October 9, 2025
MINUTES OF A MEETING
The Regular Meeting of the Norwalk Housing Authority Board of Commissioners was convened at 5:43 pm October 9 , 2025.
Location: Zoom Video Conference
Present:
Brenda Penn-Williams, Chair
Liza Bermúdez-Montgomery, Vice Chair
John Church, Treasurer
Isaac Walcott, Commissioner
Teneshia Jacobs, Commissioner
Staff Attending:
Adam Bovilsky, Executive Director
Alison Mukhtar, Director of Operation
Anna Keegan, Director of Policy, and MTW
Charmaine Davis-Ford, Director of Finance
Greg Lickwola, Director of Modernization
Connie Hewitt, Director of Personal and Labor Relations
Kras Carlucci, Deputy Director
Linda Rolle, Director of Grants & Development
Lisa Endo, Director of Development
Leroy Fender, Director of Maintenance
Wendy Gerbier, Director of Learning Centers
Sherreida Reid, Envision Center Partnership Manager
Jeff Oduro, Director of IT
Donna Lattarulo, Outside General Council, Lattarulo Law Firm, LLC
Roll Call:
At 5:35pm, Chair Penn-Williams opened the meeting. Chair Penn-Williams recognized, Vice Chair Liza Bermúdez-Montgomery, Treasurer John Church, Commissioner Isaac Walcott, and Commissioner Teneshia Jacobs as present and acknowledged the presence of a quorum.
Report of the Secretary:
1. Norwalk Housing Scholarship Foundation recently received donation of $10,000 from the Goodnow Family Foundation, and a two-year Department of Education (DOE) grant totaling $153,800 per year. Mr. Bovislky noted this was an 8% funding decrease as compared to the previous year.
2. Chair Penn-Williams suggested that an Executive Session to discuss the impact of the Government Shutdown be added to the agenda.
3. Mr. Bovilsky outlined Norwalk Housing's efforts to appeal the merger of Fair Market Rent (FMR) catchment areas set by HUD for 2026. Both an appeal of the Catchment areas has been filed as well as efforts to avoid a reduction in payment standard by use of a MTW Waiver that would allow the agency the flexibility to go up to 150% of SAFMR.
4. Upcoming events include:
10/16 - Celebration Honoring Mayor Rilling
10/17 - NAACP Freedom Fund Banquet
11/13 - November Board Meeting
12/11 - December Board Meeting
Old Business:
40-71 Vice Chair Bermúdez-Montgomery moved to ratify:
a. Michael Fisher's attendance at PHA web FSS training.
Commissioner Walcott seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion carried.
40-72 Commissioner Walcott moved to approve:
b. July 10, 2025 meeting minutes.
Vice Chair Bermúdez-Montgomery seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion carried.
40-73 Treasurer Church move to approve
c. Minutes of the August 14, 2025 Special Meeting
Commissioner Walcott seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
Motion carried.
40-74 Treasurer Church moved to approve:
d. September 11, 2025 Department Reports
Commissioner Walcott seconded the motion.
Ayes
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
Abstained
Vice Chair Bermúdez-Montgomery
Motion carried.
New Business:
Lisa Endo took the floor explaining the proposed amendment to the Meadow Gardens relocation plan. Ms. Endo stated that during the Meadow Gardens tenant relocation, the Norwalk Housing Authority (NHA) and Sound Communities assisted Meadow Gardens tenants in securing new housing with the use of vouchers, in compliance with HUD regulations and the Section 18 disposition application.
As part of this process, Sound Communities provided security deposit assistance for all families who received a Tenant Protection Voucher (Section 8) because of redevelopment. To date four tenant households have requested a second security deposit to move again. Although we are under no obligation to provide a second security deposit, staff believe it is the right thing to do as we required these families move which put them in this position.
For this reason, we are proposing an Amendment to the Relocation Plan stating that if residents move from their initial relocation apartment to another unit, Sound Communities will allow them to receive a second security deposit if they meet certain criteria:
o Tenants must be in good standing with rental obligations
o Tenants and landlords acknowledge that the full security deposit will remain the property of Sound Communities.
o Should the landlord withhold any of the original security deposit, the tenant will be responsible to pay back Sound Communities.
o Tenants are allowed only one additional security deposit after their initial deposit.
o Tenants who wish to move after Meadow Gardens opens ( in Spring 2027) will not be able to request a new or additional security deposit
40-75 Treasurer Church moved to approve:
a. Amendment to the Meadow Garden relocation plan allowing tenants a second security deposit when relocating from Meadow Garden as part of the relocation phase as explained by staff.
Vice Chair Bermúdez-Montgomery seconded the motion.
Treasurer Church raised concern regarding the administrative time and costs associated with implementing this option.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Commissioner Walcott
Commissioner Jacobs
Abstained
Treasurer Church
Motion was carried.
Greg Lickwola took the floor to present the selection of an architect for the replacement of bathrooms at Ludlow Village. Mr. Lickwola noted that this project was advertised on April 10, 2025, in the Norwalk Hour, NHA's website and C Project news. Two proposals were received by the due date of May 7, 2025. Staff recommend that Lathrop Associates Architects be awarded this contract in the amount of $33,300. Lathrop Architects meets the requisite experience in Housing Authority projects and working with HUD, maintains excellent references and offers a competitive fee.
Mr. Bovilsky requested that we proceed with this contract subject to conditions to be discussed later in tonight's meeting.
40-75 Treasurer Church move to approve:
b. Lathrop Associates Architects as the architect for replacement of Ludlow Village bathrooms, in the amount of $33,000 and subject to conditions to be discussed later in tonight's meeting.
Vice Chair Bermúdez-Montgomery seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
Motion was carried.
Mr. Bovislky asked Anna Keegan to present the Draft 2026 Annual Plan and MTW Supplement. As this presentation also serves as Ms. Keegan's Departmental presentatoin, Ms. Keegan began her presentation with a summary of her department's recent work and contribution to Norwalk Housing policy development and MTW program. Key highlights of her contributions included:
Policy Development:
• Drafted major policy for the agency and developments:
o NHA Annual Plan and MTW Supplement
o Colonial Village Tenant Selection Plan
o Monterey Village Tenant Selection Plan
o Mutual Housing Admissions and Occupancy Plan\
o Section 8 Administrative Plan
Policy and Law review:
• Reviewed new legislation and policies, providing departmental summaries implementation.
Representation:
• Represented Norwalk Housing at meetings and conferences and reporting of best practices
Section 8 and Public Hearing officer:
• As needed, held hearings to determine resident program participation terms or termination.
Ms. Keegan noted that she has received specific training which allows her to make impartial decisions on behalf of either the resident or Norwalk Housing. All hearing decisions are available for review.
Research Projects:
• Assist in research projects as needed
o Fair Market Rent (FMR) exception policy
o MTW updates
o Section 8(bb)submission for Chestnut Street
MTW Landlord Claim Management:
• Managed claims related to landlord vacancy, loss, and damage.
Ms. Keegan then presented:
c. Draft 2026 Annual Plan and MTW Supplement.
She explained that the Annual Plan serves as a comprehensive guide to NHA's policies, programs, operations, and strategies for addressing agency goals and resident needs:
Planned New Activities:
New Developments:
• Oak Grove:
Construction of sixty-nine new affordable housing units, expected to open in Fall 2026
• 79 South Main St. - Redeveloping to create sixty-eight affordable senior housing units to begin construction in early 2027
Convert public housing to RAD project-based assistance
• Currently exploring converting Leroy Downs public housing via Section 18/ Rental Assistance Demonstration (RAD) blend. This project also includes tearing down the current NHA Headquarter to provide additional affordable housing at the South Norwalk Train Station.
PHA Plan's Main Goals:
• Preserve and expand the supply of assisted housing
• Improve the quality of NHA properties and surrounding neighborhoods
• Promote self-sufficiency among NHA residents
• Support educational advancement for participants
• Ensure fair housing and equal opportunity
• Improve agency effectiveness and efficiency
Section 8 Administrative Plan updates:
• Change the minimum income eligibility for the homeownership program from 40% to 50% AMI to match what banks require for mortgage eligibility.
• Add language requiring landlords requesting large rent increases to give evidence of similar increases for market rate units and clarifying how Norwalk Housing handles owner requested second opinions for rent reasonableness to make it clear that NHA makes the final decision.
• Establish preferences for people displaced by NHA redevelopment activity and for people displaced by other governmental activity (usually due to disaster).
The PHA Plan also includes:
• NHA Decentration Goals
• Maintenance of required certifications
• Capital Fund program Information
• Financial Statements and Statistical Reporting
• NHA Organizational Chart
Moving to Work (MTW) Supplement:
Ms. Keegan explained that NHA is applying to amend its current waiver to gain more flexibility in setting payment standards, noting that existing waivers have helped more Section 8 voucher holders move to higher opportunity areas.
Currently Implemented waivers:
• Pay up to 120% Fair Market Rent for high opportunity areas
• Utilize NHA staff instead of outside contractors to streamline project-based voucher compliance,
• Vacancy Loss and Damage claims payments to landlords
• Pre-inspection of Section 8 units to streamline move-in process
MTW Supplement waivers applied for but not yet implemented:
• Reduce number of reexaminations
• Use local non-traditional activities waiver to allow spending MTW money to renovate Mutual Housing Properties.
Noting that if this waiver is implemented it will not give Norwalk Housing extra money and has a technical requirement around amount of money spent and supporting documentation.
Ms. Keegan presented the next item:
d. MTW Amendment
Add Activity 2a. - waiver allow a Public Housing Authority to adjust rent to between 80% and 150% of the Small Area Fair Market Rent (SAFMR)
Ms. Keegan stated that Activity 2a. NHA would set rents no higher than 150% of Small Area Fair Market Rent (or SAFMR) in higher opportunity areas, and not higher than 140% SAFMR in lower opportunity areas. Approval of this waiver would allow greater ability in setting rents, adjusting for future HUD Fair Market rents and allow residents more stability. This does not come with extra money and could affect the number of vouchers issued.
Ms. Keegan explained approving Activity 2a. as an amendment - rather than as part of the full MTW Supplement- means it will be submitted separately and reviewed more quickly, before the new HUD FMR's go into effect.
Mr. Bovilsky stated that Commissioners would be asked to vote on the 2026 Annual Plan and MTW Supplement and MTW Amendment at the November 13, 2025 meeting, following the Public Hearing.
40-76 Commissioner Walcott moved to approve:
e. Renewal of Brooks Jeffrey Marketing Inc. contract,11/202/2025 - 11/19/2026, for an amount not to exceed (NTE) $24,195.
Treasurer Church seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
Motion was carried.
40-77 Chair Penn-Williams made a motion to go into Executive session to discuss an employment related matter relating to the current government shutdown.
Treasurer Church seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. At 6:40pm Commissioners adjourned to the Executive Session.
At 7:23pm
40-78 Vice Chair Bermúdez-Montgomery made a motion to exit the Executive Session.
Chair Penn-Williams seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. Commissioners then exited the Executive Session.
Mr. Bovislky noted that Treasurer Church left the meeting at 7:00pm
40-79 Commissioner Walcott moved to:
Adopt the austerity measures discussed in the Executive Session.
Vice Chair Bermúdez-Montgomery seconded the motion
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion was carried.
40-80 Chair Penn-Williams moved to approve:
f. Approval of staff and commissioners to attend the PHADA conference in Tampa Florida at the Tampa Marriott on January 4-7, 2026 at an early bird registration cost of $525 and room rate of $259 plus tax per night. Noting this approval is conditioned on the end of the government shutdown.
Commissioner Walcott seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion was carried.
40-81 Commissioner Walcott moved to ratify:
g. Attendance of Charmaine Davis-Ford, Paul Modugno and Michael Fisher -at AH FORWARD (HCV) Housing Choice Voucher Management System (MS) online training September 18, 2025, 1:00pm - 4:00pm at a cost of $179 per person.
Vice Chair Bermúdez-Montgomery seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion was carried.
40-82 Commissioner Walcott moved to approve:
h. Minutes of the September 11, 2025 meeting
Chair Penn-Williams seconded the motion.
Ayes Chair Penn-Williams
Vice Chair Bermúdez-Montgomery
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion was carried.
Mr. Bovilsky introduced Charmaine Davis-Ford to present finance reports. Ms. Davis-Ford stated that information included the months of May/June/July 2025 YTD.
The following were presented in her report:
• Tenant accounts receivable collection rates
• Tenant vacated balances
• Tenant collection rates - reflecting a reduction in outstanding balances
• Operating statements - noting to better track NHA salaries and benefits, NHA salaries that are allocated to the Capital Fund will be reflected in the Operating Statement each month as opposed to reallocating at year-end.
• Consolidated Federal Project Income
• Section 8 operating statements
• May/June and July 2025 monthly bills
Ms. Davis-Ford reported that Norwalk Housing has received $580,000 in HAP funding that was previously (erroneously) taken back by HUD as over the HUD held reserves limit. The funds had initially been withdrawn from 2023 QAD (Quality Assurance Review Division) review that overstated NHA's Restricted Net Position and cited a $513,000 offset. The finance department was able to provide information demonstrating that the offset was improperly calculated by the QAD division.
This concluded the Department Reports.
Vice Chair Bermúdez-Montgomery moved to adjourn the meeting.
Commissioner Jacobs seconded the motion.
The meeting was adjourned at 7:53pm.
Respectfully submitted,
_______________________
Adam Bovilsky, Executive Director