September 17, 2026 Meeting Minutes
September 17, 2026 Meeting Minutes
MINUTES OF A MEETING
DRAFT- NOT YET APPROVED
These minutes are subject to approval by the Board at a future meeting and may be revised.
The Regular Meeting of the Norwalk Housing Authority Board of Commissioners was convened at 5:32pm on September 17th, 2026.
Location: Zoom Video Conference
Present:
Brenda Penn-Williams, Chair
Isaac Walcott, Treasurer
John Church, Commissioner
Teneshia Jacobs, Commissioner
Absent:
Liza Bermudez-Montgomery, Vice Chair
Staff Attending:
Adam Bovilsky, Executive Director
Kras Carlucci, Deputy Director
Charmaine Davis-Ford, Director of Finance
Leroy Fender, Director of Maintenance
Wendy Gerbier, Director Learning Centers
Anna Keegan, Director of Policy & MTW
Gregory Lickwola, Director of Modernization
Alison Mukhtar, Director of Operations
Jeff Oduro, Director of IT
Nicole Ruffin, HR Generalist
Donna Lattarulo, Outside General Counsel, Lattarulo Law Firm, LLC
Roll Call:
At 5:32 pm, Chair Penn-Williams opened the meeting. Chair Penn-Williams recognized Treasurer Walcott, Commissioner Church and Commissioner Jacobs as present and acknowledged the presence of a quorum.
Report of the Secretary:
1. Mr. Bovilsky shared that NHA has identified a small number of tenants that are no longer eligible for housing benefits based on immigration status. Mr. Bovilsky shared the next steps being taken to address this situation.
2. Mr. Bovilsky shared that the THUD Continuing Resolution passed on September 1st, 2026 and continues funding through December 11th, 2026. He reminded the board that this is only a temporary measure until a full budget is passed.
Key highlights include:
• Delays OMB Uniform Guidance rule
• Allows HUD to flex unobligated set-aside balances to prevent voucher shortfalls
• Allows HUD to use Tenant Protection Vouchers to replace expiring Emergency Housing Vouchers.
3. Mr. Bovilsky reported that PIH 2026-21 just came out and it states that HUD has the right to terminate, reduce or limit the availability of a grant for Operating Fund performance or substantial non-compliance. Examples include not complying with all executive orders, grants that no longer align with agency priorities or non-compliance with new reporting requirements through their new grant system that is not yet in operation. NAHRO is objecting to many of the policies in this new notice.
4. Mr. Bovilsky updated the Board on the expiration of Emergency Housing Vouchers, which are impacting a small number of Norwalk tenants that ported in with EHVs from NYCHA. The Continuing Resolution that was passed will allow for TPV vouchers to be used to replace the EHV vouchers, and the Norwalk Housing Authority is reaching out to HUD and NYCHA to understand next steps.
5. Mr. Bovilsky shared that the staff had a great time at the annual employee picnic and acknowledged Nicole Ruffin for all of her hard work on the event.
6. Mr. Bovilsky and the Commissioners discussed frequency and method of communication to Board members as issues arise.
7. Mr. Bovilsky shared the following upcoming events:
• October 8, 2026 @5:30pm Regular Board Meeting
• October 15, 2026 @5:30pm Comcast Hunt Fish Feed Event
• October 16, 2026@6:00pm NAACP Freedom Fund Banquet
• October 20, 2026@5:30pm City of Norwalk Board & Commissions Open House
• November 12, 2026 @5:30pm Regular Board Meeting
• December 8-9, 2026 Strategic Plan Phase 2 Visit (Revised Dates)
• December 10, 2026 @5:30pm Regular Board Meeting
Old Business:
22-92 Commissioner Church moved to adopt:
A. The resolution for the Colonial Village Solar Plan
Treasurer Walcott seconded the motion.
Chair Penn-Williams asked for staff feedback on the project. Leroy Fender shared that he has been working on the project with CT Green Bank and the City and feels that it will benefit both the tenants and Norwalk Housing Authority. He explained that savings calculation has variables such as weather outside of CT Green Bank's control.
Ayes
Chair Brenda Penn-Williams
Treasurer Isaac Walcott
Commissioner John Church
Commissioner Teneshia Jacobs
All in favor. Motion passed.
22-93 Treasurer Walcott moved to ratify:
B. Kras Carlucci to attend the Leo Dauwer Memorial Conference in Edgartown, MA, September 14, 2026 to September 15, 2026 for a non-member registration rate of $1,050 plus lodging at $675/night plus tax
Commissioner Jacobs seconded the motion.
Ayes
Chair Brenda Penn-Williams
Treasurer Isaac Walcott
Commissioner Teneshia Jacobs
Abstain
Commissioner John Church
With three in favor, motion passed.
22-94 Treasurer Walcott moved to allow:
C. Commissioners and staff to attend the NAHRO National Conference in Denver, CO, October 15, 2026 to October 17, 2026 at an early bird member registration rate of $795 and a hotel rate of $299/night plus tax.
Commissioner Jacobs seconded the motion.
Ayes
Chair Brenda Penn-Williams
Treasurer Isaac Walcott
Commissioner John Church
Commissioner Teneshia Jacobs
All in favor. Motion passed.
22-95 Commissioner Church moved to adopt:
D. Minutes- July 9th, 2026 Regular Meeting
Treasurer Walcott seconded the motion.
There were no edits to the minutes.
Ayes
Chair Brenda Penn-Williams
Treasurer Isaac Walcott
Commissioner John Church
Commissioner Teneshia Jacobs
All in favor. Motion passed.
22-96 Treasurer Walcott moved to accept:
E. Department Reports from the August 13, 2026 Meeting
Commissioner Jacobs seconded the motion.
There were no edits to the reports.
Ayes
Chair Brenda Penn-Williams
Treasurer Isaac Walcott
Commissioner John Church
Commissioner Teneshia Jacobs
All in favor. Motion passed.
New Business:
4a. Annual Plan Presentation
Mr. Bovilsky asked Anna Keegan to present the Draft 2027 Annual Plan and MTW Supplement. Ms. Keegan stated that Commissioners would be asked to vote on the 2027 Annual Plan and MTW Supplement and MTW Amendment at the November 12, 2026 meeting, following the Public Hearing
Ms. Keegan 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:
• 79 South Main St. - Redeveloping to create sixty-eight affordable senior housing units. Construction to begin in early 2027.
• Meadow Gardens- Replacing outdated Meadow Gardens development with new construction consisting of 59 energy-efficient units, a new learning center and other onsite facilities. Construction has begun and is expected to be completed in March 2027.
• 25 Leonard St. Currently in pre-development process to supply housing at this property which is currently not fit for habitation.
Completed Developments:
• Oak Grove- New construction of 69-unit affordable development, now fully leased. The final step, opening the new Curtis Law Learning Center which serves residents of Colonial Village and Oak Grove was completed July 2026.
The PHA Plan also includes:
• NHA Deconcentration Goals
• Maintenance of required certifications
• Capital Fund Program information
• Financial Statistical Reporting
• PHA Organizational Chart
• Other Information about the PHA
PHA Plan's Main Goals:
• Preserve and expand the supply of assisted housing.
• Improve the quality of NHA properties and surrounding neighborhoods.
• Increase assisted housing choices.
• Promote self-sufficiency of NHA consumers.
• Promote education of NHA participants.
• Promote fair housing and equal opportunity.
• Improve agency efficiency and effectiveness.
Mr. Bovilsky shared examples of how NHA improves the surrounding neighborhoods of a new development when possible.
Payment Standard Updates:
Ms. Keegan shared that this year for the second year in a row HUD's Fair Market Rents (FMRs) decreased. NHA's recommendation is to keep its payment standards flat for 2027.
Ms. Keegan described HUD's process in setting FMRs. Mr. Bovilsky cautioned that the further NHA goes outside the bounds of the FMRs, the greater the risk is that NHA will go back into Shortfall status. The NHA is balancing trying to do the best for its tenants and ensuring NHA remains out of Shortfall.
Section 8 Administrative Plan Updates:
• Add language stating what will happen if Section 8 payment standards decrease.
• Added requirement that the PHA send move-out notice to landlord when tenant wishes to move.
• Restricted dates Section 8 tenant moves will be processed on the 1st and the 15th of the month to make processing and payment calculations easier.
• Require Section 8 landlords requesting a rent increase to do so as part of the annual recertification process.
• Allow Vacancy Loss payments to be made between a Connecticut Rental Assistance Program (RAP) participant and a Section 8 voucher holder.
Further discussion was had around the language stating what would happen if Section 8 payment standards decreased.
NHA is recommending the new standard would go into effect at the third re-certification after the decrease, so tenants would have two years notice of an increase in their rent payment. If payment standards increase, the increase goes into effect immediately.
Public Housing Admissions and Continued Occupancy Plan and Section 8 Administrative Plan Updates:
• Removed language regarding the administration of the Earned Income Disallowance (EID), which is no longer allowed under new HUD regulations.
Moving to Work (MTW) Supplement:
Ms. Keegan highlighted the following key benefits from the MTW Supplement:
• Landlords have called expressing an interest in renting to Section 8 voucher holders as a result of landlord incentives.
• With this year's budget surplus, MTW waivers allowed the NHA greater flexibility in using the surplus.
Ms. Keegan also noted that some waivers have been requested but have not yet been implemented due to HUD technological delays.
Currently Implemented waivers:
• Pay up to 150% of Small Area Fair Market Rent.
• 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
• Use local non-traditional activities waiver to be able to spend MTW money to renovate Mutual Housing properties.
MTW Supplement waivers applied for but not yet implemented:
• For families with only fixed income sources, do recertifications every three years instead of annually.
• Match Section 8 NSPIRE inspections to recertification timing for those families.
MTW Amendment
Ms. Keegan presented two MTW amendments:
Vacancy Loss
Vacancy Loss currently pays landlords up to one month's rent for a unit that is vacant between an outgoing Section 8 tenant and an incoming Section 8 tenant.
Adding the Connecticut Rental Assistance Program (RAP) so that if a RAP voucher holder is moving out and a Section 8 tenant is moving in NHA would also pay vacancy loss for time the unit was vacant between the two.
Local Non-Traditional Activities
Current waiver allows us to spend MTW money to renovate Mutual Housing properties.
NHA will amend the waiver to include the property at School Street to allow NHA to spend money on that property.
As this presentation also serves as Ms. Keegan's Departmental Presentation, Ms. Keegan shared 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:
• Write policies in accordance with priorities determined by the Director & Deputy Director:
o Policies for implementing MTW waivers.
o Forms for Vacancy Loss, Damage Claims and Pre-Inspections.
o Envision Center use policy and forms.
o Multiple HOTMA updates to Admin and ACOP.
o Tenant Selection Plans for Monterey and Mutual.
o Policy on Tenant Information.
o Annual plan.
• Keep list of policies to be considered in the future.
Moving to Work:
• Oversee operation of MTW vacancy loss and damage claim waivers.
• Rewrite MTW waivers and policies as necessary.
• Draft annual MTW supplement.
Other Duties
• Conduct policy research.
• Project based work.
• Develop forms to facilitate policy implementation.
• Serve as Public Hearing Officer when a resident requests a formal hearing under the grievance policy.
Chair Penn-Williams asked for clarification on whether there was any conflict of interest for Ms. Keegan to be a Hearing Officer. Ms. Keegan explained that HUD regulations indicate that anyone can serve as Hearing Officer who does not work on or report to anyone who works on the specific tenant situations that she serves as a Hearing Officer on.
Direct Rental Assistance Program
• Meet regularly with non-profit and research partners on pilot program.
• Drafted operating documents of the Direct Rental Assistance program.
Kras Carlucci took the floor to commend Anna on her hard work in putting together the annual plan for the NHA.
4b. FOIA Virtual Meeting Compliance Notes
Mr. Bovilsky shared that Kate Guillen will be leading all FOIA requests for NHA, and as part of that process has created a memo detailing some minor changes to be made to the NHA virtual meeting processes.
The four changes are:
• Meeting recordings will now be available on NHA's website for 45 days after the meeting.
• The Board Chair will remind Commissioners at the outset of the meeting to self-identify prior to speaking.
• All votes that are not unanimous will be held by a roll call vote.
• The board will implement a set process if quorum is lost due to technological failure. This process will be posted on meeting announcements for the public.
22-97 Commissioner Church moved to table:
C. EAP Service Provider Selection
Treasurer Walcott seconded the motion.
Mr. Bovilsky shared that staff needed additional time to review.
Ayes
Chair Brenda Penn-Williams
Treasurer Isaac Walcott
Commissioner John Church
Commissioner Teneshia Jacobs
All in favor. Motion passed.
22-98 Commissioner Church moved to increase:
D. Micro-purchase limits from $10,000 to $15,000
Treasurer Walcott seconded the motion.
This increase is in line with new HUD regulations. Mr. Bovilsky shared that NHA can only approve the monthly charges for Donna Lattarulo's interim contract if it stays within the bounds of NHA's micro-purchase limit. Increasing the limit to $15,000 would allow that to happen.
The increase would apply to all procurement, not just procurement related to interim legal counsel. Charmaine Davis-Ford added that this was prudent in general due to inflation.
Ayes
Chair Brenda Penn-Williams
Treasurer Isaac Walcott
Commissioner John Church
Commissioner Teneshia Jacobs
All in favor. Motion passed.
22-99 Chair Penn-Williams moved to ratify:
E. Interim legal agreement with Donna Lattarulo Law Firm from August 1st, 2026 to present
Treasurer Walcott seconded the motion.
Mr. Bovilsky stated that an RFP was created to obtain replacement legal counsel prior to the end of the contract period with Donna Lattarulo. However, after receiving proposals, the board decided that NHA needs to split the RFP and scope of services into two separate agreements (Landlord-tenant, including evictions and corporate governance).
Based on this, NHA has to restart the RFP process and therefore needs an interim contract with our current counsel until appropriate replacement counsels can be found.
The interim contracts includes a 13% increase compared to the current flat rate for non-payment cases, as well as increases in other hourly rates.
Ms. Lattarulo took the floor to walk through the details of the interim contract, including that there have been no rate increases for the last three years.
Mr. Bovilsky stated that the staff supports the interim contract request. Donna Lattarulo and Charmaine Davis-Ford confirmed all of the procedural steps that were needed to execute the process. Ms. Davis-Ford clarified that it is necessary to ratify the services that were provided separately to approving the interim agreement for audit purposes.
Ayes
Chair Brenda Penn-Williams
Treasurer Isaac Walcott
Commissioner Teneshia Jacobs
Abstain
Commissioner John Church
With three in favor, motion passed.
23-01 Chair Penn-Williams moved to approve:
F. Interim legal agreement from Donna Lattarulo Law Firm for 90 Days Pending HUD Approval
Commissioner Church seconded the motion.
HUD will need to approve the interim legal agreement that will stay in place until replacement counsel is found. The timeline for HUD approval can vary.
The contract can be for up to 90 days or can be terminated earlier if new counsel is found.
Treasurer Walcott asked whether 90 days was sufficient to find new counsel based on where the staff is on the revised RFPs. Mr. Bovilsky confirmed that the staff is ready to send out the revised RFPs, so it is possible to complete the process within 90 days.
Ayes
Chair Brenda Penn-Williams
Treasurer Isaac Walcott
Commissioner John Church
Commissioner Teneshia Jacobs
All in favor. Motion passed.
23-02 Commissioner Church moved to approve:
G. Sherry Robinson, Jamie Rickey and Nate Pellicone to attend Nuts & Bolts of HUD accounting virtual seminar from October 27, 2026 to October 29, 2026 for a registration cost of $1,300/person.
Commissioner Jacobs seconded the motion.
Ayes
Chair Brenda Penn-Williams
Treasurer Isaac Walcott
Commissioner John Church
Commissioner Teneshia Jacobs
All in favor. Motion passed.
23-03 Treasurer Walcott moved to adopt:
H. Minutes- August 13th, 2026 Regular Meeting
Chair Penn-Williams seconded the motion.
There were no edits to the minutes.
Ayes
Chair Brenda Penn-Williams
Treasurer Isaac Walcott
Commissioner John Church
Commissioner Teneshia Jacobs
All in favor. Motion passed.
23-04 Treasurer Walcott moved to adopt:
H. Minutes- August 24th, 2026 Special Meeting
Commissioner Jacobs seconded the motion.
There were no edits to the minutes.
Ayes
Chair Brenda Penn-Williams
Treasurer Isaac Walcott
Commissioner John Church
Commissioner Teneshia Jacobs
All in favor. Motion passed.
23-05 Commissioner Church moved to accept:
H. Department Reports
Treasurer Walcott seconded the motion.
Charmaine Davis-Ford took the floor and presented the finance department report.
Chair Penn-Williams questioned whether the Norwalk Housing Authority should continue to take payment by check. Charmaine Davis-Ford confirmed that the number of checks that bounce is very small compared to the amount collected.
It was noted for the record that Commissioner Jacobs had to leave the meeting at 7:13pm.
Ayes
Chair Brenda Penn-Williams
Treasurer Isaac Walcott
Commissioner John Church
All in favor. Motion passed.
At 7:18pm, Commissioner Church moved to enter Executive Session to discuss a security matter and personnel matters.
Motion seconded by Treasurer Walcott
The Commissioners invited Adam Bovilsky, Jeff Oduro, Nicole Ruffin and General Counsel Donnal Lattarulo to join the Executive Session.
Ayes
Chair Brenda Penn-Williams
Treasurer Isaac Walcott
Commissioner John Church
All in favor. Motion passed.
At 7:39pm, Commissioner Church made a motion to exit the Executive Session.
Treasurer Walcott seconded the motion.
Ayes
Chair Brenda Penn-Williams
Treasurer Issac Walcott
Commissioner John Church
All in favor. Motion carried.
23-06 Commissioner Church moved to adjourn the meeting.
All in favor. Motion carried.
The meeting was adjourned at 7:40pm.