GMHA Advances RAD Review and
Awards Security and Fire Safety Contracts
Geauga Metropolitan Housing Authority (GMHA) - September 15, 2026
Meeting Info: Regular meeting held on September 15, 2026 at 4:00 PM in the Conference Room at Murray Manor at 385 Center Street, Chardon, OH 44024. The meeting was held in person. There are no virtual attendance options or meeting videos available.
Agenda: An agenda was provided at the meeting. It is not available online. The documented
proceedings below follow the agenda and are presented sequentially.
Attendance: Chairman Jeff Markley, and board members Susan Kemerrer, Sandy Grassman, Michael Petruziello, and Walter (Skip) Claypool were present. Legal Counsel Marshal Pitchford was present but departed prior to the hearing of the public. Carrie Carlson, Deputy Executive Director, and Anna Ball, Executive Director, were present.
Others Present: This Observer and four other members of the public were in attendance in person.
Observer Note: The Executive Director indicated they were recording the audio of the meeting. These recordings are not routinely published.
1. Meeting Called to Order
The regular meeting of the Geauga Metropolitan Housing Authority Board was called to order at approximately 4:02 pm.
2. Roll Call
All board members were present, constituting a quorum.
3. Pledge of Allegiance
The Pledge of Allegiance was recited.
4. Discussion/Approval of Minutes
The Board reviewed the minutes of the August 18, 2026 regular meeting. With no corrections offered, a motion to approve the minutes was made and seconded. The motion passed without opposition. Reviewer Note: Minutes are not available on the website.
5. Virtual Meeting to Discuss Analysis from TFG Housing Resources
Dr. Ball introduced TFG Housing Resources as a consultant independent of HUD specializing in the Rental Assistance Demonstration (RAD) process. The TFG representative, Maya Batie, Senior Vice President of Development, presented at the meeting virtually. TFG Housing Resources presented an independent, property-level review of GMHA's Rental Assistance Demonstration options. TFG said RAD can replace public-housing subsidy with a long-term project-based rental-assistance contract, permit access to debt and tax-credit equity for rehabilitation, and improve long-term property stability. TFG emphasized that RAD is not a single solution for every property and said its role was to provide analysis, not to seek a vote during the presentation.
TFG identified Scranton Woods and Strickland Arms as the strongest candidates for a combined RAD transaction. Its models found those sites feasible at approximately $60,000 to $120,000 in rehabilitation costs per unit without an additional funding gap. Harris House, Cloverdale and Murray Manor showed larger gaps and became harder to finance as rehabilitation needs increased above roughly $60,000 to $90,000 per unit. None of GMHA's properties is in a qualified census tract or opportunity zone, limiting certain tax-credit basis and rent advantages. TFG continued to favor project-based rental assistance over project-based vouchers.
TFG explained that a transaction may involve an investor limited partner, lender and co-developer. GMHA could retain control through the governing documents and generally continue property management, but would assume reporting, compliance and financial-performance duties. Developer fees may provide unrestricted agency revenue, while property cash flow would be constrained by debt service, reserves, partnership terms and affordable-housing requirements.
Mr. Petruziello questioned the value of tax credits, debt costs, investor returns, ownership and control, management and developer fees, guarantees, legal costs and long-term disposition. Mr. Claypool requested a clearer flow-of-funds model showing public and private contributions. TFG advised GMHA to select experienced RAD counsel and a co-developer through procurement, negotiate control and fee provisions, and complete property-specific capital-needs and financial work before committing.
The Board agreed that a work session was needed to compare alternatives and determine which elements of RAD or another repositioning strategy fit GMHA. Staff planned to circulate possible dates and obtain information about potential advisers.
6. Financial Statement
The Board reviewed August 2026 statements for public housing, the Housing Choice Voucher program and other funds, subject to the year-end audit. Mr. Petruziello questioned legal expenses, maintenance-material spending, rental revenue, operating subsidy, reserves and the presentation of capital and operating funds.
Ms. Carlson attributed higher legal expenses to the change in counsel and to Board, personnel, tenant-rights and court matters. Maintenance purchasing and inventory controls were being strengthened under the new maintenance manager. Rental income was below budget partly because residents facing termination had withheld rent. GMHA had confirmation it would receive the full approximately $555,000 operating subsidy. Staff reported approximately $2.4 million in reserves as of December 31, 2025.
A motion to receive the statements passed by roll call without opposition. Ms. Carlson also reported a clean audit for the sixth consecutive year and said future state-required audits would be completed by an outside firm.
7. Commissioner’s Report
No content was brought forward for discussion.
8. Report of Counsel
Mr. Pitchford reported that service had been completed in a small-claims matter seeking approximately $4,900, with a hearing expected in about two weeks. A second matter was resolved through a court-approved payment plan and the former tenant had moved out. Details previously addressed in earlier executive sessions were not discussed.
Counsel later advised prior to the Hearing of the Public that a public-comment policy may limit comments to Board-appropriate subjects if restrictions are applied consistently without favoring positive or negative viewpoints.
9. Report of Director
a. RAD
The Director said a work session was the next step for combining TFG's analysis, legal review, capital needs and GMHA's priorities. Mr. Claypool asked Dr. Ball to obtain experience reports from other housing authorities, including cash-flow, capital-needs and post-conversion problems. Formal RAD action is reported under New Business.
b. August Programs Report
Dr. Ball highlighted a Family Self-Sufficiency participant expected to graduate the following month, purchase a home and leave subsidized housing. The participant entered the program with approximately $150 per month in child-support income, used program assistance for credentials and was earning about $4,300 per month.
c. Cloverdale II Demo
Ms. Carlson and the consultant submitted GMHA's Special Applications Center request for the de minimis demolition of Cloverdale II. HUD acknowledged receipt and assigned the application for review. Mr. Markley said the Board would revisit the demolition process after approval.
d. 2027 Operating Subsidy and Budgets
Ms. Carlson began a preliminary review of the 2027 public-housing and voucher budgets. HUD's published timing was unclear, and some required utility and project-level forms were not expected to open until October. Ms. Carlson proposed continuing the customary schedule of Board approval in November while refining the numbers.
Members requested prior-year comparisons and questioned the treatment of operating subsidy, projected utility costs, insurance, salaries, capital-to-operating transfers and a preliminary operating deficit. Dr. Ball said lower HUD funding and higher costs could require reserves or eligible capital-fund transfers, although transfers would reduce funds available for repairs. The Board planned to continue the discussion at a work session; no budget was adopted.
e. Staff Recognition Celebration
A staff service-recognition gathering was scheduled for October 9 at 10:30 am in the Murray Manor computer room. Board members were invited.
f. Lake-Geauga Habitat for Humanity
Dr. Ball met with Lake-Geauga Habitat for Humanity's acting executive director about a stronger partnership, particularly a possible homeownership path for Family Self-Sufficiency participants. Habitat reportedly had available lots and was seeking additional qualified participants.
g. Axxess Family Services
Dr. Ball reported a productive meeting with Axxess Family Services. Axxess owns multiple lots near Strickland Arms, and the parties planned to continue discussions about possible housing or community opportunities in that area.
h. Ohio Housing Authorities Conference
Dr. Ball planned to attend the Ohio Housing Authorities Conference and execute the previously authorized Work and Dignity Coalition certificate, which symbolizes signing the voluntary Work & Dignity commitment created under HUD leadership in 2026. She said any term limits or work requirements for work-capable adults would be implemented through the proposed GMHA RISE initiative with supports and defined pathways rather than as a stand-alone requirement.
New Business
a. RAD Package
The proposed package included beginning the Commitment to Enter into a Housing Assistance Payments Contract (CHAP) process for Scranton Woods and Strickland Arms, procuring specialized RAD legal counsel, and procuring a RAD co-developer. Staff explained that beginning the CHAP process would require resident meetings and financial plans but would not commit GMHA to a final conversion.
A motion to begin the CHAP process for Scranton Woods and Strickland Arms passed by roll call. Mr. Petruziello voted no; the other recorded votes were in favor. The Board deferred procurement of RAD legal counsel and a co-developer until after the work session.
b. Keyless Entry Contract Award
Agenda Sequence Note: The Board moved this item ahead of the Financial Report because an engineering representative was available by telephone.
Guardian Alarm was identified as the apparent low bidder for keyless-entry systems at Murray Manor and Harris House. The award was for an amount not to exceed $111,626: $72,636 for Murray Manor and $38,990 for Harris House. Annual maintenance was estimated at $4,704. The project would use 2025 capital funds, with approximately $196,000 remaining to be obligated by May 12, 2027.
The hybrid system would cover exterior and selected operational doors and use resident and staff fobs, with an optional phone credential. Members discussed access records, employee use, lost credentials, resident and emergency access, cameras, privacy and a policy governing the system. Guardian expected to begin around October 5 and complete the work in approximately four weeks. A motion authorizing the Executive Director to execute the contract passed by roll call without opposition.
c. Fire and Safety Systems Contract Award
The Board considered Continental Fire and Security's proposal for fire and safety systems inspection services. The proposed contract runs October 1, 2026, through September 30, 2027, for an amount not to exceed $18,780. Four renewal options were available, with no increase until years four and five, when the annual price would be $19,800. Ms. Carlson said the current cost exceeded $20,000.
A motion authorizing the Executive Director to execute the contract passed by roll call without opposition.
d. 2027 Operating Subsidy and Budgets Action
The formal budget action was tabled. The preliminary discussion is summarized under the Report of Director.
e. Annual Plan Certification Form
Because GMHA is a qualified public housing agency, it does not prepare a full annual plan but must file required certifications. A resolution authorized the Board chair and Executive Director to execute the PHA (Public Housing Agency) certification, civil-rights certification and related forms and authorized the Executive Director to submit them. The resolution passed by roll call without opposition.
10. Hearing of the Public
Before public comment, counsel summarized his advice that GMHA may restrict comments to subjects appropriate for Board consideration if it applies the rule consistently and does not discriminate based on viewpoint.
One resident asked whether keyless-entry records would track employees and residents. Ms. Carlson said the system would identify each credential used to enter, but access information would not be released casually; counsel suggested addressing captured data and retention in policy.
Another resident asked about TFG's presentation, the identity of possible investors and the keyless-entry system. Staff said any investor or co-developer would be selected later through procurement and Board action. The resident argued that visitors could still enter when admitted by residents and raised concerns about duplicate fobs, emergency access and utility costs. Staff said credentials would be individually assigned, emergency-contact procedures would be addressed in policy, and Murray Manor's funding structure differs from the other properties. Dr. Ball offered to continue the discussion outside the meeting.
11. Executive Session
The Board determined that an executive session was not needed.
12. Any Further Business
Mr. Claypool corrected a prior public statement he made concerning the county Budget Commission, stating that the Prosecutor had been correct because state law changed in January. Mr. Claypool apologized for relying on earlier information. Reviewer Note: It is unknown what prior statement Mr. Claypool was correcting.
13. Date and Time of Next Meeting
The next regular Board meeting was scheduled for Tuesday, October 20, 2026, at 4:00 pm. at Murray Manor.
14. Adjournment
A motion to adjourn was made and seconded and passed without opposition.
Next Meeting: The next meeting will be a regular board meeting on Tuesday, October 20, 2026, at 4:00 pm at Murray Manor. More information about the Geauga Metropolitan Housing Authority can be found here.
Observer: David Lewis
Editor: Rooney Moy
Reviewer: Sarah McGlone
Date Submitted: September 16, 2026
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