 I thought I called me into order. We're going to do smoke off for us, please. We have Tom DeVee. Yep. Are the exhortment. Yes. Tommy Trancey. Black pepper. Yes. Kerry Snow. Yes. And staff, we have Maladon. Lisa Gowder. Here. Thank you for that. Here. Here. We want the number two approval of minutes from November 14, 2023. Do I have a motion? Motion to approve the minutes. Any discussion? All right. Let's vote. All those in favor say aye. Aye. Any opposed? Any objections? None. Okay. Motion passes. Number three. We don't have anything listed on the agenda, but we do have a couple things that we wanted to mention. For instance, this is the last one. Okay. We have a motion. And a second to approve the minutes. Any discussion? All right. Let's vote. All those in favor say aye. Aye. Any other comments? Any other comments? Thank you. And the second question. For instance, this is the last meeting of 2023. You do have on the calendar so far, the same schedule for 2024, the second Tuesday of the month at nine. It just want to confirm everyone was good with that. And then ask the question, the reason that we move these to rotating at the properties is so that the public could come. That is not necessarily then the actuality. up. So we wanted to ask the group we could hold these at the Civic Center in a conference room and have a hybrid option all the time or we could keep it at the properties and still do hybrid at Hawk when we need it. It's just a coordination challenge. We don't have the set up every year. I mean they would have to go somewhere anyway so yeah. Yeah, I'm all for Civic Center as well to make it easier for anybody to apply virtually and also for the public. There's an option for it. I just want it available to them and maybe be here for them to also find instructions. Well the other thing is it's always at the same place to keep your people to remember that too. Rather than keeping track of them. And you know there's somebody from another property comes here and they have to figure out how to get in. And we're just going to bring back the group and let's show them the site. We're just guessing about the next meeting, what it is, 1.4 having a Civic Center. Rather than putting it on properties if you have a student. I think it'd be different too if we weren't doing the copy of the conversations. So that's all for people who you know make it and share it and put it on one. You can go online or buy one of our meetings too. I didn't get that in place. So she'll send out updated meeting invites with the team's name for anybody that wants to join her. Number five development and product updates. So the big news is, it's going to be a little domain on Thursday. So I've been sleeping quite hard since. Congratulations. All in all, closing, they're always crazy, but this one was definitely our students yet Katie had a set up so much was done in advance. And it was really like working through it all rather than cramming it all at the end. So it was really thanks to everybody and work with and everyone was it just not very smooth. So we're kind of in a downtime, we're letting our contractor order stuff. And then we will start right on January 16 start work January 16, our first move out. The relocation team has been working with all of the residents are doing their one on ones with them right now. And we're working out ways to give everybody as much flexibility as possible like moving into a unit instead of a hotel if we have it and it works out. Meaning if it's, you don't want them to move into one that's not that renovated. So if they have one that's open that we can do that. We went and did the project based voucher lottery there last week. So there's 18 project based vouchers going on to those units, which we did an open lottery just for residents. And so that is going to be pretty, pretty great for some of those residents that is just long term security. And it helps the property operationally. And so they have not yet been notified right of the selections. So we'll be finding that out this week. So did you have a good turnout from the people applying enough to get the 18? Oh, yes, we had more than that. So there's probably about 15 getting a denial that they were not accepted. It was totally random. So everything on main as the official name is excited to get started. Excited for this little lull over the holidays and then get started. For other items for ascent at hover crossing right there. We were awarded. So I think that we've mentioned that the city from its archa allocation has set aside so hard 500 from $5,000 for the early childhood education center. We need 3 million. So there's 525 in the city. We applied for 750,000 from where they cause. We were awarded, but 150,000, but it's still something. So we're up to 700. And then we still have dola strong communities for an outstanding and they're supposed to be notifying. Any day. So we're hoping to, to score on that. And we have working with the long community foundation still to see if they can help they want to help. But it's does their financial mechanisms that they have access to work with a life tech project. That's what we're trying to sort out. So the project is a go. We were awarded tax credits for that, which is first go around. Quite awesome. Believe it. So it is very clear that from the list of awardees, just remember that chapter was oversubscribed by about four times. My tech, which a shows that there's just really not enough resources out there for what people are even ready to do. And so we need prop one, two, three to really kick in, which it seems to be kind of trickling and slow and not opening up new programs right now. But I'm hoping for January. And then we also, the Boulder County voters approved the affordable housing tax too. So when those funds are available in 2025, hoping that that stuff can all backfill this lifetime. But still doing these projects without tax credits is all still a huge self letting it basically with those other resources is still a big deal. That it is clear from the awardees that if you don't have some sort of unique service model or like there were several with early childhood education centers attached. Or the only other ones that didn't have one of those two things were like the phase 505. They're just closing out, you know, really wrapping it up with about other than that, if you didn't have something unique, you were not selected really was clear. So going forward, thinking about our projected projects down the road, we're going to have to come up with some really good stuff. Or I expect just wait and keep trying and trying until it works. So that it's great news, but also gives me a big strategy, thoughts about our strategy going forward, just trying to get really, really creative. So on a second, the idea is to now design as a full force now, it is moving forward. We will fund the CCE one way or the other. We're just piecing it together. It will happen. And then the idea is to close in about July of next summer and start construction, which will take about two years. So what do you think of DOH? Right now we need, we need, what did I say, we're up to 700. We need $2.3 million. Uh huh, yeah. Right, we applied for, I thought to be applied for for the song communities. I'd have to look it up. I can report to it at the end of the meeting. And then we know that the Loan With Community Foundation wants to give a million dollars. But they, they are brand new and in terms of set up kind of a program like this and they are really needing it to be a revolving loan fund to keep it going. But that just doesn't work for WhyTech. It needs to be basically a forgivable loan or a grant of some sort. Having to actually pay it back is just not realistic. So we're seeing what we can work with them. We're going to sort of back the chain and see what we can figure out. So do you actually have a Vindra on hand for early childhood? Yes, it's a lot of Plum Center. We have an MOU with them establishing what we want. I know nothing is fully formalized, but it's at least an MOU so that everyone knows what we're working towards. But yeah, they serve, they're, they've got multiple locations in Longmont. They pretty much only serve C-CAP or Head Start Families. They're very established and they've got a good relationship with the city and it's been going really great so far. And it's, we only have room for three classrooms and so it's most likely going to be focused at the youngest children because, you know, four and five year olds can, there's more options out there, but infants to three year olds or maybe infants ones and twos are harder to find. And so we're thinking about, we're seeing if we can focus it there. It's interesting, it's a two-story building which is a challenge with infants because you have to make sure they're on the ground floor or else they can't have an elevator because they have to crib them out in a fire and any sort of emergency. So it's all of those things. So our, our like tech developers are getting a good taste of childcare licensing right now. So, but it's still in the works and as other funding sources come out we'll go over them too. Alright, I think so too. With what's out there, piecing it together and having the like tech awarded and having $700 already in the bucket helps those other sources want to just help you finish. So that's the scoop of those. What's it like when you have that funding kind of back closing? Back closing. Do what they should be doing. We have not, and that's really just from the housing team out there looking. We haven't even looped in human services yet. Yes, all of these, there's other groups to talk to that we just kind of went through the ones that we first go, what else do we have? So our other properties, we've got the Royal mobile home park that's just land banked at this point for a future project. We have, we have our first land donation from the city's inclusionary housing program proposed. It's going to go to council in January to see if council accepts it. And so the city will just like Royal, the city will hang on to that for a period of time, but then the idea will be to eventually transfer that to LH and do something there too. So we're just going to see if that comes to fruition in January. It is about a half an acre on right behind the Bingo alley. So it is an area that already has there's thistle and in between are operating on that street. That is a challenging section of the city with folks. But I think what we would look to do is something more like it might be a town home product or something for families not necessarily single occupancy just to not have too much concentration right there. So we'll see but it's a very developable site. It's an easy site to build on, which is important. So that is proposed and we'll see what happens. So we're land banking, which is really great. If council approves this as satisfying their inclusionary housing requirements, then they will donate it to the city. And then with the idea of transferring it over for development. I feel like I'm missing. Oh yeah, we sold the CPWD building on November 30th right on the day that we planned on it. And like for business days before village on being close, which was a little bit awkward, but it was completed. We did. We updated all their ADA compliance issues before we sold it, including redoing the parking lot. And we actually have to go back and do a fix there. We've got to make one bit of an accessible space, but we did everything because the VCA are compliance agreement with HUD listed items for that. And we just because the people they serve, it was the right thing to do. We had funding available through the CD grant. And then we could also close out that property completely on our VCA here at the end of this year. So that happened the we were told that the veterans community project is not currently in a position to buy 1228 being first a number of reasons. They're not necessarily if they took on Briarwood, they're not necessarily ready to take on permanent housing. They are really in the transitional housing segment of work for their, their clients. And also the building might be too big. They, you know, with hybrid work and everything, they might need something smaller in the long run. So, so that is on hold, if not off the table at this point, which is okay. We'll figure out a another plan for now. They're going to continue leasing until they figure out what's going on there. They got hit with construction costs and rocketing would hit their tiny village pretty hard. So they really, they just want to focus on getting that completed. And it was one more. Oh, Zinnia. Zinnia is going vertical. And that's our latest update, right? Their element did another very similar project to Zinnia in Boulder. And they, I think they're just about fully leased up. Are they going to release up there? They're going to release up there, aren't they? But they're learning a lot of lessons that we're going to get to benefit from once releasing for Zinnia, which we'll start here probably in like the spring. Start prepping, release after that. Crispin too, I need to get an update. They are switching over to an income averaging project. And they've been working on getting all the approvals to do that with the investor team and Chapa and everybody. And that is going fine. But I need to get an update from them on that fourth billy because it is not that vertical yet. And we've been, they're prepping for, they're starting lease up as well. So they're, so they're going to phase in lease up. So they're going to do about that. Fourth building is still in construction. I'm worried about their downward adjuster on credit since over the eight. But I need to get an update on the construction side. We haven't been able to touch base with them yet. So they have laid foundation and they started wood framing the infrastructure and foundation. They started working June and they just started vertical at the end of November. So it was a good five months or so. They had to move utilities. They had to move a lot of utilities. And any update on the service provider? Recovery cafe. So we have a meeting set up with them for next week with Harold to go over their plan. We think that it is very, they're getting a lot of positive reaction to purchasing a property on Main Street. In which case they would build their, their main office and then do a satellite service at this week. And so the meeting next week is to talk about that service model. And when it started and everybody put something together and we're going to start nailing down with that service model site. What about the potential partnership for that first and main? So the first and main at the transit station one. So it looks like that is going to be, they're going to satisfy their inclusionary housing requirements on that site. Which they're looking, they're hoping for onsite provision of it and not being low, but we'll see. It's not going to be LHA on that site at this point. But we do have the Royal site, which is about two blocks away. And so we'll be focusing there. They're going to focus. It is very, very early. It is a massive, massive project. Like 400 units. It's huge. So there's a, the residential is only on both sides. There's a legislation for a state tax credit or TODs, which could be there, I'm not sure for us. Yeah. Well, if it were to be for any TOD, but that would be a year, if it were 100 or something like that. It would not be. Not them, but us. Us. Right, for Royal. That would be awesome. That's what I'm hoping for. When we start digging into Royal, we really look at TOD ease work. So sort of, I'm just going to look at a new market tax credit too, just to see, yeah, what might be a potential for that one. Is that the property where they have a big substitution? Royal? Not at Royal. There's a substation behind the cheese. The cheese importers, and that is the Miha site. The Miha site would be right in front of the substation, which we have not heard anything on very recently. The transit-oriented development is, I mean, first in the game. So that, that forms 21. So the transit-oriented development is on the north side of that street. So there's going to be a lot going on in that whole area, which is why we're not rushing on Royal, because A, we've got some things we can sort out for a bit. But B, you want to see what ends up really happening with that. And then if they're looking at master developer arrangements to see if, exactly, like, how could we tap onto something that's already, I mean, if it's that big, it's going to be big time development. And maybe they would want to do that the whole area broadly. So we're just watching and paying attention at this point. You mentioned the townhome behalf paper site need to be in townhomes. Would that be for sale then? No. Well, I mean, we haven't gotten far enough to see anything. But if it goes to LHA, then it would be rental townhomes. The only reason why we say townhomes is just to, for families and to mix up the unit type that's on that block, just to make sure that we've gotten the mix of incomes and size of households and such. Because that is a, this site, if it was 2023, that site would not actually qualify for the inclusionary housing. Because the way we built it into code is we don't want to concentrate over concentrate. And so we base that on QCT. So in 2023, it's in a QCT. And so therefore they would not have been eligible to use that site for inclusionary housing donation. But in 2024, it's really pushed my line frankly. But in 2024 they, I mean, it means all the requirements. So, but, you know, in my mind, there's a balancing act. Don't want to concentrate, especially in an area where we're already having a lot of neighborhood problems with unhoused folks, just very much all in that area. But then on the other side, we don't have a neighbor issue to resist. It's a very developable site. It's near transit. It's near job opportunity. There's a balance. I mean, I don't want to over concentrate either, but I also want to either get it or we don't get it. We can try and put it in other neighborhoods. This site is incredibly unique, but it is completely de-concentrated from at least income restricted, except for this area. But it has no neighbors to, to raise a stake. And so in my mind, there's value to getting something actually built without having a big public uproar. Yeah. So that's just where all the factors. Does LHA ever done fore sale? That's something I think that we've talked about and rent to own as a way to transition into that. But LHA's never done strictly fore sale. And if so, then it might just do the city, if that was the idea. But that would break inclusionary housing rules because they're supposed to get the units. What if it's to another portal provider? Is this what we use? I mean, we could certainly do any of that. I don't know about this. We're way earlier. But I think if we were going to give it to another rental provider, it would stay with LHA. FISL has done affordable fore sale because they're involved with LUSA. So we could maybe do that too. But there's all options to make in the next year. Yeah, I think we would just say it's going to have a real option. Sure. Anything else on a middle income housing authority? I think it's been quiet. So we submitted the city submitted our letter on November 15 saying the city would not be towed to a project that looked like this. And the developer is supposed to resubmit with those parameters and then see if the Miha board approves it. We don't expect the Miha board to even meet until January at least. So we haven't heard anything yet. So I am just keeping in touch with the developer just to make sure to keep chatting with us. If there's anything you need to talk through any of this. But we're basically waiting until January to make sure the Miha board is going to accept a project like this. So what we said, the basics of what we said are in exchange for not receiving tax revenues on 80% units, we would want a fee paid to LHA to cover the unique services that we provide, which is access to our service coordinators, access to our public safety relationships, and all of the things that the city LHA partnership can bring to a project. And we want some 70% units because the way the middle income housing authority was set up does not perfectly fit long months. And if we're going to do this here, middle income to us is 70% units. So that may not fly, but we try. And we have data to back it up. So we asked for that. We asked for some sort of benefit to LHA in exchange as a swap, basically for losing tax revenue on what is market units here. But right at first refusal, if the state ever sells these properties, like the Miha program, because it's so new, just they decide they're not going to do this anymore, that the LHA can have first right. There are things like that, because what we included in this proposal. I'd say that the city would veto, and really the only reason they wouldn't veto, because it's still great to have a development on that site and bring people downtown. But it's no property tax on what is market rate here. So that's the trade-off, that's why we're really negotiating more on some of those aspects. All right, that's all I have. Number six, items for input from the LHA Board of Commissioners. Hey, it's Netflix. Hot off the press this morning, 8.2. So you have it wrapped in your packet. This is a, with some revisions that came in. This is where I put it. I printed two. It has some of the revisions. So you've printed the ones with your comments, and I've turned the ones without, so it's pretty good. Something we want. The ones with the comments are in the agenda, and this is the one you sent this morning. Perfect. Because we're just going to swap memory with our revisions. We met with Christie on Friday and discussed some of the revisions that we see highlighted in the packet. And the additions that we made. Number one, being the, getting in the unit to replace the batteries every six months when necessary. We're really hoping that it's longer than that. The next highlighted residence she'll live in by management immediately. The left arm of the sector. And it's getting noises, her arms. So I insured Christie that it would not make a noise, but she wanted to put that in her just in case. Just the CYA. And then Lisa had a great comment to add regarding the data she had just tested and actually made it. And then at the bottom you can see where everyone has to sign in and initial. So pretty straightforward. Addendum. Any questions or additions? So our plan is, what's our plan for using these units? Assuming the batteries are out. So right now we are testing, so when we get back up a little bit, we got a new detector with a new platform. We need new, new everything as far as technologies moving forward. We put that in a hot unit at the suites and it's running off alkaline double-a batteries. And I've had to go first. So what's great about the new data set is that I can see the battery pulled to join it out more as the other ones. You couldn't see anything. So what's interesting about this is Harold and I talked, as I said, hey, this is the second time. We were told that it would be about 14 months or 10,000 cycles of sensing. But due to our understanding after meeting with Dan is that we really think that it's draining the battery because it's trying to connect. There's a connection issue with the carrier. So the ultimate plan is that we want to send our SIM cards to them. So our SIM cards are in there for the LTE network, which we believe is where the new platform is going to be a solution. So on that note, Harold decided to move forward with anything we're still on a holding paddle because of this issue that we need to meet with Dan. And it's been pushed up, I think, until the 20th to meet with New Zealand to talk to him about what we're seeing here. I've been communicating with him each and every step of the way trying to just let him know, hey, this is what we're seeing. But Harold was to purchase 28 of these to test at the city level in the bathrooms with a memorial building at the same time. Basically every public restroom, rec center, library. So we're hoping, we're spelling because we're hoping that this connection piece, if you were a reason we're having the battery issue. Because if we have 28 of them in the city facilities, I mentioned to Harold that I'm going to pull my hair out. That's going to be a little bit difficult to manage. You're speaking to that one. Yeah, right. So he does have that fight with risk helping on this project. And the other piece of this is that we met with a remediation company out of the public area that has moved to northern Colorado. And they're rock stars, meaning that we were in with them. They are just very adamant about their process and how they're getting 0.5 or below with just heat using heat and water versus doubling everything. And the woman that she's got online with us, she's got a bubble. She's like a lead and she's very knowledgeable. So we met with them and Harold had to walk them for bins currently in the bathrooms to clean them before we put the math detectors up. And not getting a baseline of knowing what anything might bring. So that's in words as well. We're still waiting on that bit to come back. But pretty amazing process for when, you know, they're just describing it versus tearing everything out. And the success that they've had down in the public housing authority, they work very, very closely with them. So we're going to test them out with one unit at the seats because of our bins. So we got our bin for clean or bin for clean? Oh, you did. So that means we should be getting them soon too. And it means basically the same price is what we cycle had their cleaners did. Do they have much of the waiting list? Are they going to get those in the break? Well, since they're starting to branch up here, they think they can get us break with them. And they get it. That unit specifically was really low. So Sarah, are we the first ones to use these math detectors or other places use them because of the problems we're having? Several places have used them and they disclose that they have a couple of Colorado vendors. And I believe Jefferson County, they haven't disclosed exactly who. And I actually have comments from, they're not a housing authority, but it's pretty similar housing authority in New Zealand, that they wrote great comments and they've had no problems. So I don't, I really believe it is a carrier connectivity issue. So Sarah, we, so when we buy these units for them, do we have to also release their IP to process the data? So are we going to have like an ongoing thing with that as well? Yes. Well, the ongoing cost, and it depends on how many we buy, but basically Harold negotiated some, especially with the city side, he negotiated some ongoing costs due to what we will end up getting. So, yes, my question, I was looking over the draft and I, I mean, these are pretty much similar. If I'm wrong, it's in this, I'm just wondering. Um, but you know, we talk a lot about like the notice issue, which this is, this is great. You know, that everybody's going to see this and notice of what's going on. But I was just thinking if I was a resident reading this, I think they'd be a little concerned if there wasn't like an actual list of what chemicals we were like looking or testing for. And I just feel like, gosh, you know, I'm not, I'm not making math. I'm not cooking math, but I'm so, but you know, I don't want to stop this off. And then I, you know, sort of thought like the chemicals used in manufacturing. I mean, it's why people cook math, right? And they mess. They're so easy to get. Like the red P, the red phosphorus, like they're in fireworks and there are many reasons we don't want fireworks. I get that, but they're also on the tips of matches, you know, like people buy massive amount of matches to come up. Um, or iodine. I mean, you know, this is like stuff I have in my house. And I guess I just don't have a clear enough. I thought, obviously, pseudo pseudo. Now that all those cold medications are going to be off the market for essentially being ineffective. There's all sorts of information saying that pseudo is going to come back in a big way. Though it is being regulated, but more people are going to rely on it. So I guess my concern is with these sort of common household things that people use to make that, you know, are the detectors testing for those. That'd be my first question. And then my second question is, you know, it just seems like they'd be really hard to enforce. Like what the residents agree to number four, it says you can't use or add with any chemical, right? That's used in making math. And again, that covers whole mitigation of matches. So I guess those were kind of my two concerns. It just comes back to, I just want people to feel like safe and comfortable and they're not worrying. Oh shoot, you know, I don't want to get busted for lighting a match. Two clarifications. First, this is not going to be attached to everyone's lease yet because it's only going into clean units. So basically new, new tenants will have this attached. We can't do this for people in progress on their tenancy. So then secondly, it's a little tricky because the chemical that the detector is testing for is proprietary. Right, I read their website. It's very, it's very sparse and you have to start applying for three hours right now in New Zealand and internationally. Those are really difficult if you're really careful to cover it. But if you're a company because if you give away two minutes of information, that really requests that. And then your copyright, your trademark, whatever you're going for. So we could put some chemicals that are known to be in it. I don't know how to address that actually and be specific enough. I would say that that is not an issue due to the fact. Like if we were to do an inspection, following back up, we haven't seen anyone making math except in one part. And if they're doing the one part, they're going to have still minimal chemicals. So that is because of the methods, almost all the math now is coming in from Mexico. I'd say 98%. So we do not see the issue of people making it here. And I think it's discretion. Like if I saw, it's all about what you're looking at. If I went into an inspection and saw some kitchen pots, some chemicals, some batteries, some matches. Like I haven't seen that in years. We have not, in the city of Guam, not seen that in years. We've seen some one pots in a backpack, in a car. But I think it's literally like, I love your idea of listing the chemicals in it for people to be aware. But I don't think unless they're, unless we go in and see enormous amount of these things. I mean, that makes a lot of sense to me, but it would be discretion. Of course it'd be silly if you were going in and like, are those matches by your camera? But when you have a document where people are excited and like, I still want people to think like, but it does say in there, you know, X, Y, and Z and I can get evicted or I'm not sure if I'm doing things correctly. And this, you know, it's going to get me to some of those that I'd be worried about. I wouldn't want to mess up. Like I wouldn't want to sit on the detector and create more work for the manager for L and J. Or forcing them to ever die in my house. I guess I read, and I gave your point there, but I, as a resident, if I was reading this, the last couple of sentences of that second paragraph, where it talks about if there is an alarm notification, then there's further testing and they'll verify it, they'll bring in a professional company. So, as a resident, yeah, I would imagine somehow that set it off. I can rely on them actually doing further testing rather than just proving, you know, because it talks about further testing. That's how I read it. Yeah, that's a good point. I was telling him he's not read that. Well, that's a good point. I mean, when I actually say, I'm like, this says you won't cook enough. Okay. No, I don't. It's the lawyerly background. I just get, you know, like, I worry about signing things. I think people need to worry more about signing things. Yeah. So, this is like separate of that. I mean, it might be, like, I added a second paragraph, and I want to say if, you know, you have those three positive tests, it will lead to an eviction. It could. It doesn't always. The last two, the last paragraph, and then the five. So, we'll try and set it off. Well, I think I think most people are probably, I mean, a lot of people, just basically be judgment-proof in this situation, but it's just saying that they really defy a whole harmless, which means that they technically do the LHA to be able to recover from them for all costs associated with, like, the cleaning, with litigation, with the attorney's fees. I think they're specifically listed in here. Court costs, you know, it just doesn't, it doesn't happen a lot, but I think it's important language to have in there to, first of all, to get as serious as it is and if there is a way for, you know, the LHA to be able to recover. That's the idea. That's probably the way I'll face it, because it's not a lawyer. But I know we're not. It's just a little confusing. One of the reasons is the lawyer's fees. I don't want to be eviction court. You can't write into a contract like that. I can see the lawyer's fees from you and she can't see them from you. It's only a little bit. Yeah. It's different for different courts and different areas of law. I think because this is part of the agreement, sort of a fundamental lease agreement, you can have that language and you have to have the city to make sure, but I appreciate your therapy with it. And the Fairhouse Christie wrote this. And really, this is damages that LHA would incur because of your tenancy. Not necessarily just eviction fees. No, I understand that. The thing that caught my attention, was that you wanted to remodel so you could put it on time. That's what I was thinking the same thing. Just to make sure, because that's now, so new and fresh. You probably can't recover from the litigation. And you might do right. I mean, I don't know what that is. Yeah, for sure. So it's worth, we can just ask Christy the question, like making sure that this, I mean, I trust that Christy keeps all this new stuff in mind since we've been talking to her about it so much, but let's just make sure we can answer to this really clearly. So if somebody does test positive and go through the real world as in the other stuff, if you might have victim, what is the plan for these individuals? I'm going to kick them out. Are we going to give them resources? Are they clean? Is there something available? Do we prefer them to? Yes, but that's not necessarily the property manager position. So yes, as a city, we have been doing that outside of Lisa. We understand that, but it's just like, I just want to keep these people out of the street because they're creating that problem with the city as well, right? That has been the crux of this whole issue. You keep people house, but then you are putting their neighbors and the property management and the property itself at risk. How do you? So there are resources and we are going to utilize Recovery Cafe once they're in to try and make referrals, to see outside of the LHA balance we're now moving into city. So we can, and at that point, I mean, to be quite honest with you, at that point, I mean, we have a property here in my heart right now where they're literally moving these folks in and I don't know what to tell them because I know that they're moving in people that are using that right now and that's their choice of learning that they're the problem and then they end up being the problem. So it's just to your point when you're using meth, you're most likely using fentanyl right now. So it's the ups and the downs and it's really, to be quite honest with you, people have to hit their rock bottom and sometimes it's moving out to the street and being homeless is their rock bottom. I mean, and so the reality of it. We had some evictions for meth and it was a whole team effort. I looped Sarah in. There's kids involved. We looped in way before. We have resources for them. It's something we don't handle but we make sure that there is something beyond us to help navigate the next steps. And that's where our connection and ever before due to our partnership. So I'd like to suggest that there being a court of evictions would be the type of reasons for to get some food for any of the court. Not individual fees is necessary. We've only had one meth eviction and that is because I'm sorry? We've got the one way of court online before which is pretty interesting. Especially with drugs. I'd say we'll be interested in the court of evictions to find out why we've got payments on. We have a lot of red payments but I can't really go through why the situation and how many notices we send the background just doesn't see kind of what we're going through and I'll put a lot of people moving in to make us feel like a general feeling of or knowledge of you know they maybe using meth if you already have them they might be people who are going into either police places or just be friends with a person it seems to me that it has been massive uptick or at least an uptick and people who are being thrown out so I might just put a lot of helpful information as we go forward and sort of quarterly and recall that we've only had one eviction for actual meth and when we don't put that into the eviction they can go and have it be housed anywhere else and we are passing the buck on to now somebody who may not have the resources that MJ has to manage this so that's the problem too that that's an interesting point because one of the things we do in the initial court other places try to finish the landlord so that's the way to do the eviction so it's not on people's records because you have it outside the court and the people who don't have stuff on the record they're homeless and they're back to these problems that's why when we go to court we sit there and there's some that we are up hard we can't suppress and we cannot suppress you know I'm very hard on that if we have any suspicion we know there's drug use or anything that would have set another landlord negatively we try not to suppress but like I just logic what more people will be like found out or I mean that's the whole point of doing this is to make sure that we are covering our books with insurance costs and making sure people aren't smoking up and hopefully being what we're hoping for is that it's preventative if someone cares enough about their housing that would prevent you from doing it by the way we do not know exactly what's going on right now but when was the last time we had a positive meth test having the conversation transparently and on the table at all time or a residence to know that we're not just ignoring this and pushing it under the rug that it plays a role and talking about it talking conversations talking about meth detectors having them out now they're in web two we've had them at three different properties now they're in the lobbies very possible which we that's the which we figure out faster and then we have more people from there maybe they will just keep it secret keep it secret though and it also their conversation but I mean Landlord's looking at their criteria and I've just recently heard too that people were moving away from looking at any of their civil background which is quite shocking to me and they're just doing criminal which is another huge change in laws in the last five years right you've made it harder to look at it yes I mean it's it's a result of the Landlord like going to that territory it's disallowed so that's why you set your criteria Susan and I have met about this and I think we finally have a list to bring up to the folks that are interested on a set of criteria that is legal it's it could work for people like I'm interested because I mean all the things that we've passed on in this I don't even know how to fit in part it is it's almost impossible what's that so so there's a reading that's been serving enough for my LHA to send somebody to go in just for that person's safety or whatever like who's going in and like do you envision sort of figuring out with the residents time to come in and do additional testing or you know obviously I just don't want to somebody just walking in the apartment where people are smoking that like that'd be scary so just sort of how you guys envision that going forward so obviously we're not sending like police into the group so like how does LHA going to do that if we have reasonable suspicion to believe in LHA for the ECHO like maybe an officer's in the unit they saw some paraphernalia maybe an officer arrested them outside the property and they found paraphernalia and drugs on them at that point they would post a notice to go into the unit and that is nothing to do with me and we would do our preliminary tests as we happen and then go off that reading I'm going to be a manager to do that currently wearing PPE and if it becomes a positive then we bring in the industrial hygienist we have that suspicion I have it's two staff members one stays at the door and we have Narcan and everything else too so gloves, booties full cover suits whatever we need so unless you want to wear it alone there's a unit or two we might have needed them it would have been good we have that option that's the problem when we have come across paraphernalia in the unit we had no feeling that that was going to happen and then you're going in and turning the unit and it's on the drawers so that was the last little current one the one that were waiting to be cleaned resident was in the paper she got hit by a car deceased we've got possessions from the daughter we went into the unit and the daughter opened the door and found paraphernalia so that gave us suspicion to test and were you wearing PPE when you went in you just put it on one second well they have gloves on because of the roaches right but yeah it was a mess everyone I've had seniors he was a 78 year old it was an eviction for hoarding and we started cleaning out and we found 10 plus they had a call Sarah they weren't even showing up to that one and had a call for her to come pick it up we had families parents with young kids 20 to 30 it's all over the board no racial or ethnic patterns to be found for each there's no socio-economic differentiation to everyone going back to turning the units is there a mobile testing unit that you guys would want to throw in the room for a day before you actually go in so we have any suspicion we have it's a hoard swaps that tests the whole unit and that's what we do if we have any suspicion they had criminal activity and we met it just $40 and it just gives us a piece of mind or knows us how we to tell us how we need to proceed but in that situation where you get in there and you have no idea and you pull in the rope and you're barbie exposed everybody who's been in the room is it better just to make it I don't know what the cost is so maybe it's cost-effective but you just make that part of your process I think wearing gloves and boobies should be part of the process I don't have 10 eyes yet or 50 arms so I mean and I'm kind of saying that jokingly we as a society still have not determined like minus the the child's looking a wall that has meth on it there's a problem but for the adults that are going into these units that are exposed there's no medical or scientific anything saying that oh that there's just being in the presence isn't correct same with it I mean looking at the fentanyl piece too like we can go into a unit and someone just smoke a fentanyl that is not going to put you down it's touching it touching it will put you down so so so the community managers when you think about property management you don't think about always not maybe this group this group probably does more but the general public don't think about the rest of the community manager faces every day there's some very very traumatic situations that they witness or are inservant into and it's on par with this is what Harold says all the time it's like on par with public safety they need to be trained in things that public safety needs to be trained to encounter so when it comes to that it's that it's similar insurance coverage that we have with on the city side we also have peer support and we bring in counseling services if there is a traumatic event which could be one of many things it could be coming across some that deceased or a period of time it has been stuff that you can't ever unsee in your whole life or a shooting or something just like any community resource worker in any community so we do have the same type of coverage that the city has for anything like that and all we can really do is be prepared to use PPE, have our training there this is part of the job and the tough one my staff is required to go through quite a few trainings that the city puts on everything from the escalation drugs, the police department puts on there's a whole laundry list like even driving with you know before we just take you back off the city's training so anything that would apply to our position that's taught by a police officer police are involved in, we're taking final thing on this list, when it goes live I hope the mold and moisture goes to the bottom and then the other this is kind of silly but should number four be number one the president shall not manufacture used instead of they should chamber with the detective and I think you should pull out resident as responsible to take actions of their guests and make that one bold too because there's a lot of times when people get a lot loose at BCH before they've been evicted because like their daughter is staying there and losing an elderly parent who is not a drug user is not on the streets and then just on the third line the day should be any number four I also hate reading text like this can we fix the text where it looks like it's like a pdf converted to word and then the spaces are all wider I took this off of what she says and it had a change to word to pdf to print it without the contents so you could just run a deep unparmed every day and redo it I know it's a pain in the ass but that's a stupid property so the spacing learns that's a lot of work so the recommendation is to put them above the door I mean it would be I think property dependent because if it's a studio you'd probably want to put it above the doorway to the bathroom again the we need to look at where people are using it most often bathrooms, bedrooms not likely out in the living space unless it's a studio if the suites is a little different so I think it would be unit specific I think earlier you and Harold said that they didn't think about stuff going out of the hallway so that would be my concern and I think it would be a false false just because somebody walks by you know how close it is to that hallway what I'm seeing even if we were to get a small sample the gas sensor has to be literally taking a sample at that time and it wouldn't be significant enough to trip us it has to be a 60 or above the other day we had a 10 it's Green Creek and I was like that's kind of interesting so Lisa and I moved to the camera so we can kind of see and go back and I can see who walked through there at 6.30 right from that time frame but they're still in the air but that wouldn't trigger and I don't know if you would see it but a 10 is like nothing to really be like that person who was with someone and it got on their clothing you know like 50 to 60 years what we are concerned with and that's what we're going to be saying it's 50 or 60 that's a little correct and then we can if it buzzes but you know what I mean if it goes off we go in we can do the swap and if nothing comes up then we can say maybe it was a walk they had somebody you know on their clothing and I get so anytime it's tampered with or moved I get an email so that's what basically triggers the so called along it's silent it's an email and you can put as many people on the email which you want right now it's just me the only thing I really want to know is are we taking the batteries out moving it around so I don't know how much information I've been able to share with you but is it pretty much what they're looking for is just like literally just the exhalation from the smoke from like it's not really looking for anything else I mean it could possibly but not for what we're measuring and then when we're testing using the test kits and swabs how the unit I mean how sensitive it is it's pretty accurate if somebody smokes in a unit it won't pick that up it's kind of like a range like it's when it gets darker the more there is kind of like a pregnancy test almost the darker it is the more and then we bring in the hygienist so but we can look at the test and be like okay that's nothing that's not going to test high enough but based on all the ones we've done the areas we've tested and comparing them to the hygienist test we kind of can tell by the number okay this is going to be a very light clean so if we have low reading we're sort of over in the other to confirm the number make sure it's low so our vacant unit plan assuming we make the order of the machines then what properties are we focusing on the place I know is one because we're going to attempt to if we have well this is what we talked about but if there is contingency left over in the construction budget we could use some of that to purchase the initial machines but the problem is we're going to have to move back in starting as early as March 1st so if we have them by March 1st we can start putting in the clean units and then adding this addendum on when people come back we could just add the addendum in the interim and because everything in the unit would be new and we would test and verify that everything is negative and then so we could do that but that means we're ready to go March 1st for the first round so we've got 12-ish units going March 1st that was an idea though that we had it using those places and then using vacancies we're just going to call it the village that's what I'm going to try and say for now and then others it's just going to be ad hoc additions when we have unit turns so that'll be across the properties we're not planning on focusing on any one property right well in Julia she runs the demographic we're seeing it all properties so it's not like one property we're going to focus on what's the cost for it for the alarms 600 but if we buy them they literally go up we'll have them go up 5 or 550 and then ongoing cost depends on how many you have it's a 28 I think it's like a $3,000 on the road for the 28th of the city and that that's put some reduction in terms of the differentiation $3 for 28 units for one year and that's for IT management the data fees problem solving what you do at the cost and what we pay for one unit basically what we have to do all the testing, the cleaning the econ just even the unit right now just needs a cleaning by the time we're done with that it's low level we're going to be out 12 to 15,000 and that's us or is that insurance no insurance and if we found any insurance they pretty much said that because of all the claims we have even going with the pollution more likely it would be because we have to we're done with they did say it took a way out of that coverage what have they reinstated if you hit a certain percentage of unit speed monitor or something I don't know most don't get it so it sounds like we were pretty fortunate to have it but they have to look at their respectors so whoever they're actually insuring at the time the population with our insurance company is all having abilities that's who they insure they could be seeing a risk across the board and so it wouldn't just be us it's their whole risk so even if we can show them once we've got the detectors in place and our claims go down they might still be using an algorithm that doesn't take that into account we tried to have a conversation with them we want to do this but we don't want you to be alarmed I'm not intended but they just were like we just don't know we just don't know enough and we knew that they were worried that if we just started testing units randomly that we would have a spike and they don't want to be around for that part so that was a very successful conversation it seems to be an industry-wide problem that we'd have to solve it's not just us so we will certainly try again once we know that our claims have been reduced or we've got this pretty locked in but if we're monitoring it we might be self insured at that point why go out and see other insurance companies? right well technically it'll only cover one because you get a cap of $100,000 so that's one thing so one tear down but if you're actively monitoring that's the goal is to minimize that back to the reporting software that the manufacturer gives to us the city contracts definitely they're on it they're on it they're on it they're on it they have a license and I'm going across every year is there any prescription on if they can do it there? the contracts the city contracts these days are pretty robust about data sharing and making sure that you like we had to test we had to confirm that the pieces that go into these detectors were not manufactured in certain places in the world for example so the city side of contracting is pretty on top of that and there should be no identify all data it's not tied to the person feel good with all the the numbers what's the number of days I thought I saw it says within blank hours of positive test results that's a blank the attorney let the blank for many reasons to test and that's what we did like if it's an extension if it's a book we need in there 48 hours it could be that we have certain circumstances that we might want to do 24 we should be consistent then across at least the property I was thinking that if we're saying within then it is a maximum that we could just put something in and then we're still covered we did it yeah we have to give them a notice as well in order to get into the unit do you have to give them a notice to enter a unit? yes so if you're in the unit and you see math pipes what do you do with them? if you're in the unit for a already done I'm going to talk about the alarm alarm goes off do we need to give notice to them whatever the notice is for the weeks maximum 3 days but we don't have to tell them the alarm went off we couldn't say that we can give the proper notice we don't have to tell them why we're going in it's just a what would you call it a 24 hour research to see what your clean evidence there is there is chemically on the open market you can use to help lessen it yes hmm sorry sorry what are the pensioners generous January 16 this will go to court yes yes some green right and I can send that that's good number 7 really quality of life anybody hearing on this that's down it's going to number 8 the operation so so in November about 95% occupied we're renting but not at a fast pace right now with the weather and a lot of people don't want to move this time of year with the holidays and everything so we are trying to get people lined up on the back burner Austin Meadows neighborhood I certainly have three that stand for that those all require some type of little bit of rebuild one is the one that we've been working on for almost two years it's coming along it's going to be drywall about to work with everything else so hopefully that one's online back right around the first of the year actually hopefully all of you are back online right around the first of the year senior we have five vacants but I got three rented they actually rented all of theirs that were vacant so we're hoping to end the year pretty good it's just trying to work around people's holidays that go by them all don't worry don't worry as I say that it's coming to play the sooner we can if there just you so the two units you may just do in-house for Austin neighborhood because they're not too much and what the contractors want you can take care of it you can do it in-house faster I'm just I remember last year we were worried about investors were worried about our rent ready rates for their tax credit because you can't have a tax credit all year so technically if you've met one they've been clean so they are they are habitable with what needs to be done yeah so they're not the only way that's down down is that B2 still at A&M yes I know what you're asking I just know we went round and round and asked you yes so still have a few units down for month we have 731-2 I believe that one should be almost done that one should be back online by the end of the year as well 733-0 we do about 15 minutes now so the prior ones will be done by the end of the year being in that unit it's CRC Sarah and I met for one lady she worked for LHA way back in the 2000s she would have the Metro Denver apartment association orientation we went to so we had a bit at our end is it clean or clean though public health and safety just a note we didn't do property updates just because everything they reported last time we hadn't done much so knock on the wood things went good senior properties have been super quiet and the suites just steady so the residents are up and down in their days having good ones and bad ones but I think overall we're really trying to find out if any of you started to use this ROI everyone's spending a lot of time giving so we're waiting to hear back about that we didn't hear anything she said I was waiting on Andy so everyone has signed this and kind of verified it so I think it's back in MSB's lap and we'll circle back with that but really getting those ROIs when needed will help all of us strategize to assist these folks when they're spiraling does everyone know what you were saying when was the ROI that was the least mentioned and I apologize for not getting yearly cost of service in detail for you I have not had a chance to do that but my plan if you are interested I can have that for January so you can kind of do a recap of the last couple of years and dive into a little bit of what we've been seeing more and less of I think that would be good because I know you've shown the calls for service when you have to follow up through your copy of conversation and how many of those were you so absolutely I think I would show that your involvement in diving into the data and kind of when people think of an overall call for service being super high well that's not really the case and we were able to really articulate that to even public safety staff regarding an issue recently looking at calls for service on some businesses in diving into the data and seeing what calls are actually going on so I'll get that ready for January I was just talking about how clinicians do they added a 20.4 when we started posting those yeah so human services is taking the lead on that and I just got enough data I was going to see what it was I think that they finished the job descriptions they needed to re-benchmark the clinician one because they just knew the salary needed to be looked at and that changed it needs to still go through HR for benchmarking okay yep I just I will follow up it looks like she sent our job descriptions to HR one for benchmarking and I think we're going to just be finalizing these job descriptions and the pay rates here in the next couple weeks and then probably at this rate because HR and benchmarking takes time so we're going to be posting in January as what I anticipated that's the resource position that we're hiring for the senior sites so this is the one that's not the clinician it's the position that we have had and we are focusing off of the suites and on to just the typical properties to be accessible for more residents so that one it's all in LHA wheel cord working with senior services to help hire balance update from the number nine other business I just would like to say that the landscaping at Aspen senior looks very nice and so I understand the weather and everything now but what are the plans for getting the rest of the rocks out of the other places I have a staff member who's getting bits we're a little right on the thing that HR is going to pay for and then weather permitting we've actually had quite a few maintenance out with injuries in COVID so we've been running on a limited staff now the plan is hopefully maybe after the first of the year we can get some nice weather to get to that I know the weather weather and we need to lift the rocks they're large that's it it's right it's during nine at 10.22 next week