms. And then I have a question on the officers. So are they actually voting for the chairperson vice chairperson secretary or does it, you know, does the mayor take over the chairperson and the. The mayor takes over the chairperson, the pro tem takes over the vice. And then the secretary is Harold. So I think they, yeah, yeah. In the event the executive director slash secretary role is bacon, then they can assign it. Oh yeah. It's the first sense it says the executive director shall serve as. So basically really how that ends up showing up is he attests the mayor's, the board chairs signature on. Oh, I see where it happens. The mayor of the city shall be the chairperson. Okay. It's just not in that order. That would make sense to have it there. That's fine. That's fine. You recommend that too. I just wanted it in there. So then there's one other statement about the removal of the executive director in that section. I'm sorry about that. But I'm here. So, so the meeting has external. We did get started. We did get started. Hi, it's Joe. I couldn't find this meeting. The other J. Okay, thanks. So I'm a little confused. Is this the board meeting or the commissioners meeting? This is the advisory board meeting. Oh, we're welcome to join. Because it said on my, we were sent the agenda. And I don't know why we were sent the agenda for the board meeting. Well, we have a board meeting tonight. Yeah. It says 9 a.m. on Monday. We will double check that. Yeah. No problem. On the calendar invite or on the packet? On the packet, said that? Or the calendar invite? The packet from, was it from America? It was from America. I see. You know what? It's all good. Okay. I'm going to go get a coffee. Okay. Wow. It says after city council meeting. I'll do this. Okay. We'll work that out. Okay. So continue with the bylaws update under article seven advisory board. This is where we did make some changes here in advance of the election at the clerk's office recommendation just to make sure that so that we can carry it all the way through from bylaws to the application, to the evaluation, really what we're looking for. So it just really, we already made those changes. I just made sure that the election piece reflected that, what kind of the expertise that's being looked for. So that's that. This will go to the board tonight actually because we happened to be on an awkward schedule this month. I put those forth for your recommendation. Yeah. We're going to have to do a. Oh, we passed a motion. Yeah. Just kidding with our blessing on it. Okay. I have to approve. Exactly. We'll pass on to the board of commissioners. Yeah. You want a second? I did. Oh, I did you. You were so quiet. All in favor say aye. Aye. Aye. Motion passes unanimously. So we finally get us a clean copy, right? Yes. So the unless there's changes. Right. So the, I don't know if it's attached in here, but I have a clean. Yes. The clean copy. This one would be good signature. That's what I have. Yeah. Yeah. So I want to item B, a advisory board election update. So we are ready to open up the application period tomorrow. The, everything is the same as in terms of the schedule as the last time we spoke. So if we want to recap that we can, if you have, it's all in the minutes as well. So the only change, however, is that the, the council appointment date is not going to be December 13th. It'll be December 20th. And that's when they're doing all the rest of them as well. Oh, okay. So my only question for you all, I know Arlene, you provided some feedback to my question from a couple of weeks ago about who, is there anybody we should target? Cause we're going to make it public, but then if we have certain people we want to see it, we can definitely share it. So if there's anybody else that you'd recommend on giving the clerk's office a list today. We should maybe even reach out to Cameron and say, Hey, is there anybody in his law firm that would like to participate in this? Or even, you know, some of the other law firms that they're familiar with. So we could get the legal representative in that. Which I think is, I just don't like to see sort of a, kind of a nice variety. How do we reach the minorities, the Hispanic and that? How do we reach them? So we have really good in our community and neighborhood resources division. We have really good contacts with cultural brokers that have really just great contacts in the community for ways to share that. So we can utilize them. It's Carmen Ramirez's group. We could share this with her and ask her to send it to Reynolds as well. And then we're going to share it with, Oh, I should put this on. Oh, I do have Emory on here. Emory Jensen runs that Echo Group. If you recall that East County Housing Opportunity Group, they're really affordable housing advocates. And she has made sure that her group representation is diverse as well. So we can share with her and encourage her to pass along to her connections as well. Okay. Couple things. As long as it gets out, you know, then the release is on them as to whether or not they're going to do something. So yeah, I just, that way we can't, somebody can't say, well, you forgot us or you didn't, we didn't get it. I think if we at least went out, we're okay. I'll reach out to them. Okay. If you want, I'm going to do, I've been making an email list. So if you want to share that, I can do that. So I wonder if the, isn't it the Front Range Community College? Something like that would be interested as far as what kind of things they could bring to the table that might benefit. Could there be trainings? Could there be, you know, what kind of things could they bring? Parts, classes or something like that. I don't know. I don't know that we've opened it up to seven. Right. Seven people. You can provide it to any of the professors. Okay. Do you want to have a chamber? Chamber of Humbers might be good. Yeah. They could get all of it. Yeah. Are you directly marketing, you know, sending direct information to these groups? Yes. I'm making an email list to go for a targeted distribution. And then all of the public ones as well. Does our center have a board? I think it's going to be a very good point. Yeah. Yeah. I'm trying to think of, you know, I don't know if we have connections. This is something that we can carn and maybe some good contacts. Yeah. Okay. I will also let you know I've put on here just, this is just a distribution to either go for yourself or share. So I included the LHDC board members just so they can share with their contacts. I mentioned Cameron and Ann Marie from Echo. Jeff King is from First Bank. He has done some of the lending on the, on the like Aspen Meadows for example, some of the development projects. And then we have a couple other lenders that we've on the city housing side been talking to about inclusionary housing, Lonnie Jenkins and John Creighton. I need to get Gary Kinsey. He is a former city employee that has done he did that Kinsey apartment stuff behind McDonald's on 19th. He did that kind of on his own. I'm just going to send it there. And then a couple other Scott McMadden is an affordable developer here. And we have a real estate agent contact that's given the city a lot of the data that we've used in some of our city housing. I'm talking about targeted distribution for advisory board election. Nomination. I'm sorry. You said election. Yeah. Yeah, okay fine. Actually I have it on his election on the agenda as well. Which is where we're going to get. That doesn't make any sense does it? That's all right. I can't hear. Okay, no problem. Long skinny table. Okay. I can't hear any issues. I was excited when the president was hearing it. Over the camera. Okay, so Tom if you don't mind if you have anybody's email that you'd like me to include I'll just put this on the list. I'm going to send this off. They want to do this all first thing through my morning. So I'll get this over to Kirk's office this afternoon. Okay. Disabilities. Yeah, the CPWD basically is attached to Village Place or you know, it's right there. So we've got contacts there as well. It's attached to it but I thought I read something that it's not. Right, it's not hard to. I should have just said it's adjacent there. Aware of LH, et cetera. And so the last thing is you all need to decide when you want to hold your interviews which needs to be the week of December 1st December 1st through the night. So you don't have to decide today but if you want to coordinate amongst yourselves with Moran maybe as well to set that up we'll just want to make sure we have that set by the time the application period ends which is November that's not on our minutes which is on our schedule. So the 4th is the Sunday, right? Oh, is it November instead? No, December start the 1st is on the 3rd. So you're the working partner here so you can call it. Yeah, well we'll do some dates. Yeah, Moran Amy Ellis Yeah Okay Yeah The 1st through the night Yeah, because November 30 is the application that one the information that you're going to send out to like we were talking about target editor chamber and specifics Could you, can you block that up and send it to me? Then I can quickly contact people that I've heard are interested and I can just give them this is what to do. Thanks Alright, so let's go on to Item C, the 2043 Board Meeting schedule. So I just wanted to the Board is looking at setting their schedule and I wanted to just give you a heads up that we're going to be moving it from the 1st Tuesday of the month to the 3rd Tuesday of the month and that was partly because it ended up getting pretty challenging. We never had the reports ready on time that early in the month for the prior look back and then that worked out well with the Board's schedule so that then means that this meeting is held on the same day as the Board meeting for all of 2023 except for the January meeting. Why don't we do it with the week again? Yeah, I thought it was the 2nd Tuesday. The 2nd Tuesday. So I was going to propose that you either think about that maybe now or if you want to wait until the 1st January meeting is set for the 3rd Tuesday right now which is not the same as the Board but you could decide with the new members if you wanted or you could just have that set out so they understand what they're getting into. Yeah, I would like to communicate that to them now so what if they do get elected we're going to meet for the next year on the 2nd Tuesday I agree. Okay, let's start with January. Okay. Maybe it would be good to have the 2nd Tuesday because it's right before Christmas. And we don't have a Board meeting on the 2nd of December. So that's if you guys want to propose that, that's fine. Ready to do that? 2nd Tuesday and 3rd Tuesday. Okay. So keep the November 15th one as is. Yeah. Move to the 2nd Tuesday starting December. I have a number about that one. Oh, for the November meeting we'll lay out a date. Yeah, I hope so. Okay, that was that one. So on to number 5, development project updates. So just highlighting a couple things for Village Place the residents are quite eager to see some things happen. We are still on the same schedule that we gave earlier in the year where we were going to be really doing design heavily at the 1st of 2024 so what we're doing right now is we are speaking with the existing investor about how that exit will look. We're meeting actually with attorneys and accountants and our consultant all this afternoon to talk about what option looks best and then that's really the first step because that will then plan out what we need to do going forward in terms of do we do the exit first and then we're closing. What should that look like? I am getting started on doing an RFP for architecture and design so we're putting that together and then getting that out so that we can hit the ground running with that the 1st of the year. So we're going to start also right now the resident survey process talking about what kind of things they'd like to see as we put together that architecture contract. You didn't. We wrote it down. We wrote down everything that we should remember in this place. So that's what we knew of. So the rest of the end of this year we'll be doing that architecture contracting process and working with the investors to figure out what our plan will be with that exit. So then the actual project is going to start in 2024? Yes. So that's, I'm sorry, I meant to say January 1st is when we start the design of 2023 we will close on the financing by the end of 2023 and then start construction in 2024. I think I mixed up those numbers before. We are working also with the city team doing the Kauffman Street busway and we're trying to make sure that our construction coordinates to make it as at least in the least amount of today if it's possible but also we're having some really good affinities because they're going to be doing some of the storm drain work for us that's really needed without parking lots with all ties together and that is appropriately within their scope and so that's really great that we don't have to work back into their design. It's an alley that comes off of Long Speed that is an alley that we own that moves into the parking lot so the drainage is intermixed in that area and so that's why they're trying to deal with that as well. So that will be cost savings on our side. We can back into their design and they're going to cover most of the underground pieces for that. For the overland right over here we'll take a little tour after the meeting it's just, you know, it's just grass. We had our first interview for development partners yesterday we have one more this afternoon at 2 tomorrow so we're in deep waiting through developer opportunities to see what might make sense and then coming up with, once we select them then we'll really start to say what does a good schedule look like, what do the funding sources how should we arrange all of that to get the ARPA money spent that we want to spend but also bring in whatever else is needed so that is but it's multi-family. Yes. Yeah it won't be an age, we're not looking to make it age-restricted so it'll be family oriented housing I think the thing that's coming into play now most of the projects we're going to look at because of interest rates and just where the market is and they talked about it yesterday is maximizing density in the number of units because you're going to need that to support the construction loan and farm loans and things like that and honestly I think in the recent education interest rates are probably going to control some time to you as we watch it because you know just how much will we be able to get in this market and what that looks like we're going to have to pay great close attention to all of these things market's very not a schedule what makes sense to hurry up and what makes sense to let it sit for a second maybe I'm not real disappointed that we didn't, that we pushed it off because we had been taught high interest rates if we would have done it on the original schedule maybe pushing the closing later you know get the ARPA money spent through the lands control and have a development practice so we know what the plan should be going forward what's your goal to have a decision made on but is it sometime this month or next month so we're going to use the normal yeah probably next week we're going to play it by ear to see how closely it all comes see how much the spread looks like yeah I mean if it's close we may pull the top two back in and get more in-depth with them on certain issues so I think it just depends on what we're seeing where are we on the naming we still need to speak with Stuart from the station I haven't done that yet to be honest but we have a plan but I just haven't been able to but that is the plan is to go to them so I wanted to touch base I spent my nose flooring yeah so the latest is the whenever this type of thing happens the manufacturer will do whatever they can to not claim responsibility and so we are meeting actively with Palace and with the architect to figure out what the best plan is our preference is an insurance claim because then we can get the whole thing redone this is what insurance is there for this is what it should be what we're talking to them is the architecture firm you know they're pretty concerned that it's not that simple and that it turns into a two year legal thing and she's afraid that's going to put her out of business so we're letting her come up with a proposal to fix it otherwise or else we have to go with the insurance we don't have a source to just do that they are so we took Palace in and did a tour and showed that now even the areas that they did that test run on to see if they could reuse the flooring but fix the issue it's not working so this is it's all in progress next week to talk about that what's your proposal then or else we have to go to insurance and we will just pull the trigger and go it's the idea so it's in progress it's really unfortunate so and then the last thing I wanted to mention is we're starting to get some very creative proposals for partnerships with the LIJ private developers who are existing affordable housing are looking for the LHA to partner with them for things like property management or I just think they see a lot of opportunity and also they might be struggling with I don't know everybody is struggling in some way with rent changes or economics or something but one specific interesting one is the there's a mobile home park that is owner resident owned they did that a couple years ago that is like the latest thing for mobile home parks is if you can get them to be resident owned they can have control of their rent structure and costs and it remains affordable and so we did the city assisted one park to become resident owned a couple years ago and that's great now since that was one of the first ways now we're seeing the second step what comes next well now they don't actually really have great capacity for maintenance and capital improvements and property management and all those things so one reached out to us to see if we could discuss LHA having an agreement to perform some of those services and then having a revenue stream for LHA without necessarily having the liability of having the property we are right now we have we've dipped our toes in that pond because we do have one affordable apartment complex that they wanted to put affordable units on site as part of their inclusion and housing requirement but they just didn't they didn't know how to do rents and the appliance so Lisa's group does that in this week and so for a fee perform that work for them so we do have a little bit of precedence there it seems like the interest is expanding yeah the issue in the mobile home park is going to be hey they're going to have to generate enough revenue to hire a property manager or to let us hire a property manager and then they're also going to have to be able to pick up the administrative overhead that's associated with that and then obviously extra to go into kind of fund balance for us and so the question for them I asked Marley to send her because they went to Marley and asked her to send back and said are you prepared to do these things and if you're not prepared to do those things you know we're not going to come into it and stress our system even more so we'll see what they say so we'll just be having come up with the costs and have some sort of market on that is this being done anywhere else in the state not that I've heard of but we haven't dug in to reach out and find out it's been very common this discussion about having the residents take over ownership has been very prevalent and I think that that's only within the last few years and I think that those very first ones that went through are now it's probably going to be some more common yeah I think it's kind of like now what do we do so it's those unintended consequences of some of these programs we're getting and oh it's great residents own it and the nurses are going now what do we do yeah that's going to be an interesting dynamic yep because with the owner telling the manager what to do it's a little different okay yeah that's that's a tricky one you know not just financially but yeah in terms of maintenance and that do we have capacity for that too or do we have to absorb that too do we have to absorb everything yeah they might blame them just for the maintenance yeah the benefit for them is they know that we know how to do this know how to manage it well and it might be a simplified payment structure for them that would go ahead and go out with little contracts all the time it's kind of like the HOA concept where they hire property managers to do it's the same thing except I think what they're looking at is a markup on the property manager world is probably much higher than what ours would be I think that's what we're looking at and on the other side of it, on the opportunities so we've seen a couple of projects coming citywide of which the the margins of them being able to do this have shifted with the markets and so there's one project where it's almost completely designed and they were looking at construction folks are coming in and saying that it's not an intraditional lending they're not able to pencil it and they're throwing out the idea of the li-tech funding so it's a public and tax credit funding and so a couple that approached us about the conversion of what was originally designed as a market rate deal into a li-tech deal obviously for us you know we're saying management is something that we want if we go into this to increase the revenue streams the ongoing revenue streams and those actually make some a little more sense because they're going to have to absorb that cost and that's already factored in their performance they're trying to get the better financing model to get the deal done so we're seeing a couple of those and I think all of that is just a product of the environment and hopefully seeing about the li-tech well I think that's the difference honestly I think they're seeing it and I think people are referring to us versus where they weren't referring to anyone to that as an employee that's all I have to say for today Christmas is difficult yeah definitely moving dirt yeah it's first step I've grown a number 7 resident quality of life I think we skipped number 2 number 6 items for input 2023 budget for rents so Kendra I'm going to kick off because we don't have another meeting with you before the November 1st board meeting where the budget is being considered so it's really all it's completely in flux right now it's go time for Kendra and Harold putting this together so I just wanted to give just a very more high level of what are the things that we're seeing as an update to you all and then on your November 15th meeting after the budget is approved then Kendra will go through it be more specific about what's been approved am I doing that well and I'll talk about Kendra and I met last week and what we're seeing and it's interesting is it's also connected to rape recentings and how you deal with these issues so Village Place for example everything is connected so Village Place for example hasn't historically charged that they were allowed to charge and so where that becomes an issue is that when you go into these recentication models it's for your investors it's paying you now or paying you later and so if you under collect the revenue that you projected financing model when you go into recentication and you transfer that property and do all of that they want a bigger chunk of the money financial requirements which actually reduces then what you're able to put into the structure to redo it so we were seeing that as an issue of Village Place unfortunately we're seeing it all over the place historically so well we think and so when you when you look at the rent structures we have been trying to keep up with the recent conversation so I think the work that we've been doing recently is probably more on point but it's the historical component of this and catching up so we asked Kendra to pull some reports because when you when you look at rent for the next year there was a question that came up in Village Place I just signed my lease is that my rent? Yes, that's your rent for 12 months and so historically I think when they talk about rent increases in the budget and we kind of followed them not having a depth of knowledge we needed in this we would look at it and say well here's the rent increase and then it's realistically applied to everything the reality is that you don't collect that rent until the contract renews and so we don't want to stay on half of the rent increases averaging that amount so I talked to Kendra and I talked about really creating spreadsheet she had most of the data in but adding the contract date to it so that we could accurately project when the rents were going to come in and also understand what is the rent increase that's needed first to catch them up to the current market and two, projecting what the market increase is going to be because it lies so we're going to we've looked historically at here's historically what how the rents have moved and so we're going to do an analysis on that to go here's what the trend line looks like and then we're going to hedge off of that lower so that we can somewhat catch up we will never quite catch up because the state releases enable so there will be, as I said to the village place there will be rent increases we just we're fine tuning that right now so do you have a top of an increase this would be going to the people so is there a top say 10% or 5% or something like better so that's what I want to see the numbers because so you may have people that are on market and it's minimal you may have people that have historically been behind and so I don't want to hit anyone with a 10% increase and so what we'll have to do once we see this is so let's say someone is at 10% and let's say the market the projected market increases too so we're going to come in with 2% and we may add 2% a year on top of the market increase so that we know within four years we're going to have our three years but we need to do the math to understand what does that really mean financially so if a 2% is 2 bucks we may go max of 2 if 2% is $100 then we may have to figure out what that sweet spot is but yeah you don't want to hit anyone for a crazy amount and so it's how do you accomplish that over time those are all things we've talked about and while balance is fair housing because that really comes into play with rent and is this going to be affecting more the long term residents more because we've come in and we're going to be at well look what I'm hearing is you're still going to be aware of not kicking anybody out because like a 10% increase kicks some folks out they're fixed income and they're at the wins of social security right and that's I think the thing that Molly said within fair housing how do you craft the policy because the very things that we're hearing and Arlene's been the number the very thing that we're hearing is we want this and we want this the reason we're not able to do it is because we're not generating enough revenue and so we're trying to balance all of those things out because the reality for the housing authority is right now we've probably kicked close to 375 well close to 250,000 so if we take what Jillian was making so that's like 200 that was like 275,300,000 you know we kicked about 150,000 to 200,000 into the operations with us taking on this work so if you had to hire an executive director to do this you wouldn't have that and the pressures would be even greater so we're going to have to that's what kinder can probably talk through but that's kind of the high level quick what we've been trying to figure out well I think the thing that I've seen which is probably even something that I myself do is the minute that you say we're going to raise the rent then everybody's mind just stops listening to anything you've got to say after that and they automatically just jump in and say am I going to have to move I'm going to have to look for another place so I don't know how you get beyond that because that's what I was seeing was that all of a sudden it's I'm not listening to anything else that's being said because I know that I'm going to have to pay an extra $500 you know that's one of the things that I've been doing you'd ask for meadows and you know our coffee looking kind of and I'm bracing them for at least a 4% increase because 4% was what and I don't know about the new financing but that's what we had to lend it on under the original tax credit issue so I'm just telling you know we've got to cover costs you know and trying to get them used to the idea that after years and years and years of no increase you know we're different interests so I'm trying to get it gently you know so it's not shocked so if it's only a 3% oh jean was wrong but you know but you see I'm trying to get that tone you know easy enough but anyway we tried to when we first sat down to pick off this the budget we came up with a list of everything what costs are increasing on us that we can't control exactly and what things can we control right and almost everything was in the can't control bucket salaries and costs of snow not all of the expenses and then on the one side we have the things we can't control residents were requesting more access to funding for activities and amenities and those things and that was the only thing that was in our control and we want to be able to provide that we've heard that over and over and over so how do we handle all this and then can we still handle this we want to how does that all work so that's what framed it for us when you're thinking about everything that's changing in the world and the cost of everything it's just a tough spot yeah it's no different then I mean it's a little different than the city budget but to give you an example we took we have level 1 which is the must pay bills we typically average between 7 and 900,000 annually in level 1 increases it was 1.9 million dollars a share I mean that's just the impact of the pollution and so we're seeing the same movement it's not dramatically different than what we're seeing in the cities it's just that we have more room via diverse revenue sources coming in that we could hit some level too but you know between our level 1 increases and our salary increases that's 8 millions of dollars and we're seeing the same thing well one of the things that they constantly talk about is that people are being replaced all the time well the answer to that is you know the salaries are higher somewhere else so we need to keep people we've got to meet those salaries so we plugged in I talked to Kendra Friday on this we're actually coming in with the same approach that we used for the city and assuming that because we saw some of the benchmarking data that wasn't I didn't quite get it but I think the problem is the data source which is external to us so basically if you're at market or even older market because that's where I've seen a mix of percent increase matching what we do for the city and then if you're under market max the increase out at 12% so it's exactly the same philosophy we're using on that data set and that's critical because people are moving and they're flipping pretty fast on this so we think that we're just going to take the same approach and then my work with JLAN in terms of the Mercer study that we paid for to include majority positions in that benchmarking process as well yeah that's okay because any increase we've got is going to impact what's available from housing choices well the Mercer study is these you know so everybody seems like in Colorado is reaching out to compensation consultants and we put an RFP out and we have a lot of in-state consultants what we wanted because what we were specifically asking is I don't want to know how we've always looked at compensation I want to know what the future compensation is going to look like and so none of our more in-house state could really do that so we went to the big three which is towers, Watson, Mercer and then is it AM? AM? no it's not AM towers and if you've watched, if you've read it and seen it in our virtual seat towers and Mercer being quoted they both kind of engaged Mercer really engaged and so we've signed a contract with Mercer and that works underway now so we're going to bring this into and we'll see we're going to see but yeah are they factoring in benefits as well this is going to be a total calm look in terms of benefits the interesting piece on that is we used to be really well positioned on benefits we're starting to see that people are catching up to us but we're still I think I would say in the top quarter top third in terms of especially now with the benefits that we've brought over with the health insurance things like that but we're seeing people catch up and that's to the city's perspective I don't have a really good sense of total calm at least that one but it will be total calm and part of the problem with the benchmarking at least for the housing authority side is there's only like six to seven companies that submit stuff to the survey so we were seeing what we're having struggles with this year is like it's different companies they have different amounts so it's even going down when we just raised you because last year different companies reported and it puts you up so that's why we had to we did have people falling in within the six to twelve percent range but we did have some that were going over and we did have some that were going less that's why we said max is six or minimum is six max is twelve so that we could at least be consistent because they're still getting the city guidance as well and listen to that our LAJ staff is also listening that they're probably expecting anywhere from six to twelve percent as well because they're listening to the same and they're working alongside the city and the data issues are not unique to the housing authority so that's what we were seeing in Mountain States is the one that was getting information and so what ends up happening is not everyone was presenting so literally I had positions that I specifically dug in with our cop and benefit person where literally you may have ten people come in in a previous year study and you could have five people come in in this year's study and those five were the lower paying entities so all of a sudden they artificially shifted the market down because you lost your higher paying entities and so it was just chaotic and it's so dependent on who submits their pay information and so we just started going out to agencies and looking at what are they planning on for increases the other thing we saw is Mountain States and I only think it's four percent range while I'm in the meetings with all the city managers and they're talking about six so we came back and left now that's not what we're hearing and sure enough six is pretty close on the city side we were able to hold some dollars that if we have to make some more movements as a result of the market we have some dollars to do it it's going to be harder on the housing authority side so that may be more of an incremental step into if we see some big shifts so is the overall thing based on the CPI naturally you base it on market so if Tom were an engineer so we go in and look at the engineering market and we specifically look at that so the engineering market is one that we had to adjust by ten percent in a year because it moved that much that fast and so that's the problem right now is that everything is in flux and you know we're in we're in an arms race not only with public employers today we're in an arms race with private employers in terms of hiring individuals and you know if you drive by McDonald's and you look at the window I said it's sixteen fifty an hour and so we shifted last year our hourly employees as much as three yards an hour thirteen to fifteen would be we also plan in this budget how we do it even more so everybody's just chasing everyone and and that was thought that would change the further we got out from the pandemic but I think what we're starting to realize in the labor market is a lot of boomers were hanging on to their jobs I think what we saw as a result of the pandemic was that a lot of them just started saying it's time for me to retire and you have Gen X coming behind them which is half of the labor force so you don't have enough bodies coming in that granted that Gen Y is a year larger but they're just not at the same point in the job market and so that is I think what's creating some of the pressures so so part of our struggle too is what we found is last year about the same time we updated all the properties to the tax credit rent so we could get an idea of here's what the tax credit rent is here's what's happening what is the gain or loss are we gaining because we have subsidy are we losing because the rents weren't at what they needed to be what we're finding is the community managers have had access to change those numbers so that's what I'm doing right now it's changing them back I've locked down their access to that but we've lost that visibility so it looks like we have no gain to loss and it was really hard to protect revenue because we don't really know what the tax credit rent is anymore so that's what I'm updating now so that we can get a handle on doing that report that's Harold suggested so that we can see exactly where are you at where is the person at versus the tax credit rent and what can we see because you're going to have people that could be close to the tax credit rent and we haven't had break increases it's going to be a little different so how do you feel about that how do you say this person's already at tax credit and wouldn't have anywhere to increase because you can't go above that and then you have this person who's not so that's going to be the struggle I think for once we start you can see some are going to get an increase in some or not and then you have to talk I was wondering but they don't know what each is paying right how do you work with that struggle as well and it's income based and it's this we will then probably when we get this and start talking we will be in every property it's not the same for everyone and here's why it's not the same for everyone and if you moved in and you're a more recent move in you may not have an increase just based on what you've been at market when part of that message I was thinking about it the way here is also you also those who have to have big increases also have the benefit of really not paying what they should have done over time so there has been a savings for them over time too granted it doesn't ease the burden more and again reinforcing the policy any policy for increases for the rest of the third house I'm sorry when is the last time that rents for rent was before you guys took over right yeah I actually even think they might have got an increase at the end of 2019 but it didn't get enacted because of public but what happened so I don't think they were inactive so I don't know what happened what I'd like to do too is once we get this data what is the the tenant that has lived here the longest how long have they been here and what do those tax credits look like how has the tax credit been increasing and how have LHA been increasing we may see a flatline so it might be interesting to actually see that but to get us to a tax credit might take some time for some of these I don't think that was my understanding last few years that but I'll go back in my record he's been a minor but I don't think he's on us for this time well I think we were noticing that with the hardstone watch they weren't requesting increases I requested I think one property was 8% and one property was 10% now obviously that doesn't affect them because they're already paying they're at subsidy so whatever it is it's going to be a HUD pay HUD came back and said with the lodge you only get 5% and so I said is there an appeal process because basically he took everything that's like standard like he took the wrong salary for the community manager and so as he was deducting that he took our insurance which is we're going to have to pay that with some money away from that these are all areas that we can't deduct from so he got some more information from us and even the snow removal the snow removal he dropped me down to $8,000 and I said we've already spent $15,000 this year and we're not even through the full year so he did request the procurement for the snow removal so he gave them that and the problem is that and he was going on prior years and the problem is the prior years snow removal contract was based on monthly and that's probably why they terminated their contract they weren't getting it on a per pole basis it was like $12,000 a month so if you had 5 snow poles in that month he couldn't even afford to pay his employees so I could see why he would have wanted to terminate that contract but we could get it done without coupling it with the landscaping so hopefully it's back out to appeal so we'll see but they weren't going to give us more than 5 and 5% increase so we'll see what happens and if they don't, if they say no cause I imagine every 20002 property is going to be coming in cause they all have inflation well it also depends on the market too so we're you know Boulder County I mean so they work on a regional level right so this is a region and so even within the metro area Boulder County pricing is going to look different than probably let's say the springs I mean that's probably the most drastic financial lose our price is completely different than the springs and so I think that's where it probably has a hard time as they look at it on national and regional averages and maybe sometimes metro areas but they don't understand the nuances and the difference in the metro areas and let's also eat up like our project based vouchers too and decrease that as well if we're increasing the rights no so the project based vouchers you cannot go over so you can so if market rent increases we'll be able to increase that but it's only going to really hit the subsidy unless the tenants then come changes so we'll still budget for the market rent for any PVVs for project based vouchers and we'll do the tax credit for all the others but any HCB we will not budget for we won't budgetfully add increase cause they're portable and they can move and that's kind of actually pushing us we actually have more revenue come in but a lot of that is because of the HCB you know some properties we started with three that had HCB and now we have seven so they're making more revenue because we do get to go to that fair market and they weren't going to that fair market before we came on we also did get the suites we had to go through DOH to get approval to increase the voucher so we did get approval so those won't be increased but they won't be increased I think to market I think they had to go to a little shy below market because we asked for increases along those two bidders but it looks like the entire market will be changing and then you know utilities are going up the cost is anyone from 6 to 12% depending on the utilities we're seeing just increases across the board it's great that we have both David and Calvin on board because they've saved a lot of money just with not having to do third party to do the repairs in the labor they're just being able to purchase the parts and they're working on very many agencies hooked up with LAJ so that they can get the parts at a reasonable price good issue credit great class so the only thing I just want to say when you guys go out to these places and talk to them about brand please don't move their brand table when we were at village place when they were trying to talk about brand the people really wanted to talk about the fact that they were going to move the table that has all the brand and goodies and to another area that would be really would be just fun that was the major thing they wanted to talk about that thing was do not move our brand table which was interesting so I walked out and I was trying to get to another meeting and some of them caught me and so they were like that was ridiculous it's fine and so there's a whole fight occurring now and there's I think three factions the ones that were talking to me were like it's fine it's not a big deal they were actually mad at the lady that does the newsletter because of the plants because they voted to not have the plants there and she put them there anyway so they were mad at her they were also mad at the lady that was really on the what we didn't know where we were sitting and where I think you were sitting was they kept telling her to shut up and she wouldn't and so there's three factions in there so it was interesting after it was all over and we were all we're sorry and I should have said this to Luisa sooner they said it really has been better than it's ever been and we're sorry we're trying to help you so it was it was an experience they even had the signs on the walker protesting the bright people yeah I was just moving it to another floor I mean you gotta go somewhere to get it anyway yeah and you know I didn't get into it a lot but just based on the nature and traffic we have there from a um what do you call those people exterminator we need to be pretty on point on what we're spraying on anywhere near entrances especially at that location because I think the opportunity we know that the people that sometimes congregate in those areas carry backbugs and we've run into our own issues with bed bugs but you know we've seen it in our buildings and it doesn't take much for those things for bed bugs to take hold in a facility and so um and I didn't want to get into that depth but yeah we need to do the heavy dude spraying on those entry level floors because that's going to be your first entrance point for any kind of bed bugs or anything like that I've had some PTSD over that one so where are we on the rents then Kendra? are you still piling through? we're still piling through because last week on Friday and Monday we're getting ready for the MRI on it and getting that stuff so um yeah we might be um I might be contracting a diagnosis we've gotten two properties updated once I get the properties updated it'll be quick to pull up reports do some reload ups and get all the data um so that's not going to take too long but it's getting the time it takes the longest because it won't update certain units if they already have a certification and they're already you know these community members are on top of their game so they've already got certifications out ready for December so they've got those that can't change the events after the end of the change so that's our high level budget discussion I promise Kendra I wouldn't go to the numbers that are all in flux well I mean that is that actually is high level that's how complex it is we're out of bad debt policy revisions so Kendra I you might not recall but I put this on here because this is going to go to the board November 1st as well she's going to be redlining but we just updated the bad debt policy in 20 the end of 2020 or 2021 2021 we're taking some edits to that to the board so that Kendra can build that into the budget and because like for example we're preparing for an audit that's happening in these two properties very important one that all it's all playing in we want to make sure that that policy is reflecting what we need to so I just said that this was I know it's not breaking yet the red lines aren't breaking so you just want to give again this is up high level since it is going to the board before we meet with you so part of it was I think just a miscommunication between accounting community managers like who for what so we're getting a little more down into the details to say okay initial letter goes to Lisa and mainly because we were having initial letters go out that may have had too much cleaning like this person's been there for 15 years and they're charged for you know paint and everything that would have been normal weather type of thing so the first initial one goes through Lisa so she can scrub it to make sure that you know the charges are good to go once that then the community manager does a 30 day notice and a 60 day the 30 day is like just try to work out a payment plan whatever 60 days are going to be like you know in 30 days we're sending you over to collections then it'll come to our department to say is it worth going to collections or do we just need to write it off so we'll have a threshold there and then we also needed to add the housing which was factured because they're finding a lot of misreported income and we probably have 10 right now that we're tracking on a repayment plan they come in and they sign a repayment plan and we have to we've just figured out how to get into Yard so we have a ledger and we can see that but that needs to be put in there too because their process is a little different they find the misreported income they bring that voucher holder in they sign a repayment plan you know and then there's an area of default like are they paying or are they not paying and you know what the levels are there too so it's just getting more detailed and fine tuned so that everybody knows really what their responsibility is so there's two important things first of all if it was just a pretty basic process revision we wouldn't necessarily necessarily take it to the board but because this is for you too because they have to make the call on the blank where you're making the call whether it's good or not well that and we wanted to also give me some responsibility to like if there's six dollars left on the account to be able to write that off they're eating that to say it wasn't over no they did yours if it's not over 5,000 but I'm not in there I'm not in there I didn't put it in I didn't put it in I don't know that we necessarily need that change because I can delegate you to say you have three thousand by the way this is a good discussion for this so I think we have a lot of a lot of stuff out there that's all dollars and it's just sitting out there it's beautiful and the other important piece that's leading into this is the stuff that she's finding for HCB well actually it's Tracy's screen we are in a phase I don't think we talked about this last time we are in a phase where we have full staff in HCB we have a compliance manager going back through and really doing quality control checks and we are finding fraud in some instances we are finding mistakes in old things that we're trying to fix for the benefit of us not getting in trouble is also the tenant not getting in trouble or being in an even worse payback situation so we are getting a good amount of complaints right now because people were used to a certain thing and it was not correct and we're trying to correct it and now that's not comfortable so we're in that phase but we're really doing feeding into everything else and trickling into our policies to make sure we're just starting from a good vote so our meeting with everyone on the HCB I'm meeting with them outside with Tracy anyone that was over $5,000 and so I've had three, four meetings so far and so we work payment arrangements just so you know typically if folks come in and they accept responses the typical payment arrangement is three years if folks come in they accept responsibility and all of them have at this point I have taken them to four years because I wanted to be successful too and so we spend some time talking about what that means work with them on setting up the appropriate date for them to pay what they own in their rears so that they don't default because if they don't pay and they don't hit the schedule then we do move into it to take away the voucher and so we spend a lot of time talking about financial capacity what's the right date for you and so we'll see how they do we have one that we're dealing with they're going to talk high level with you all and not mention names because of the camera we're likely to hear about that has not been backed and we've had a couple that we forwarded to the appropriate authorities based on fraud so because it's federal dollars we have a responsibility to ensure that fraud doesn't occur and you have to report it to the appropriate authorities a lot of times we start with our police department it could shift to the office or the general we haven't had any high enough but if it gets high enough it'll go to the FBI my last jurisdiction we didn't really have an OIG in New York so most of them those types of things went to the FBI we have one we're dealing with now that the level of fraud is significant even to the point of seeing documentation that they provided to us from other entities that it was altered so today or tomorrow a letter is going out for me to the individual saying we've reviewed it here's the history of your case it appears that frauds occur and we're forwarding this to the appropriate authorities so if you get a friendly call and you need a call I'm modeling myself pretty quick because that may be coming up in the next week or so but yeah so it's a lot of we're having a lot of meetings and you know for the most part I would say 85%, 90% of them are saying yeah I need to do this and what's happening is so if I had a voucher and Molly was a roommate I have to report Molly's income and that impacts my voucher and so that's where you'll see it sometimes intentional not reporting sometimes they just forget and so when we meet with these individuals we're telling them if anything changes in their income you need to report it to us immediately pick up the phone and call us so we can do this and so if Kendra was my kid and Lisa was my kid and Kendra went to live with my mom in Texas I would have to report that adjustment because that lowers the amount of money that we have and we're seeing all of those things occur so that's just may or may not go to the board on November 1st but it will be updated regardless so now let's go to number 7 now so from my side I'm just reporting on what we're doing based on the discussion last month with you all so tonight I'm just going to be giving the board a summary of what you discussed and how you want to move forward with using that survey data she did not so I was going to remind her it's alright I'm just going to give the plan tonight and then provide a summary so you'll be able to do that so basically just summarizing our last discussion so if there's anything you want me to add to just let me know but I think that's fortunate I have a question on this you called me I called you back haven't heard are we squared away on why the contract was sorted I mean it's done I think for now I guess my biggest concern is how we're divvying up the money based on what we had talked with them about I guess I don't I see a potential both for them or for us as far as maybe money being either overspent by somebody or under spent so that's what I consider but the way it is right now we're talking two months I mean we're talking for the whole year so I think what we did was we took your pricing we multiplied your pricing times number of trips and then we added two more trips one more trip and then a little bit of cushion for over time and that's how we did it and I think and we had to split it up into I wanted to initially wanted to do it all one but the contract that we're utilizing on the city side is an annual contract and so we amended this one the one for next year we'll build it into it as a separate line item I think so that I guess I guess then we talked about this is that we don't want to lose any of that money that they gave us that we wanted to kind of carry forward and it will so the way that we work our budget so this is city funding it's not housing authority funding right so when it goes into our system I asked the council and we talked about this to allocate enough for next year too because we knew this budget was going to be tight so they allocated $40,000 it could theoretically carry if we will figure that out but what happens in the budget process that will be moving for this and then once we get into next year we will do the carryover as part of our accounting process and so it will stay with us and so we won't lose that money because it will be budgeted and carryovers come to me so I will catch it but in the next contract instead of amending it we're just going to include it in the contract associated with what we paid in for as part of the city and hopefully we will see in the next two months the numbers to really inform the next contract but we have to split everything up just because of nature in the contract and I understood that from it I guess I just have been very hesitant of saying anything to them about the fact that we have now we've got $35,000 I don't I don't want anybody to look at that and say oh great we could just do some wonderful things and not on our end it really may be more on me it's because I don't know that much about them so it's sort of like yeah and that's why we're telling them it's the number of trips that you all wanted and it's the additional trip for the holidays and so they can't be a contract to go beyond that so but you know we've worked well with you before so I don't I don't think they would do something that's not in a contract and then come back and say you always I know Frank pretty well yeah they were very easy to work with for years in terms of next year because Lisa you're going to be getting some good feedback on who really uses this because I'm surprised that it's going to be an all day thing but I guess until we get routes and whatever yeah they're working on the route they turn that over to them yesterday if we have some properties that really don't use it then we can use that data from now to change for next year so not having the statement of working with different ones yeah some may only be one others may be three and so we're going to be learning through this and there may be some properties that don't use it and we may have to in the next contract cycle be flexible enough where we can make adjustments throughout right so we got to build that yeah yeah and they were open we met with them yesterday they were open to that no she was checking on that yesterday because Arlene and I met with two reps from VIA and so they were going to because they said whoever it went to was really need even other stuff because I think now we're waiting on them yeah so their goal is to have this build out November 1st because we got it to 1st of October we hit our timeline and now we're just waiting on them but I think the fact that we met with them yesterday it's going to push this along because it's a better understanding of what they're expecting what we're expecting and Tom this is a grocery shopping and we're trying to work out the places here and so tomorrow they're going to actually go meet with residents too it's a 30 minute briefing of what they need to do and how this is going to roll out so we're still rolling it to hopefully get it out November 1st yeah and we got 10 of the dates each month we helped them 1st Tuesday and 3rd Thursday and then the 22nd I think it was for the shopping trip for this year down to the wire is it going to be in November or December? December the 22nd? yes okay that'll be fun we're on our number 8 LHA report update on operations on emergency reports so I had the occupancy report agency we did drop to 90% which is peaceful some of it is due to shortages we haven't been able to get appliances and I can't run a unit with no appliances so we I had to go to the appliance factory three times and buy four models to get a refrigerator and two stoves in because we could not get appliances through our contractors or it's six to eight weeks out so that was part of the drop we're starting to see the guys have been great about getting on the unit so though we do expect occupancy to increase and we have two waiting lists currently open which is small river and village place they had some long term rentals and even with the waiting list open we are not finding people to move for 60 to 90 days they're not local or they're in a lease and they don't want to move until you know so that's the hard thing as we're getting people calling saying oh my mom wants to move now I'm referring straight to village place and fall river trying to get those rented on the bottom I've added the meth contamination unit so you'll see 7.110 last year that is now back online we are working to rent it through LHA it's an LHA unit but maintenance still needs to go in and finish up some of the stuff that construction doesn't do they don't check the drains, they're not putting the closet rods and stuff like that it's our responsibility after them so we are just finalizing those up and waiting for housing to send us somebody to put into that unit 7.114 that is a meth unit from earlier this year it is probably about half way through reconstruction ask them those 305 that was one of the How many MHP units do we have right now they have I want to say 8 I have it up here 9 MHP 9 MHP and it's about I had a question about that because I was wondering do we have a contract with that MHP on how many places that they can rent or do we want to try to pull some of those back to LHA it is their vouchers MHP is the voucher holder but they have three sources they are pulling from now this is something Kathy worked on right before she left because before they used to just use the DOH list but now they are using Boulder County one homeless and then they have another list that they're using to pull so some of these people are coming through the routes faster they just built two units last week through the one homeless they have three avenues now to fill their needs they use a coordinated entry list yes they do all right let's set a meeting up to talk with Allie Burto and do a co-op and see who is in the potentially the safe lot and they're finding the safe lot individuals in the safe lot part of the issue is they don't qualify financially and we have to figure this out with Allie Burto they're actually able to house them and market rate house so these are individuals who may have lost a job we had a health issue they didn't get a job and so they're able to do it but let's get into that because maybe we can work with those urgent fillers as far as yeah 305 ask them those we were not expecting this to be a reconstruction but when we actually got into the unit two weeks ago we noticed they had to work out most of the bathroom and stuff like that because the level of contamination they could not get it clean so we have to turn that one over to the contractors was this the biohazard? no this was the meth unit at Aspen senior at the Sun yeah and just the good thing is we have her on a repayment agreement so we're going to have to we'll have that tacked on to this continuing F3 which was the meth unit from early 2021 that one is now completed and Karen has moved into that as a manager's unit she moved in on the 8th so that one's done we have a new one over at the neighborhood B2 we've approved the RFP for cleaning and that one will be probably at least a half of that of that unit the living room we know and the master bedroom have to be completely gutted the second bedroom had very very low readings and we have a new one at Fall River that is going to be a complete gut down to the studs and then a retest to see how contaminated that unit is and possibly more we've had to test all the units surrounding two units have come back one below readable one was below the cleaning level the hallways 20 feet down have to be cleaned and so we're running on the third unit's test results which should be back later today so that was so high that was the one that was the second highest that this company's ever seen at Fall River and so we rarely have to retest the studs but we were afraid and we're still afraid it was so high that the studs were coming contaminated and maybe they just basically rebuilt is this the drug one? yeah this was a fiction that we did not even know left contamination until we started the clean out of the unit the advantage of this one is that individual was the only one that ever lived in that unit and so we are legally going and doing what we need to do to try to get that recovered as much as possible we have a few others just we had a biohazard at Fall River that had a rip out half the flooring in the bedroom and so that one is being worked on right now we have A4 it will be running back this week later on this week but that one was an eviction that they had been in there for about 8 years fish tanks, little urine stuff like that that just took maintenance a long time to deal with and handle and then we have a suites we have a biohazard that is coming up there I should be getting that report this week of what the next steps are on that one and Harold was at that eviction so he thinks Richard in the biohazard yeah, at the suites then I included the unit vacancy report just to see some of the vacancies and how long they have been vacant, the two pages and just kind of what we have been working through yeah and Tracy is having the managers do a report too that will add to that to give us a little bit more data how many applicants, how long it's taking them one at Spring Creek we've had difficulty it was a meth unit low level to every priority construction and just a cleaning and maintenance to touch up but that one has been hard to write because residents are letting them know after we get an applicant hey that was a meth unit and they're like just close it if they ask we go out and know yes it was but it's been remedy we have all the reports if you want to see them then they decide not to write that's gotta happen yeah so the typical move outs I mean is it taking us about 60 days about 2 months to write they'd like call the wait list and get through it and people just are not well yeah they would be sensitive so when the people are moving out are they getting a 60 days notice or is it 50-50 so we go and get a full time care unexpectedly or they have to go to rehab or pass away we've had quite a few recently that have passed away where we're getting a week notice yeah and I think then we talked about the migration and all of these other issues because of the economic conditions so it's we're really we keep saying perfect storm the perfect storm keeps becoming more perfect we're still doing all the supply chain we're dealing with math now you have the economy and inflation and people moving in with their families because of those issues and so it's just sort of continuing to snowball one of the things that Kendra and I did talk about is taking the percentages and actually watching them based on the actual units and what the financial impact is because smaller properties may show a larger percentage but the financial impact may not be the same as what we're seeing in others so we need to understand that a little bit too it's part of our budgeting process and then in terms of the getting the refrigerators and that, do we have the capacity to say for that order now for six to eight weeks in a place to store it that's the hard part is coming right now with Village Place we've been cleaning up the storage rooms so we will have that temporarily until we start the recification and that will give us a little bit but budget capacity too that have the prices on hand and we were lucky for the beginning of 2022 is when Aspen Meadows did their recification we kept all the good fridges we kept about 12 good fridges we also have a shed well it's pretty full though both your sheds are because we don't have extra flooring and cabinets but we took about 12 fridges from Aspen Meadows to here and put two to three in each area the common area there was one upstairs for a while next door still has one Spring Creek has one that we use as our backup even until we can get a fridge and stop if a resident's fridge goes out and some of them have just gone into units of the suites and stuff just because we've had them instead of buying and that's our plan with Village Place during the recent occasion is we want to forge some of those appliances as spares, aloaners as well so that saved us for the first part of the year so we didn't really run into this problem to a more recent one and my credit card bill I think was $2500 of appliances Is there any way that we can rent them through a rental place or is that not even an option and I don't even know if there's a rental place here in town I think there probably is I don't know though we had closed those errands right now or on 119 and they and it closed we didn't have to go to a peculiar one on that I think our goal is to build in the budget some budget for inventory to have things on hand so we don't have to just order as the need comes up but that's going to take some time it's a big item but but I am working with Efficiency Works and the city we're going to actually have an energy consultant that they have that they use come up to all the properties and compare grants with what the ages of our appliances are and see if there's grant programs to kind of help us get some yeah there's grants that's how we got the lighting in here fixed by me after two years we have lights now it was through a grant we got a $50,000 grant so they did all the common area hallways and inside the unit bathrooms and then in here to upgrade and cost LHM just shadow like solving them around and letting them in units these are the new lights we're not sitting in the dark we're having the lands on we're in here yeah let's go on to properties so I've been able to start I've actually with hiring staff I've been able to start my quarterly management walks where I walk with maintenance and we go through every look and cranny of the complete building I was on the roof here last week looking for stuff that auditors will look at inspectors will look at things that maybe my staff walk by every day and they might not notice it so we generate a list and I send it back out with the health and safety items they have 24 hours to correct kind of just going through a very detailed inspection it's putting my eyes on stuff that we need to start planning on for next year so then I gave Kendra a list of items that we would like to put in the budget that these properties could use too for example here if you go up to their common area on the second floor and sit in one of the lounge chairs outside you'll end up on the ground so we need to start working on different things like that things that have been neglected over the years so we are doing that quarterly now and it's on my schedule for the next year already our lease is under review with the second attorney now we should be getting that back this week we already talked about VIA and we're actually partnered with Boulder County Public Health we're doing COVID and flu vaccinations on all the sites today so they will vaccinate all the residents if they want any one of their boosters or even to start the COVID shots and do the flu shots for the high risk do they have a Moderna? I believe so someone was asking me from the community I sent them to Boulder County that's what they had last week at Village Place they had the Moderna so going through the suites M-H-E-G which is the investor for the suites was out and they did property torn and pressured they said they were happy with the overall look of the suites and said the files look great that they've seen there in years so we were pretty proud of that the calls for services still remain low from public safety we have two additions that have been taken by the courts and are pending lockout for later this month next month and had a CHAPA audit on the 22nd they were also impressed with the files and how easy we had very very minor things to go back minor findings some of it was maybe a document was missing from 2019-2020 so we just had to do a trip correct and place it in the file no over incomes no other issues that they saw so those evictions is at all based on prior payments like behind on there one of them is one that actually is a fraud and nonpayment of rent that a lot of issues going on there so that was actually been turned over to in addition to investigate and then the other one is for criminal activity and residents been incarcerated for quite a few months and nonpayment of rent I'm sorry I'm standing on my back the majority of I would say in terms of nonpayment that's probably the outlier on our evictions it's normally behavior other types of issues that are driving most of the evictions that we go through and I can think of two or three yeah we've had just a few and they had other issues so when we look at it with our attorney we've different kind of what's the easiest way we'll get the end result the best way with that having to go to trial and incur more cost so some of these though we're evicting them for nonpayment they have other issues it's just easier for both cases to just do it that way as for senior had a CHAPA audit minor findings have already been corrected RBG audit scheduled for September 20th and we're still getting the outcome of that one but we expect no issues because they did audit due to a full audit last year she touched on the flooring issues that we're handling are working through and I am working with Palace Construction as I did my first detailed walk of that we noticed some deficiencies or things that weren't holding up and so Kerry from Palace came out and walked with me and we that was supposed to be cedar around the trash enclosure do not appear to be cedar and already breaking so she is addressing it with them two areas where the brick stainless looks to be failing or maybe wasn't sealed properly so they're going to work on that and some of the furniture outdoor furniture upstairs is not holding up so the neighborhood only thing going on is the mess unit and Kerry has moved over there now so she will have more presence there because we've been having they fluctuate on their calls for service at the neighborhood a lot more it's full of families so we have a lot more domestic and other nuisance calls so I think having her presence there and her walking it will bring those down as well 615 main we have confirmed that this project is not tied to village place so we are working through that process to see what the next steps are to sell it, rent it, what we are going to do so we are trying to access the city contracts for on-call services for somebody that could do a market analysis not of something kind of low level here is what a fair market value would be or to guide our negotiations on selling a property but I need to tap up on that because they haven't responded I just realized so but we need to tap up on it because the CPWG will be, we have to address their lease by timing so How much is the investor owed on that property? That's what we're having our conversation this afternoon we've been working on it on our side but we're approaching them today to see what the options look like so I'm not going to tap up on it it depends on the adoption we choose Village Place one of our plans for this month is to repaint the whole entryway and get rid of that brown color that everybody hates and wants to vocalize at the advisory board meeting so the residents voted and they selected the trim color and the base color that will go on all the colors and just the entryway so Dave's going to work on that towards the end of the month we have this MOR here thrown at us so that's his focus right now but after that he will be painting It's a blueish gray we started out with about 10 colors narrowed it down to some grays and blues and then they voted and actually we had about over half the community vote on their paint color so That's good I hope the architecture doesn't plan on changing that color they know this is over they just to kind of make it fresh it goes with the carpet and isn't dated and we had a talking conversations with Harold there Katie provided them a great update of the recent occasion in the process so I think they kind of know where the next steps lie and what are minor where it's going to start on our end minor steps to get ready for it so some of this will be I'm working with a couple different energies about the commercial kitchen equipment if we can sell it it just needs to be donated what get some more usable items in there and then getting rid of the stuff that was from when before Village Place when I was I guess they did meal perhaps there's tons of dishes that aren't even utilized in there start donating those out you can't eat all this from another bowls we could use some bowls we got a bunch from sweets but Spring Creek they still have quite a few groups they've done they've really got it back together since COVID they have their crafts I just ordered them $300 in class supplies they sent me a long list they all voted on signed off on it they got their chair, Tricondo every Tuesday in the common areas is very active up there the residents there have been really good about initiating conversations with me and the manager about important issues to them they know the property has been neglected so they really want new rocks to do the rocks they really they have horseshoe pits that haven't been utilized since the property was built now they're training mosquito ponds and all that so with that we actually have Scott who does our newsletters for LHA his son's a Boy Scout and needs to do an Eagle Scout project so I had a meeting with him and they're proposing it to the Boy Scouts to come in Chaff has already approved that the horseshoe pits could be turned into raised garden beds so the Boy Scouts are going to put together a whole plan on how they can do that by the 1st of spring to have raised garden beds more utilized by the residents and then they're going to look into how they can do their Eagle Scout project so they're all going to look at some of our properties and see what they can do and because they have the fundraise and everything else so this I think will be a great not just for the residents, the Boy Scouts but great partnerships are out we had an eviction on September 1st that resulted in that method that we were talking about that was a huge seeing a huge task on my staff I'm super proud of them for handling it it was a hoarding unit it took us an hour and a half to get through just the kitchen into the living room the sheriff was very kind and gave us an extra hour above our two hour limit but we did turn everything over to the police during that eviction and then thank you Harold he had the city come in and pick up everything that was left afterwards thank you Chuck and that was after the residents of the U-Haul they did sign them for criminal violations as part of that eviction and then they were out the following day to ensure that everything went well we thought we were going to have some issues with friends and they were out there earlier but then when we came out they weren't there and he showed up and was kind of moving pretty aggressive until he saw the police there and so a really good partnership so in the lodge we have the M-O-R audit here that we're getting ready for that will be next week, Monday and Wednesday but the residents here are now utilizing this room again now that we have the lights working so they're having the birthday parties and crafts and everything going on here we did ask for the lodge for a rental increase and that's what Henry talked about earlier we're waiting for them to kind of go through we haven't heard about it for the hardstone he did say he was going to push for the hardstone because when they came in and we're looking at the financials the financials went on great as we were able to pay those so he did say that he's going to push for the hardstone to get increased because they're really kind of the same partners have the same amount of units but the lodge is getting much more rent than the hardstone is and he can obviously see that cash flow was cash flow was not good it's gotten much better just with what we've enacted but if we don't get what we say we need it's going to be and that's the one that I think I asked 10% than the lodge was a so he did say he was going to push for the hardstone then at the lodge we have been dealing with a bed bug issue I believe we've capped it up four to five units a couple of those units have been completely remedy we had an eviction for one of them if you see the giant storage container in the corner that is housing stuff items no new units I believe have been reported we are following the state guidelines we have a potential company coming and doing presentations at this property and next tour of what to look for signs we've put traps out if somebody sees they might have them but they're not visible to us we're putting little traps and everything pest control is to monitor those units when we have a unit that we're notified is contaminating or has a little pest in there we are inspecting every unit around them for Colorado it looks like some of these units have had them for quite a while and it's not but they just popped up in the last month or two is that they had been there and just fell to report so it's been fun is there a way with our pest control contract we could just put in these traps and units and just check them on an ongoing basis they are looking at what it would cost to go into units monthly and do some other stuff because we have a contract though we do need to go out for RFP for pest control because this is a contract with another company that they bought out and so they don't even have the original contract either our open positions we have actually been filling some so I filled one of my assistant manager positions and I have one still open we are still looking for the building attendance for the suites we have one full time and two part time our custodian position has been filled with an anticipated start date of next Monday we filled the housing choice voucher program position with Phil and she actually started yesterday and our new admin position has been filled as well so that's the first time we've had specific admin support for LHA for some time about a year and so she's really helping help us with especially lockup folks that we really need to help with but also she's a really good point of contact to distribute so we're excited I'm sure it's going to be quarterly as well yeah that's what I was going to say so next month yeah any else girl do you want to do this one no alright so let's join the meeting at 10.50. do