January 22, 2026 Meeting Minutes
MINUTES OF A MEETING
The Regular Meeting of the Norwalk Housing Authority Board of Commissioners was convened at 5:38 pm January 22, 2026.
Location: Zoom Video Conference
Present:
Brenda Penn-Williams, Chair
John Church, Treasurer
Isaac Walcott, Commissioner
Liza Bermudez-Montgomery, Vice Chair
Absent:
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
Kras Carlucci, Deputy Director
Lisa Endo, Director of Development
Leala Marlin, Development Project Manager
Leroy Fender, Director of Maintenance
Tiana Brown Assistant Director of Learning Centers
Sherreida Reid, Envision Center Partnership Manager
Jeff Oduro, Director of IT
Donna Lattarulo, Outside General Council, Lattarulo Law Firm, LLC
Public Attending:
Richard Larsen, CPA (Novogradac & Company LLC).
Roll Call:
At 5:38 pm, Chair Penn-Williams opened the meeting. Chair Penn-Williams recognized Treasurer John Church, Commissioner Isaac Walcott, Vice Chair Liza Bermudez-Montgomery, as present and acknowledged the presence of a quorum.
Report of the Secretary:
1. Mr. Bovilsky reported he has attended the Learning Center 's Family Holiday Celebration. Hosted by the learning center staff with a new theme and plot twist featuring The Grinch played by LC staff Michael Crafter and returning Participant Town Clerk Richard McQuaid who plays Santa every year. The event was very lovely and festive parents and children of the LC's enjoyed the games, food and activities.
2. Housing Authority Insurer (HAI) every year has a National Playground Safety Calendar picture and essay competition for various grade levels. Our Learning center students participate every year and have done remarkably well this year with 3 first place winners, 2 winners of the poster contest age 6-11 and 1 winner in the essay contest age 9-11. Acknowledgements to the LC Art Staff and center staff. Essays and posters will be available for viewing.
3. Donations to the Housing Foundation since 10/31. Once a year NHA pays $40,000 from Colonial Village based on the number of students they have in the scholarship foundation. Other contributions are from outside foundations and philanthropy groups and 1 individual. Special acknowledgement to The Ritter Family Foundation's donation of $75,000 to support the Learning Center's Student Success Tutoring Program. Also, for the assistance in obtaining another grant that went
toward funding for the NHA Learning Centers.
4. Turkey Distribution was a bit of a struggle this year as we have lost one of our main turkey benefactors. Thanks to other resources such as Stew Leonard's, YMCA, Open Doors and Fill in The Blanks we were able to distribute 26 turkeys and fixings along with $100 gift cards. The Turkey distributions and gift cards went to FSS and ROSS participants.
5. Government Shutdown: The last Continuing Resolution expired on 1/31/2026. Both congressman Himes and NAHRO are confident that there will not be another one. On 1/20/2026 a compromise Bill before the house and the senate was released. The Bill still must pass both houses of congress. Trade organizations report the resolution appears to have bipartisan support. The Bill includes an increase of $2.8 billion for Section 8 payment to landlords. $65 million for HCV administration fees, going to Housing Authorities, $ 264 million for TPV (Tenant Protection voucher) which helps agencies like NHA with redevelopment projects. A good portion of the TPV increase may go to EHVs (Emergency Housing vouchers) which are expiring. $4.687 billion for PIH was decreased in the amount of $789 million. The Shortfall Funds doubled with a $312 million increase. There is $3.2 billion available for PH Capital (Level funding) with a similar payout expected going forward. There has also been an increase in FSS and ROSS Level funding, CDBG, HOME and CoC funding remains level.
6. Upcoming Event 01/23 the Learning Centers will have their annual art show at The Norwalk Art Space located at 455 West Ave Norwalk
Annual Art Exhibit 5:00pm - 7:30 pm.
The Art exhibit will be up all week from 1/23-1/30, 2026.
7. Upcoming events / Board meetings
Office Closed:
02/12/2026 -Lincoln's Birthday
02/16/2026 - President's Day/Washington's Birthday
01/23/2026 Annual NHA Learning Center Art show
02/19/2026 @ 5:30pm Regular Board Meeting
03/19/2026 @ 5:30 pm Regular Board Meeting
04/09/2026 @ 5:30pm Regular Board Meeting
Board Meeting dates for 2026 - Meetings are usually scheduled on the second Thursday of the month - but due to conflicts, Commissioners chose the following dates:
January 22, 2026
February 19, 2026
March 19, 2026
April 9, 2026
May 14, 2026
June 18, 2026
July 9, 2026
August 13, 2026
September 10, 2026
October 8, 2026
November 12, 2026
December 10, 2026
Chair Penn-Williams then asked Richard Larsen from Novogradac to present the 2025 Audits.
Richard Larsen provided an overview of the audit. He presented on the overall financial wellbeing of the agency and key elements of the audit. He reported that there were no substantive findings and that the agency is in solid financial shape ending the year substantially in the black.
New Business:
22-1 Commissioner Walcott moved to select:
a. CVR as the Planning Consulting Firm
Treasurer Church seconded the motion.
Ayes
Chair Penn-Williams
Liza Bermudez-Montgomery, Vice Chair
Treasurer John Church
Commissioner Issac Walcott
All if Favor. Motion carried.
Lisa Endo introduced the need for a co-developer for the train station project. She discussed the need for a partner who will score well on the QAP for a 9% tax credit application. She explained that NHT was the only applicant to meet all of the business terms requested by the NHA.
22-2 Treasurer Church moved to approve:
b. Selection of National Housing Trust as Co-Developer for South Norwalk Train Station Project
Commissioner Walcott seconded the motion.
Commissioner Walcott was happy about the choice and ability to manage the property.
Mr. Bovilsky states that he wants to self-manage but the State or investor may require a third party with more 9% tax credit experience. Either way we are still in control as even in that scenario the NHA would oversee the management company.
Ayes
Chair Penn-Williams
Vice Chair Liza Bermudez-Montgomery
Treasurer John Church
Commissioner Issac Walcott
All in favor. Motion carried.
Leroy introduced the solar project at Colonial Village and his recommendation of the Greenbank as contractor.
22-3 Commissioner Walcott moved to approve:
c. Selection of the Greenbank as Solar Contractor and approval of Contract
Liza Bermudez-Montgomery, Vice Chair, seconded the motion.
There was a discussion around how the savings work and who benefits based on the memo and attached proposals.
Ayes
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
Commissioner Jacobs
All in favor. Motion carried.
22-4 Commissioner Church moved to approve:
d. Selection of Archidesign Group as Architects for Roodner Court Bathrooms
Liza Bermudez-Montgomery, Vice Chair, seconded the motion.
Greg Lickwola reviewed his memo seeking the selection of Archidesign Group as architects to design and estimate costs for a complete bathroom renovation at Roodner Court.
Ayes
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
Vice Chair Liza Bermudez-Montgomery,
Motion carried.
Executive Adam Bovilsky stated that after the architect gives us a better estimate we can decide if we still want to proceed with the project given we may redevelop Roodner Court in the next 7-10 years. Staff still recommend the project as this work is long overdue
e. Administrative Plan changes.
Anna Keegan introduced the staff recommended changes to the Administrative Plan that are being published for public comment. These changes address waitlist preferences so that (1) any non-public housing family living in an NHA owned affiliate property that loses housing due to NHA redevelopment, (2) that families displaced by government action due to an storm or fire that are already on the HCV list, (3) families that lose their Norwalk based HCV due to shortfalls in federal funding and (4) that families from the HCV list that participate in the Direct Rental Assistance experiment will all receive additional preference points on the voucher waitlist. Staff are not requesting a vote, just explaining the changes that are being published for public comment. We will request a vote after the 45 day public comment period.
Chair Penn-Williams questioned why tenants would need to be put back on the wait list after being removed due to funding cuts. Chair Penn-Willaims's stated that they should be restored with an immediate voucher.
Mr. Adam Bovilsky explained that all participants must be put back on the waiting list to get accepted even if for a day due to HUD's rules.
Ms. Keegan explained that the goal is to open a limited wait list for only those few participants removed to apply and be reinstated and given a voucher immediately.
22-6- Commissioner Church moved to approve:
f. Pet Policy Changes
Commissioner Walcott seconded the motion.
Ms. Keegan explained that HUD regulations require a minor tweak to our pet down payment. The total fees remain the same, just the increments by which we collect them must change.
Ayes
Chair Penn-Williams
Commissioner Walcott
Treasurer -John Church
Vice Chair-Liza Bermudez-Montgomery
All in favor motion carried
Chair Penn-Williams asked about the process to get pets removed if they cause damage or were a threat. Mr. Bovilsky assured her that we can remove pets from the property if they cause serious damage or are a threat to others.
Mr. Bovilsky requested the board table the next item on the agenda, the Amendment to 79 South Main Street Relocation Plan. The staff need more time to consult with HUD legal counsel.
22-7 Commissioner Church moved to Table:
G. 79 South Main Street Relocation Plan
Commissioner Walcott Seconded the motion.
Ayes
Chair Penn-Williams
Vice Chair-Liza Bermudez -Montgomery
Commissioner Issac Walcott
Treasurer John Church
All in favor. Motion Carried
Wendy Gerbier, Learning Center Director reviewed a memo supporting the purchase and installation of cameras in the Learning Center vans to monitor what happens inside and to some extent outside of the vans. Several questions were raised regarding the policies that
would be implemented around these cameras.
22-8- Commissioner Church moved to Table:
H. Learning Centers Van Cameras Approval
Commissioner Issac Walcott Seconded the motion
Ayes
Chair Penn-Williams
Vice Chair Liza Bermudez-Montgomery
Commissioner Issac Walcott
Treasurer John church
All in favor, Motion carried
22-9- Commissioner Church moved to approve:
I . Commissioners and Staff to attend the NERC-NAHRO Mid-Winter Conference February 1-4, 2026, at the Mohegan Sun Convention Center. Registration fee of $675 per member, and hotel rate of $189 per night plus tax.
Commissioner Walcott seconded the motion.
Ayes
Chair Penn- Williams
Vice Chair-Liza Bermudez-Montgomery
Commissioner Walcott
Treasurer John Church
All in Favor, motion carried.
22-10: Commissioner Walcott moved to approve
Commissioners and Staff to attend the NAHRO Washington Conference March 9-11, 2026, at the Grand Hyatt, 1000 H Street NW, in Washington D.C. at an early bird registration fee of $695 per member, and hotel rate of $359 per night plus tax.
Vice Chair Liza Bermudez-Montgomery Seconded the motion.
Ayes
Chair-Penn-Williams
Vice Chair-Liza Bermudez-Montgomery
Commissioner Walcott
Treasurer John Church
All in Favor, motion carried
22-11: Vice Chair- Liza-Bermudez-Montgomery moved to approve
Commissioners and Staff to attend the PHADA 2026 Convention & Exhibition June 10-13, 2026, at the Hyatt Regency Chicago, 151 E Wacker Dr. Chicago, IL 60601 Registration fee of ~$525 per member, and hotel rate of $279 per night plus 6.25% tax.
Treasurer John Church seconded the motion.
Ayes
Chair-Penn-Williams
Commissioner Walcott
Treasurer John Church
Vice Chair-Liza Bermudez-Montgomery
All in favor. Motion carried.
22-12- Commissioner Walcott Moved to approve:
J. Minutes November 13, 2025
Chair-Penn- Williams seconded the motion.
Ayes
Commissioner Walcott
Chair Brenda Penn-Williams
Absentations
Vice Chair-Liza Bermudez-Montgomery
Treasurer John Church
The minutes were approved without any edits.
Motion carried.
Jeff Oduro took the floor to present the IT Department Report and Strategic Plan.
• Modernization of Infrastructure
• Cyber-security -Strengthen and build resiliency
• Increase efficiency in automation
• Enhance stakeholder access
Charmaine Davis-Ford took the floor to present the finance report of October 2025 and reviewed:
• Tenant accounts receivable collection rates
• Tenant vacated balances
• Tenant collection rates
• Operating statements - noting to better track many expenses the operating expenses 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-
• October 2025 monthly bills
Ms. Davis-Ford reported that the Finance Department is in the process of re-establishing and reallocating all HUD funding resources that were impacted by the recent government shutdown and funding shortfall.
Mr. Bovilsky then turned the meeting over to Alison Mukhtar, Director of Housing Operations.
Ms. Mukhtar presented her Operations Departmental Report. She commented on the status the Section 8 and of Special Purpose Vouchers. She also noted Public Housing and Colonial Village vacancies:
• Section 8 - 680 Vouchers - (636) being utilized, six searching, thirty-eight available
• VASH Veterans Affairs Supportive Housing Vouchers - (23) nineteen being utilized.
• FUP Family Unifications Vouchers - (7) six are being utilized
• FYI Foster Youth Independence - (4) three being utilized
• Mainstream - 110 (104) utilized, one looking and two available
• Public Housing - 4 vacancies, three assigned
• Senior Housing - 8 vacancies, five are available
• Colonial Village - 1 vacancy
Ms. Mukhtar also provided a comprehensive update on the waiting list and the status of recertifications. She also shared a detailed update on the EnVision Center, covering grant receipts, new hires, programs offerings and Family Self Sufficiency FSS participation.
22-13-Treasurer Church moved to approve the department reports.
Vice Chair Liza Bermudez-Montgomery seconded the motion.
Ayes
Chair Penn-Williams
Treasurer Church
Commissioner Walcott
Vice Chair Liza Bermudez-Montgomery
The motion was carried.
At 7:28pm Commissioner Walcott Moved to enter Executive Session to discuss a potential litigation matter. The Commissioners invited the following staff to attend: Adam Bovilsky, Lisa Endo, Charmaine Davis Ford, Kras Carlucci and general counsel, Donna Lattarulo
Motion seconded by Treasurer John Church
Executive Session to discuss potential litigation matter Started at 7:28 pm
At 7:54 Vice Chair Bermudez-Montgomery made a Motion to exit the executive Session
Commissioner Wallcott seconded the motion
All in favor. Motion carried
No votes were taken based on the discussions in Executive Session
22-14 Treasurer Church moved to adjourn the meeting.
Commissioner Bermudez-Montgomery seconded the motion.
All if favor. Motion carried.
The meeting was adjourned at 7:28pm.
Respectfully submitted,
_______________________
Adam Bovilsky, Executive Director