Note: The following is the output of transcribing from a video recording. Although the transcription, which was done with software, is largely accurate, in some cases it is incomplete or inaccurate due to inaudible passages or [software] transcription errors. It is posted as an aid to understanding the proceedings at the meeting, but should not be treated as an authoritative record.
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Longmont Housing Authority Board of Commissioners – January 31, 2022
Unknown Speaker 0:00
I’d like to call up call to order the alarm on Housing Authority work. Today, Tuesday November 1 2020. January 31 2023.
Unknown Speaker 0:20
So can we have a roll call please. Joan Jett Eric Rodriguez. Commissioner Marcia Martin.
Unknown Speaker 0:32
Commissioner seri public safety.
Unknown Speaker 0:36
No the media’s executive director
Unknown Speaker 0:44
now housing director Lisa gallon our regional manager,
Unknown Speaker 0:47
Unknown Speaker 0:53
commission. Susie’s all preparing Commissioner Commissioner Thank you. City Attorney. Jay Wallace is valid does. I’m sorry. Okay, here, Valerie. Next slide. Thank you. We’re at Agenda revisions and submissions of documents. I have a couple of notes that we made. I would like to allow you to, I would like to move to suspend by reference counting rule ECG 25 point 2.82 to allow for Commissioner Yarbro to participate remotely. Although
Unknown Speaker 1:45
I suppose so that passes has
Unknown Speaker 1:51
moved to allow electronic participation by Commissioner your role here January 31 2023. We’re gonna have to change that. Are you going to be back next Tuesday for the meeting? Okay. All right, for January 1 2023. Do a personnel matter that requires her to be out of state and unable to participate in person? So moved and seconded. All those in favor? Aye. Opposed? We need to approve the November 1 2022 minutes of approval, the first 20/22 by Commissioner Robertson, Commissioner Oliver.
Unknown Speaker 2:48
We are now public invited to
Unknown Speaker 2:50
be heard. We have three minutes to somebody anybody in the public that would like to.
Unknown Speaker 3:02
Seeing no one I’ll close the public invited record. We are now at vote in new business resolution 2301 approve adoption of the 2023 utility allowance.
Unknown Speaker 3:16
So that is requires that PHA is conducting utility allowance, reasonable utility allowance review every year. Yes, the utilities still go up at least 10% on that to do a full survey. We decided that this year that we would do a survey and that’s because of the utilities race. So a survey was done in conjunction with housing and Human Services. We did that as a partner to make sure that well the county housing authority and or the county motor housing partners all use the same utility allowance and some of our clients so that the utility survey that and stand up desks that electricity has gone down and garbage Yes. So it’s probably gonna work out that the utility allowance is a little bit higher than it was last year but all in all it’s it hasn’t increased that much love the assets that has doubled in the last year. So we just need more people to adopt
Unknown Speaker 4:48
what the survey just an overall
Unknown Speaker 4:53
you know the what they did is they survey the city of online utilities And then all of the services itself in in Boulder and what they found as a result of
Unknown Speaker 5:16
this form and that’s what they have found as far as the unreasonable cost per and what they do is they have to look at the types of little superfamily. And then if somebody is on oxygen, and we give an allowance for medical, extra medical like an oxygen concentrator so what they looked at is just what the rates were versus
Unknown Speaker 5:54
I haven’t this was done by Boulder County Housing moving services. And then we joined in with them
Unknown Speaker 6:03
I was just curious as to how so they can Can
Unknown Speaker 6:11
I send this away? This No. I can pull that one. There’s a quick buck. It’s
Unknown Speaker 6:21
pretty big. Though I find it interesting.
Unknown Speaker 6:26
So in terms of so obviously Excel on what’s different world municipal, but you have Excel, you have power, you have the various Trump services that are playing that’s because the HCV vouchers so we have people bcpa To log in the HP vouchers living in LA so that’s why we’re all of us do everything ourselves. I guess.
Unknown Speaker 7:02
So then they also get a bottle of gas. You don’t read into that very often. That they look at that. There’s a there’s a rating information gathering look at Western disposable severe online. And they basically look at all of this and then just take an average usage for bedroom size. Resolution 22nd.
Unknown Speaker 7:30
Resolution 2301 was moved by Commissioner Davao 30.
Unknown Speaker 7:41
Duly seconded by members of parliament.
Unknown Speaker 7:47
In favor, Aye.
Unknown Speaker 7:49
All opposed. So that passes unanimously. Next step is resolution 2022 to approve CT hot new tax exemptions partnership.
Unknown Speaker 8:03
Me Mother Donal director. So the video project is good. Moving right along. This is the permanent supportive housing reminder because the name has changed. next two weeks. So we’re still shooting for still we’re currently shooting for a May financial closing on the tax credit financing. And in preparation for that there’s a lot of moving pieces going on right now. We recently process for land transfer so that they have that in hand and continue funding the rest of their of their work. And before you tonight is the property tax exemption partnership that we would request your approval on. This is so that they can qualify for that property tax exemption by having the Ellijay as a special limited partner. And the calculation worksheet was attached to your board packet that shows what the value of the property tax is, to them why this is such an attractive deal to developers. Basically, it’s the annual MSRB 15 year compliance period. So that period where the tax credits really cover and hold on to that property, the value of the property tax is 989,000. So as a we take a percentage of that as a fee, based on the benefit to the community that the project is provided. And because this project is his permanent supportive housing is going to serve 100% And keep people with incomes less than 30% Ami, they qualify some of the lowest fee. And it also qualifies. You don’t really have exact qualification language in our policy but because it’s a partner project with Le J and because For those extraordinary benefits, we recommend Staff recommends that the $5,000 application fee be waived. So therefore, the total fee for the developer would be 49,400 97,074 cents. So that would be income to the LNJ. At closing, and then that tax benefit long term is what they would get in return. So we recommend rule of this. But I would questions how it works. Questions.
Unknown Speaker 10:36
Just too important to continue, is to slow it down. So why is the property taxes important for affordable housing? It really is. Because if you were to layer in annual property tax to the operating costs associated with each unit, it doesn’t make it low main financially. So that’s why it’s especially important to see it, you’ll see up to 60% Ami, in some communities, they pay a much larger fee based on that. And so you’re really looking at it from the perspective
Unknown Speaker 11:19
we are considering bringing back there we go. About 20 minutes. I’ll probably come and grab one of those after this item. So we are considering some updates to this policy. You all voted to approve it back to you back in February of last year. But we’ve learned a whole lot in a year. And we’re considering some tweaks that this this one that you’re considering tonight is basically going on the old policy, but then anything going forward after that we’re gonna set those new policy terms
Unknown Speaker 11:58
of resolution 20 2302.
Unknown Speaker 12:02
So this resolution has been moved by Commissioner Rodriguez, seconded by Commissioner
Unknown Speaker 12:11
Robinson favor, say aye. Aye. Opposed. So that passes.
Unknown Speaker 12:17
We’ll be right. We have resolution 20 2303 approval of intergovernmental agreement with city of Longmont to
Unknown Speaker 12:25
Unknown Speaker 12:31
So we this is the annual IGA that we are putting forth for the fiscal year 2023. So going back from January 1 to December 31. The most of it is the same from last year. The only real difference is we have several key differences. We’re adding on public safety, health and property management support services, public safety department of service health, gonna have her chat a little bit more about that. And then we’re adding the legal services and the city attorney’s office is now our General Counsel and helping us with coordinators, or special counsel needs to those are the key differences. And then we just updated the development work to be most accurate, the best for each of those.
Unknown Speaker 13:23
And you will recall as City Council in the budget conversations with the Federal Housing Authority to COVID. House council, this whole volume of work. And so Tim, is is going to be the in house counsel. And so all the work in terms of Housing, Community Investment work, affordable housing. Everything that affordable housing. In addition, we still will probably have to contract sanitation job initially until a student gets to be 100. But fully expect that right here. And then Sarah, talk a little bit about Sarah’s, as you all know, we have been utilizing Sara services for quite some time, actually probably going to be getting ready to go to the housing authority based on a number of issues. We’re having a properties and what we found is that it’s an incredibly important partnership with public safety. Throughout this started really feeling that we were impacting public safety because it makes zero spending. It certainly makes a lot of retirement our work. And so we funded it at a level of children. level one.
Unknown Speaker 15:06
Okay level one officer
Unknown Speaker 15:08
we actually did it based off of.
Unknown Speaker 15:12
But it’s equivalent to an entry level officer. So that that money is going to be transferred into this department so that they can utilize it to augment their services as she’s working with us. And Zach is reviewed in terms of some of his structuring, and she didn’t have her program was knowledge. So still work for that. But it’s been a lot of time. Oh, ha, two. And she’ll talk a little bit about what she does. That’s really exciting for the health and safety functions. We’ve added liaising with the fire department as we’re trying to do educational sessions and properties, also bridging the gap for support services that are beyond kind of what we have access to, but they have access to the public safety for the reservoirs. And we’re probably gonna keep adding stuff. She’s now taking over some of that activity in your network that we’re dealing with.
Unknown Speaker 16:21
So even though you’re augmenting it financially, is that losing a body?
Unknown Speaker 16:26
No, they have the ability to have an entry level officer with the minute we did it all, again, have the full cost of running this year, but he’s working through that. But he’s also working through operational changes that he’s looking at, when they may choose to use the dollars in a different way. But it’s still augmenting operations.
Unknown Speaker 16:54
So do you have any other
Unknown Speaker 16:56
comments or discussion Seeing none? Resolute resolution 2023. of resolution 25, by Commissioner to Governor Perry, and seconded by Commissioner Rodriguez.
Unknown Speaker 17:14
favor, aye. All those
Unknown Speaker 17:16
opposed? Passes unanimously.
Unknown Speaker 17:19
So we get to take the two.
Unknown Speaker 17:31
So we’re going to deal with summarize what it looks for property. What that accounts to is we brought up the balance night team. $2, there were four that were between 200 to $500.03, that were below that. And then one that was below 5000. The larger one was done, because they actually found that individual soccer obituary, actually, in the paper, documented our property. So there’s no reasonable collections, confirmed it with Sarah. And so that’s that was the biggest Harold has about in our debt, bad debt. Anything about that would come to you. But that’s where we’re kind of seeing it, we’re kind of looking at standard about writing off anything that’s over 1000. Over
Unknown Speaker 18:36
a try to the tax collections.
Unknown Speaker 18:41
Collections process is getting more complicated because the musters important word judge, collections can’t go after somebody.
Unknown Speaker 18:54
Well, they can’t can’t go to a collection agency. So we actually got like, you know, we weren’t doing our due diligence to get these to the collection agency so that not only are we aware when they come back to us to rent again, and we don’t have it in our system anymore. That it’s recorded somewhere. But according to the collection agencies last just they don’t take anything, they won’t take fees. So if it’s literally just our balances, it’s all fees. Back to the to the middle, they will put it in bless you to follow through on that judgment. So that’s where we’ll probably see some of the mess.
Unknown Speaker 19:39
Yeah, part of the business thing. I’m hearing from other property owners that rent property, it is becoming a bit of a challenge for affiliates because people are literally not paying lab, recurring fees. And so they’re building up with 1000s and 1000s of dollars in fees. as brokers know, mechanism, it’s something that housing authorities and private landlords are facing right now. Which is also connected to why when we, when we deal with issues, why you have to go through the formal eviction process and actually get the eviction of a judgment, because only when to do that can be valid. So we’ve had some of the, one of the addictions, that was, I think, our highest number, we got the judgment, and they said, anything that was associated knew that we could recover this process.
Unknown Speaker 20:47
Smith Jr, and official acceptance of your order would be great.
Unknown Speaker 20:52
So can I have a motion to approve the annual report for the 2022? That so?
Unknown Speaker 21:02
So that’s the move by Commissioner.
Unknown Speaker 21:03
Before we go.
Unknown Speaker 21:15
When the group says the
Unknown Speaker 21:20
collection agency, that’s what
Unknown Speaker 21:27
we actually do, and they can actually, unfortunately, needed.
Unknown Speaker 21:36
Probably more business practices, legislative.
Unknown Speaker 21:40
Yeah. We were thinking maybe some legislative touch on this. But we stepped into what we need to change, they just can’t get some work. I
Unknown Speaker 21:57
mean, they can take it. But they can’t, we’ll go to litigation. So so they’ll take it. So anything over 1000 They’ll take and they’ll try to collect for us. But they also do a kind of a determination on whether it goes to litigation, can this person pay, and they won’t take it to the nation unless they turn up this person thing.
Unknown Speaker 22:20
We’re in a low
Unknown Speaker 22:21
income housing sector. So you know, a lot of that’s probably never been location litigation, they’ll pay the upfront costs, but then they get paid back first before we will see that that money come back. So it’s like
Unknown Speaker 22:41
so the movement through? All those in favor?
Unknown Speaker 22:46
say aye. Aye.
Unknown Speaker 22:50
All those opposed? To Jeff question? Commissioner Yarborough?
Unknown Speaker 23:00
Thank you, Mr. Chair.
Unknown Speaker 23:05
Unknown Speaker 23:07
So did I hear right that there isn’t a system that can see the information of the charges, what collections, at least within the county, where we can recognize when a tenant has an have charges within our le J, or within another housing facility, you know, another housing area, although I know that we don’t, if we’re not able to, you know, get charges against them
Unknown Speaker 23:43
Unknown Speaker 23:46
If we had a system that seems at least within moto county with all the partners, and both our housing authority, even if it was just the two motor housing authority that does that we’ll be grateful that we know who owns what in those, because we know how some tickets can be before we get ready to charge them. They’re happening to another unit in a different city. And so once they get approved over there, and we haven’t even press charges against them yet. We don’t even know that you’re down yet. So here they are in a whole nother apartment in another city. So those are some of the challenges. I know how that happens. But is there any way or is there a system that can see that election, especially the party to charges within the house?
Unknown Speaker 24:45
There is not anything
Unknown Speaker 24:47
out there. I know sir. And I’ve talked to some attorneys about the legalities of doing this. This is where it basically comes down to the landlord’s due diligence of doing the landlord check prior to that person moving in and checking with the previous landlord or currently more
Unknown Speaker 25:01
open and pending.
Unknown Speaker 25:04
It certainly doesn’t end up on a background check. Yeah, credit agencies,
Unknown Speaker 25:11
Southern fair housing laws in terms of what you can and can’t consider. So even if you had the system, we haven’t really had to figure out how that would fall into it. And in part of the challenge, what we believe in, say. So when you have an issue, that warrants eviction is why you also go through the eviction process, because we know what to have, once she’s mad, because that’s what we thought three days as you go through the process, because that then becomes available for other landlords to see, I think where you run into issues is when people go through the addiction process, and that’s too late for now, all of a sudden, every you can find, I think Sarah comes onto this, that multiple properties have had the same issue with the same person. Because no one’s ever gone through the eviction process. And still, under fair housing, there’s nothing that you can really use. And that’s why we’re pretty focused on that piece. And we’ve been trying to lease it and talk to during the lower Apartment Association, trying to talk to them about those kinds of issues. Because what’s happening is, we’re all experiencing the same issues. A lot of people
Unknown Speaker 26:42
know what to do. In recent months, this is exclusive to those who are in all the filing new record keeping, I mean is necessary, but it is still very exclusive.
Unknown Speaker 26:57
Later on also now, because the mediation systems have the consequence in place for saying that the evictions being actually found. So that’s another piece of this, we could go to eviction court, and if not, ended up as an eviction. So that’s another another topic, but that’s happening to me.
Unknown Speaker 27:31
I just started this.
Unknown Speaker 27:34
Unknown Speaker 27:37
need the city
Unknown Speaker 27:39
office, to help all the way to patient.
Unknown Speaker 27:49
All the meaning of conflict with ourselves.
Unknown Speaker 27:55
So we have to be really careful in terms of the lines, we’re splitting it into a lot. What I can tell you is from our perspective, that eviction is absolutely the last thing that we want to do. And so we had one, we had one recently where the issue was not in range of significance, not like the most significant issues that you are. But the situation is so we go in we talk, can’t continue doing this, you need to stop because it’s impacting the other residents. We back up we watch. Again, and we go with another warning. But it’s an official warning, it’s a letter that says you were warning. And on that one we went in with a 10 day notice to start with behaviors. And they continued, and then we went in with we’re going to eviction. Now what we’re finding is that a lot of times when people hit that point, it is not uncommon that they have not communicated to their caregivers or other people until they get to eviction. And a lot of the less severe issues that we find is sons, daughters, relatives, whatever, we’ll jump in and try to help manage that we’re still willing, even at that point, to do a mediated agreement that says you’re going to be willing to do and if you keep doing this, then we reserve our right to take you back in through the eviction process. So we have like four or five steps that we go through. So by the time we’re getting to that point. We’ve done almost everything that we can and in some cases so Sarah and Lisa are talking about the other services and other providers that we can get in if we’re associated with image P we’re talking to other groups in the land. So it is a lengthy process that we’re going to get to this point. And normally, by the time I don’t think we’ve had one last communication, and the reason would have had it not awarded, I think the reason is, is because we’re going through all these processes on the front end to avoid getting into addiction.
Unknown Speaker 30:19
That is completely right.
Unknown Speaker 30:20
And there’s a lot of times we will ask Susan Spaulding and her group of mediators to stepping away before we’re even to that admission, to try to work out and problem solve together to help keep those residents out.
Unknown Speaker 30:32
And to add to that, I think Susan was really good job
Unknown Speaker 30:35
of removing herself as the direct mediator for certain
Unknown Speaker 30:39
residents, specifically LNJ, that’s
Unknown Speaker 30:50
Unknown Speaker 31:06
Thank you. So we’re community managers,
Unknown Speaker 31:10
issue escalation. After we did 20.
Unknown Speaker 31:23
Let me take this off. So I’m always gonna do this the one thing as you look at the global issue, I would ask you all to think about it. So you’ve heard of what we’ve talked about, in terms of how we go through the eviction process that only a piece of the broader tenant issues that we’re dealing with. And then on top of that, when I ensure we’re auditing of what’s going on, it seems like we’re in constant audits and inspections, either from governmental agencies or investors. And then you’ll hear me talk a little bit later, Executive Director reports, out to deal with snow. And so when you look at the gold document, you know, what I would say is, when you look at the staff, because this is pretty much it. We’re trying to do that and try and spur daily operations. So I just say that, you know, for a while, we’ve lost three zones every Friday. And, since so that’s kind of what we’re working through. And those are important to that, because as we talked about development and development, in revenue.
Unknown Speaker 32:50
So we have a pretty comprehensive document in your packet, and it does list out all the goals that were adopted. Also, last, I think it was actually last March. So we just thought it would be good maybe once a year, or however often requested, but at least preemptively to go over kind of what we accomplished in 2022, relative to those goals, and specifically the action items. And then what we have targeted for 2023 focus areas. So I’m not going to go through everything, it’s a lot. But I might just go over kind of some of the key accomplishments in each goal area. So the first one, ensuring that lmha residents and properties are safe and welcoming, using healthy, inclusive communication processes. This is really a process piece on staff side. And so we’ve made sure that resident quality of life is a standing agenda item and the advisory board and make sure we’re doing quality of life add ons at the properties as much as possible. We were able to increase budgets for that this are 2023. We are hitting this where we came but you can see that there’s still work to be done here.
Unknown Speaker 34:05
Well, thank you all your votes council for funding, transit. That was a big part of quality of life. For hospital boarding, that is counsel. We all use your contingency for that. Really successful program, we’re using it. And we’re getting good reports maybe augmenting a little bit this year, based on what we’re learning.
Unknown Speaker 34:32
Second goal was really around that using the housing needs assessment that the city is is doing and trying to have that to help guide our development and lmha. So we did have accomplishments there. It was slower than anticipated because of procurement struggles with how many communities out there trying to do the exact same thing right now and only so many firms, but that did kick off where they’re in the group policy researchers with firm So we’ve contracted with, and they’re in the data gathering session or section of the project. And we’ll be doing engagement here soon. And then we will have some drought numbers to look at later in the spring, and then hope to finalize that report in May. So that we can use in our development efforts to make sure we’re hitting the right gaps. And that
Unknown Speaker 35:26
will be available to us in may
Unknown Speaker 35:30
do a presentation to
Unknown Speaker 35:35
number three, increase access to rental assistance, this is really around our voucher program. So the main goal was we’re looking for opportunities to expand our voucher program, tap into new resources, expand our authority as much as we can. We continually research those notices of funding availability to notice and be paid and presented to you once about just a sampling of what we had been looking at and why in those cases, it didn’t work for lhsaa. But we’re still on the lookout constantly. And we are doing a lot of work around the voucher program regarding compliance, make sure everything’s up to speed, all of our people are being treated equitably got our administrative plan updated in 2022, which was many years out of date. And that will really guide a lot of our policies. One of the
Unknown Speaker 36:25
things we may bring you on this, and it will bring it to you in some forms, is your role as commissioners, but also Bureau City Council is appropriate resolution against the ability to apply for grants. Because sometimes we run into certain grants that by the time medicine, so we may for affordable and attainable housing that’s affordable for the traditional, affordable and attainable as the council asked for resolution gets.
Unknown Speaker 37:06
Unknown Speaker 37:17
there’s still a lot of work that we’d like to do in 2023. To continue to expand that program, we really do feel like it’s at that stabilized point. And we’re ready to grow. And we’ve been talking to our partners at PHP and bcj want us to coordinate and figure out
Unknown Speaker 37:34
what works best.
Unknown Speaker 37:37
Number four is development. So this is the happiest one, especially for 2022. There’s so much development activity going on, because it’s really tied to the time constraints with the ARPA funding that’s attached to most of these projects. So there’s a lot of activity that’s happened and will continue to happen for the next couple of years while we make sure that something gets utilized. So you will see, this is probably our biggest focus area in terms of the sheer volume of stuff that has been happening. So I will just not go through every project. But let me ask anything you want
Unknown Speaker 38:25
about those things based upon what it
Unknown Speaker 38:30
is. Yeah, so Sandy’s discussions are happening. What folks are hearing is that, as you look at the debt ceiling question, there may be some conversations about ARPA funds that aren’t expended as to be able to initiate into using that to the depths. So we’re sending them information because the challenges are communities like Ottawa, you know, we put $8 million that we have market all to, to how we plan to augment that with $3 million worth of health practice we’re talking about. The challenge with that is it takes to get through these processes. So we’re communicating your market that allocation, and the fact that we’re doing it we’re also evaluating how he’s spending money more quickly, in certain projects, but there are a lot of landmines that you get into in terms of when you buy the land and what you can pay. You’ll see a whole project over spent two or three weeks trying to figure out because on that project, but prior to us to come A lot of housing for many, many years. Oh hdc purchased that land, adjacent parcel, they have a loan from the affordable housing. And so we’re having to figure out, how do we bring the need more with the artifacts and not creating issues in terms of the development of the project. Because if you miss one step in there, you can bog the project down. And then still weren’t communicating all these issues that we got recently, by drilling down, so some of those dollars are going to be big. But you don’t want to jeopardize that by just miss snapping. To give you a sense of the missteps, why development is so complicated, is a misstep started beginning in the day, it was literally file a document incorrectly, it messes up the waterfall. And so we learn is the same process or process. And finally, they recorded. Yeah, that’s nice. So you like the title capitalist, figure out all the reporting. So even now, things we would normally record as the city. We’re letting the title companies tell us.
Unknown Speaker 41:48
So there’s a couple more, would you like to keep going? Or did you? Okay, so number five is preservation. So this is really about our recent patient process for a lot of our projects that are on the horizon. So village place is going in full force on track to close a deal this year, where you have an architect, were selecting a construction contractor right now it’s moving quickly. And then the other two that we’ve had on here, we’ve learned some things in the last year, chap is not really keen on re syndicating right at that 15 year compliance period and Mark, unless you have a pretty extraordinary circumstance, so we’re making that case privileged place because it didn’t have a full rehab last go around. But for Aspen meadows and Personen Lodge, with this man that pushing up a special event if we can get through chakra as fast as
Unknown Speaker 42:50
the city has
Unknown Speaker 42:53
slash will about
Unknown Speaker 42:55
building efficiency goals that are really important to the overall city sustainability strategy. Are those five the justification for recertification?
Unknown Speaker 43:23
I think we’re the champions really staying in the syndication? And so the model was, for years and years and years, every 15 years people? And what that, ultimately did you reduce the amount because they have a little bit more funds in terms of that world. And so why they’re saying you don’t want to rescind your mark, because I think they’re managing your financial portfolio. And in the only reason we think we predict those places, is because land of the Housing Authority purchasing from the private developer may use the tax credits to purchase a property but they didn’t make any improvements to the property or not so
Unknown Speaker 44:12
Unknown Speaker 44:15
And so your property as it sits today looks like it did when it was constructed or which. So the argument we’re making today was as properties is used for capital improvements in this I’m not sure how much tension will pay this afternoon some bills please get well I can tell you a new construction is that’s a component of the cost processes. So we are looking at it on the new construction.
Unknown Speaker 44:46
So on those base, we are inviting the Enterprise Green Communities building standards, which all tax credit properties do and then we there solar panels up there that are part of the water system. bargaining system, we are working with LPC to assess whether those can be used again, they’re not in use moment and we’re working with LPC just to look for other funding opportunities or anything to do more upgrades than the standard set of ideas that would be something
Unknown Speaker 45:24
I’m much more concerned about about
Unknown Speaker 45:30
consumption of fuels and
Unknown Speaker 45:37
children things like that.
Unknown Speaker 45:40
And of course it has to be justifiable for your processes. But
Unknown Speaker 45:49
I hope that you will be
Unknown Speaker 45:52
I guess what I’m saying is going to look the people start with a full complement of asks
Unknown Speaker 46:00
based on our local system stability goals
Unknown Speaker 46:05
that is the plan we’re are asked right now for everything including sustainability items and the upgrades that we want to do we’re at where the full request level right now and we’re gonna have to work our way down as we determine the budget and the pricing but we bet is fully on the best time to do
Unknown Speaker 46:25
whatever we can manage
Unknown Speaker 46:32
money to include your desire I guess to make the new Holger Lhh
Unknown Speaker 46:44
Unknown Speaker 46:48
as a as a product as the height of object almost two feet in
Unknown Speaker 46:54
a new construction is a little bit easier to come in. So you go in and you go here’s how much money we have on sale so there’s like a hard moment or it’s not an unlimited pool of funds that you can get because when you want to do this you’re looking at all your main structures and everything else to see what the cash flow is going to be. So that’s one of the things knowledge base is having a look at it is just what we were big. The number of people we have already income levels. So you have cashflow limitations, that really good debt. And so that’s the limit of the chocolate. Her
Unknown Speaker 47:46
we’re privileged place we’re shooting for 90,000 for you, which is pretty high. Top of
Unknown Speaker 47:54
our project Yeah. So you get into those conversations in terms of what is it we are having conversations on the Hilbert property I had a few Today we had a city manager meeting with God Potter our to have bacon come in and help us because the scale is a little bit larger different mechanisms to do it
Unknown Speaker 48:27
Okay, moving on number six. This is partnership with service providers and this is where we really have a good amount of work to start focusing on in 2023 and we did work with via we got the visa service set up we really have set a really good relationship tone per relationship with the residents and coffee and conversations and coming up with ideas together for what services that they would like added and how to have accommodate them budget wise. We are working with next slide on both agreements for low income residents Valerie’s here and that’s on my list to talk to you about again here soon. And really what we do have Ward want to do it’s more about building those partnerships. Number seven, thank you very
Unknown Speaker 49:31
much. verbiage number was
Unknown Speaker 49:36
Unknown Speaker 49:39
cultivate. So this was something that Carrie Roby. That was one of her special projects who wanted to get started with haven’t gotten started with this yet. But if carry out service will cultivate related to food distribution. I believe that’s the Murphy pickups.
Unknown Speaker 49:55
It’s no more that they go into the shopping for the residents. It’s kind of like Public pickup or something like that. But they, your church seniors, they place it through their app, they go pick up it and they carry out the groceries to them.
Unknown Speaker 50:09
And we’re doing the grocery trips with via for now as well. So this is more for those
Unknown Speaker 50:14
who can’t get out. limited mobility needs that outside of our trips
Unknown Speaker 50:26
are seven partnerships for assisted living units, this is one that we really did start with pretty in full force in 2022, just to figure out what direction we should even look towards. And we did a lot, we had a lot of great progress on doing that and figuring out what does a Medicaid structure look like? What does the service provision look like compared to like managing a property? Who, who does what, and how does it fit together. And on the financing side, we happen to meet with a developer who’s done this before in Illinois quite a bit. And they’ve worked with NBC and NBC have a lot of experience doing assisted living. We’ve done a lot of research on this one. Really, from a capacity standpoint, this is a big project. Even if we don’t necessarily get in on the service side, even if we’re just investing in the project in exchange for a a preference list on their acceptance for our residents. That’s what we hope to trade off for investment. But even with that, it is just a big, big one. So for staff capacity reasons, we have vignette over village blanks. Chrisman to going right now. So we’ve gotten at least our concepts out there and then we’re gonna highlight things
Unknown Speaker 51:51
we’re working on. Not part of didn’t have the time to to Molly’s report where we’re not going to work on the ability to create a for sale and working with families. That shifted out of Jay going over in the city because we do rental city death for sale, insane people. Instead, absolutely look at that six projects maxed out, but one thing I will tell you on affordable assisted living is I think what’s pretty fair if you don’t, if anything, we may talk about management facilities, but that is so specialized that you need a partner that understands how to operate it. And I think once we get a little bit further down on these other projects, they’re willing to engage with us.
Unknown Speaker 52:53
Number eight, this is establish partnerships for early childhood education programs. So you’ll see not a lot of Congress on this in 2022. But what we have done just even since the beginning of 2023, in the last month is really dove in headfirst on early childhood and that possibility over what we’re going to talk about later tonight. So things are starting to move already with that. But there’s still more to be done, including trying to serve our existing residents, not just in new development. And then finally, homeownership pathways and opportunities. We really have not delved into this fully. But if we have an opportunity with for sale, affordable housing city coming up, you can definitely find ways to create a link to try and
Unknown Speaker 53:47
help those who are ready to go.
Unknown Speaker 53:52
Suddenly, if the city’s not carried things for us, and
Unknown Speaker 53:57
that’s going to be some sort of developer. Yeah, partnership. Yeah. I think the challenge in the fourth cell is her. So remember, we’re dealing with affordable individuals and probably are fordable. It’s hard to get something going now because there’s not affordable stuff for sale. I think as we talk about what we’re trying to do on the city side, and you see opportunities to create for seven minutes that there will be a trigger point where we will want to start communicating with our voucher holders. Right now oh the estimated family housing that we have and try to try to figure out how do we get people in programs that exist and get them ready to
Unknown Speaker 54:50
violate equal housing. If
Unknown Speaker 54:55
pipelines just getting ready and quality By
Unknown Speaker 55:06
just curious about
Unknown Speaker 55:15
the day to day life I think the big thing that we really see and this is just the volume of work until the end of every month. And I think it’s for unfinished, personally about nine months. Most probably average, just kidding.
Unknown Speaker 55:47
Zinnia appears to move faster, but we were working on it, the years ahead of us the financing piece of this. And it’s quickest as I will take probably 16 months. We’re all in stature. And then a lot of cases, we’ve been really lucky in that our first run of tax credits. It’s not uncommon in the tax credit world. And so if you fail in the first 24 months, to get through all of those pieces.
Unknown Speaker 56:45
So now we are at
Unknown Speaker 56:46
the Community Manager decision and issue a promotion.
Unknown Speaker 56:51
So I’ll leave this alive. So I know, Commissioner Waters was asking about this. A little bit different here, because what we had to do was really go in and look at the policies that were in place for the housing authority. And then what we realize is the policies were not updated because of the world that we’re in with the audit, so we have to start with the policies. And so they have Tracy and the team has been working diligently. And they’ve got our operating policies, the draft floor ready, which is then we took the draft form of operating policies, and put it into this matrix for you all to see in terms of who does what, what are the triggers, we need to get so
Unknown Speaker 57:50
this is really cool.
Unknown Speaker 57:54
So this is Hope The hope is for community managers and for maintenance technicians as well, to have this kind of as a quick reference guide, but have the full manual to try to fill up all the details on all of these bases
Unknown Speaker 58:15
that we’ve struggled with. And so we took over. There was nothing in the white paper for an executive summary of what to do. And so we’re gonna try to add components there on things that we’re running into place where you have the policies, but sometimes it’s hard to see what’s working. What and really having this is your high level guideline on some things, or white paper below everything falls into the background. Because we’re finding that there’s just new logic to that. The policy lets us deal with that we’re learning how to how to capture
Unknown Speaker 59:04
that’s not for example, it’s not
Unknown Speaker 59:14
operational project based voucher request proposals.
Unknown Speaker 59:25
So it allows the PHA to set aside 20% There voucher allocation to project base so it’s not it’s not extra funding, we just take the vouchers, vouchers and put them into a project. So the client would have to move into the project in order to get the system. So right now the LE J has public base at I have three vouchers. So the sneaks has 40 plus million has 10. As the meadows neighborhood has firewood has three, and then Aspen meadows, poverty, polygraphs. So that’s. So we have right now 23 That we can project based, when you when you start looking at project base to start looking at the approach that you take is to look at what is happening in the local market. If voucher clients are having problems finding a place, because that’s a too hot, your existing limit PHA policy to see if we can educate 20% net salary. Yeah, so looking at the types of households that help project based vouchers and light tech, so usually take my tech hobbies because the light tech grants are usually typically higher than what a person had 3% of their income would be. So with that, we had talked about preserving existing rule says we have between three and 20 of the project base, middle 20, we will have to go out for RFP for two levels,
Unknown Speaker 1:01:48
Unknown Speaker 1:01:49
find the site to project based options. You can you can do a couple of things, we can limit it to preserving existing housing. And that’s what we decided to do. So after the existing housing that we’re trying to preserve, as affordable. And we really get to elderly projects that recently came through. So for example, knowledge base can apply for them. If they have a cash flow problem, and they need the vouchers to to get higher rates, then it can be a block source. So that appears to list and go out and the process is is we’ll get some we’ll have a review team that will review it. And that was suggestion on what projects
Unknown Speaker 1:03:03
project boost productions.
Unknown Speaker 1:03:07
Jaffa has to do conduct subsidy layering review. Once that is done, the project is
Unknown Speaker 1:03:19
underway goes to the board.
Unknown Speaker 1:03:24
And it’s just an informational.
Unknown Speaker 1:03:28
So we’re gonna tack on, we’re operating within the admin plan, which allows us to set the procedure procedure for going ahead and doing a request for proposals to see what developments out there something plan or administrative history. Yes. So we ran the administrative plan updates through your board a couple of months ago in November. So it’s all up to date. And it is typical for administrator plans to set up these procedures for putting out request for
Unknown Speaker 1:04:03
Unknown Speaker 1:04:04
the use of project based vouchers. What’s unique is usually housing authorities can put them out and if they aren’t developing as robustly, then you want all of the competition from community to see what else is out there. In this case, it’s we’re in a very unique time where ARPA funding for it is going to public agencies is supporting some of these projects that are on time limits and are really need they’re all of them need get funding to move forward and meet those timelines. So we’re we have a couple instances where we are putting out for competitive proposals knowing that some ltj properties are dependent on gap funding as well. And so we expect those players to to put in for it. And this is the standard process. This is exactly what we’ve done for Fall River back in 2018. and putting specific evaluation factors in is also standard process for those. So why it’s why we think it’s pretty critical for preservation is that a lot of times preservation projects don’t have other options. They don’t have the same opportunities that new builds have project based vouchers are sometimes the only thing that it’s going to make them work. And so we thought that that was a reasonable evaluation criteria for this one. And really, it’s a project readiness issue two, because without finding these answers, anybody else that comes in with a proposal that we would consider our have to be ready to go? Very much. So we will, we do have authority from HUD to issue 43 project based vouchers. 23, ready for just gonna take it a piece at a time do 20 Now, but that does mean that once we figure out our budget authority, because really, we’re not adding anything, it’s just swapping one voucher program for another, that we’d be ready to put out those 23. And we can put out different criteria, to put out family units to try and get maximize the number of people house, we can change the
Unknown Speaker 1:06:20
criteria. Each time. We move on, I say we’re constantly learning the Housing Authority process, but most of it doesn’t make sense to me. And so we’re looking at alternatives to this. Because you have to put it out for RFP even if you’re submitting your own project. And so, we’re going to work with Tim and others to try to figure out how this future because I told Holly it make more sense. If we have a plan and figure out what we can do it. So if we’re developing, then they can go through those projects. And if you’re not developing anything that we’re having to work through, you will see an RFP of which we are submitting a project.
Unknown Speaker 1:07:25
Yes, they get the housing there was no no, we wouldn’t have to. So it depends on
Unknown Speaker 1:07:36
a lot of things. And so really, this is also a point in time awkwardness. Because at some point later in time, if we grow our voucher program and have access to put out we do want to bring in other developments and community as well. But because of the the funding amounts out there right now, and the number of volume of projects going to terminal, and you know, maybe that the procedure was written at a time where things really looks different, or they were really trying to bring in outside developers.
Unknown Speaker 1:08:12
So I’m going to kind of give you a project things that are very important to projects, especially. Because when you do your financial modeling kind of what we were talking about before, what can we get what we can do. And hearing those lower AMI is that almost inherently come back with a project based vouchers fills the gap because it’s guaranteed what’s coming in from the voucher or maybe the project and you’re not necessarily dependent on it. So that’s what fills the gap. Which is c zero. What we have because we weren’t we didn’t put a project.
Unknown Speaker 1:09:05
Still talking about learning. I’m having a little trouble project about your I understand vouchers go to a person to find
Unknown Speaker 1:09:17
housing, housing trust. Okay, so
Unknown Speaker 1:09:21
when you have project based voucher, does that allow so so you’re going to have to Google project based vouchers to help build the
Unknown Speaker 1:09:36
easy way to think about it is housing choice vouchers or project based vouchers. So it always stays with the unit. And you just have to make sure you bring it to slip in the right AMI just the unit control unit but most of our
Unknown Speaker 1:10:03
units are controlled in some way anyway,
Unknown Speaker 1:10:07
there’s been reporting, you cannot board a project.
Unknown Speaker 1:10:14
So there’s benefits to both housing choices. The point is people throughout the community and we can spread out low incomes not concentrate the project basically think, well, that’s concentrating, but it actually is a way to get a unit and a household past. And it’s very valuable to developers, because of the guaranteed rents that come with it.
Unknown Speaker 1:10:37
And after a year, resident that’s in a project base, can request a voucher will be availability, which will again, give it out your
Unknown Speaker 1:10:51
real question when you set your tax credit projects. So for example, personal kinematics, there’s going to be x 60 minute expense with the x 40x 30. Those units then stay with that Ami. And then we get a report on an annual basis that says, here’s what we were allowed to charge AMI limited. So it doesn’t hold it at what it is regulated by the state in terms of what that will be? If I’m correct, yes.
Unknown Speaker 1:11:26
But you also get to
Unknown Speaker 1:11:28
Unknown Speaker 1:11:30
as well. So
Unknown Speaker 1:11:31
even though it hasn’t a
Unknown Speaker 1:11:34
project based project, then go to the fair market rent, which means we’re getting the voucher the fair market rent, that the person is still at. Right?
Unknown Speaker 1:11:56
So so we want to spread this project based voucher system out to, for example, the grunting bear is building flooring. And you want him to have different lower Ami? People do? Does he get to use project based vouchers on soekris units? And they don’t always say that anymore? Because it stays with the developers
Unknown Speaker 1:12:29
if they meet the requirements of the RFP, so in this case, are you saying maintaining existing housing for older adults, so you would have to meet those basic requirements.
Unknown Speaker 1:12:43
And that’s actually a pretty hefty list of just general requirements, not necessarily evaluation that most developers wouldn’t do unless they were specific affordable housing developers. I couldn’t imagine somebody trying to go for project based vouchers to to help them credit for their inclusionary housing requirements.
Unknown Speaker 1:13:09
market rates go.
Unknown Speaker 1:13:19
Up very interesting. So
Unknown Speaker 1:13:24
it’s, it’s complex. And this is this, just the FYI, that we are following the procedure in our admin plan of doing this, it will come to you for final consideration of what project gets awarded. So welcome
Unknown Speaker 1:13:37
back. So we are now at the homeland development news service.
Unknown Speaker 1:13:44
So Dallas is going to share a figure here.
Unknown Speaker 1:13:55
So the Hoeber land. So this is that pair of parcels that are adjacent to Hearthstone and lush right here on this slide. This is land owned by La hdc, which we’ve talked about, we’re going to use the ARPA funds to allow LHC to purchase it from LHC they came back the city from Rome. It’s funny again, that’s a whole financing thing. But really what we’ve done is in December, we selected a development partner. And they have started in full force putting together concept plans for what we could do at the site. So there’s several things that we told them we were interested in pursuing our prefab homes possible, at least exploring it to the point where we try and decide if it’s feasible financially and amongst other factors or not so
Unknown Speaker 1:14:52
so when we went to visit, indeed, well, we put that in the RFP we’re gonna Alright, moving away from it, we’re still looking at it, but it, that product is causing some interesting issues and attacks. Because the lenders don’t know how to like they love it. And, and on the other side of it. So while it may be cheaper to actually construct the unit, it may be more expensive, based on interest and everything else into a person and a traditional construction process when you go in and pay them what you’re paying bills as they’re coming in this year for the title. So we’re trying to understand that we’re still looking at it. But it’s a neat twist on
Unknown Speaker 1:15:54
the governor of state Bush’s was brief that as well. That ties in
Unknown Speaker 1:16:05
I think it could I think the mind health issue is really on forever fabrication side, and how Howard their model is set up. Because if they’re required me to come in at 40% of frogs, normal construction, you’re there for anything that costs the bill, you’re paying bills every 30 days. That’s it expensive, but you’re not coming in 40% of the dollar on Friday. And that’s what we’re trying to understand the models a little bit, the other side of it is getting the right contractor. In the RFP they agree and contractors can work with them this because if you don’t get a contract and heard a lot of horror stories, because I was out and about arrays.
Unknown Speaker 1:16:59
So to add on. On the contracting side, you see it a lot in in the mountain communities and much smaller developments. And that’s because there’s a price premium to the seasonal construction nature. And that’s why that price premium is can be absorbed. But here on the front range, it’s not as common, because the price premium is not, they don’t need to shorten the construction team timeframe, so drastically to be able to do it. So that’s one thing that we’ve learned. And then secondly, on the financing side, it’s it’s lenders, but it’s also a chatbot. They if you’re seeing if they see you with a pre fab model, they’re like, well, we’re not going to order, we’re not going to allocate cash credit, unless we know that you have the funding to come up with that upfront farm. So it’s like a chicken. Somebody’s got to figure it out. And we told this developer, if it can be figured out for the Front Range, we want to be the ones to do it. But we’re also not going to risk the project horribly to do something that doesn’t make sense. So we’re still in that exploration phase. But what you do see here, it does reflect that hope. So what we have is a set, townhome product, prefab townhome products here, with tough under parking, this was 28 units, or call of three bedrooms. So that’s we’re trying to also because it is a huge site that would help make a more diverse neighborhood and so placemaking and just have a mix of products. So if anybody on the front range, we do what we want to do it. And then beyond the more traditional multifamily that would be primarily one and two bedroom units. And with those one bedrooms we’re really talking about, it’s a family centric idea for this property. So making the one bedroom kind of flex, where if a parent to that has, you know, a child part time that there is a proper space, we’re trying to think of all those types of things where, because one bedroom in a family property doesn’t seem like it makes sense. But on the finance side, there must be those one bedrooms to make it Pam. So this is just a concept. When you see like what looks like a pool here this is thought to be that’s a that’s like a playground space or something in the middle and some surface parking and then sometimes under parking as well. That’s the basic bird’s eye view. But what we really want and this is all concept is still being explored. But what we really wanted to go over tonight with you is the potential for community services that we could put into this multi family building. So would you mind going down maybe one or two screens? That’s just an overhead of what that’s the same thing that you see more Again
Unknown Speaker 1:20:09
we’re going into we see the is all showing up fully. So if you go up, try and go up to the top version of this one. First floor. Oh, that was, oh, it was on your I’m sorry, this is so light, it’s hard to tell. So we have an opportunity here. So this is the first floor of that building where we still have units, you’re on this side. And then we have an opportunity for some sort of community service space. And typically in a breathable type unit residential, this would be amenities would be a community room, etc. What we’re hoping to accomplish with this family centric property is bringing in some more unique community services. We’ve been working with the community services divisions, or now recreation cultural library, golfer, children and families, etc. To see what we could do here. We if this was in a qualified census tract, which is our our more concentrated low income census tracts, then we would have the opportunity most likely to include community services in what’s called basis meaning the tax credits would fund it. This is not in a qualified census tract, even if we do have populations in this area that are that could use these services. And so we couldn’t necessarily get all of the community services covered in that basis, maybe some we’re trying to work that and be creative. But basically, we have about 8000 square feet to work with. And the top three items that didn’t really come out, as agreed upon between all of our community services divisions, is a storefront library in somewhat of a retail space and a library satellite, either like a branch or maybe just a smaller drop in with computers, and library vending machines. Were talking about all of the options there. And then potentially, an early childcare center that conserve the units above and then take overflow from elsewhere. And then one other request is from all of the divisions was flex space in Purdue community programming in different ways.
Unknown Speaker 1:22:48
Unknown Speaker 1:22:54
By the way, flex space. So when I was working this weekend, I was thinking about what we have at Lashley suite station, what we have Isaac Walton, and how we’re programming. So I talked to Joel Jeff, and I asked Jeff, how often are we programming reserved spaces? in jest? Yeah, or not? And that’s it. So we’re not programming? Should we program these other spaces? To 100%? Before we’re looking at more flex space? Jeff was like, Yeah, I think that’s I think we need to look at early childhood and the library animals. thing that occurred today, when we talk about early childhood basis is really important, because we know from the library standpoint, that because it’s not an acute CTE, it can’t leave bases. So if we were to do that, we would have to find that a way to find the city aals is not included in that particular was not included in bases. If we were in a cube CT, different conversation, early childhood, we’re starting to try to figure out is it the early childhood. And if the priority for the early childhood care is for the residents, and that being included in basis, because of service, if it’s directed to there. We don’t know if we can make that argument. But we’re going to try to make that argument to say something to the effect of experiment childhood space for the residents give, they don’t fill all their spots, and then they can open it up to the community. And our goal was to get that strike down, get it? So we’re starting to talk to the early childhood. providers, I know you’ve talked to Headstart as well, because I know they need some space, and we’re getting some space requirements for them. Part of the other reason I didn’t, I personally wasn’t really keen on the club space, and we want to activate. And we have flex space, you won’t necessarily keep it activated all the time. And I think that goes to sleep out there. And so I think the answer now is to get a library in early childhood.
Unknown Speaker 1:25:35
Which is great. We’ve got the third party.
Unknown Speaker 1:25:46
Retail setup where Yeah.
Unknown Speaker 1:26:08
So what what this is showing right now is the max requests for that satellite library, if it was the big version, and not a smaller version, this is the 5000 square foot set aside for the library. And then this is a 3000 square foot that right now is showing flex. But we could talk about how to manage early childhood in that or split in a different way
Unknown Speaker 1:26:33
than the kid trying library, put some space in the meeting space for the residents, then maybe get some of that interfaces, but
Unknown Speaker 1:26:44
we got a lot of work.
Unknown Speaker 1:26:47
And funding, we’ll have to come up with it. You know that in some level, you would have to figure that out. But we wanted to get your feedback tonight on moving further down directions.
Unknown Speaker 1:27:01
If we’re going the right way.
Unknown Speaker 1:27:04
Would that also be possible for the same net cafe or
Unknown Speaker 1:27:08
secondary needle workspace for the residence and live is that something for all of us is
Unknown Speaker 1:27:21
like a almost like a is a center lab specifically for those magnets. So you can be very creative to write kids can do remote learning or anything like that. And we can get we’re trying to stretch our legs as far as we can.
Unknown Speaker 1:27:40
Part of it is we’re going to have to work with our whichever city manager that we’re going to have to work with these groups and provide the services to if you did a co working space computer lab that was available for the residents. And so you have resident services there that were joining us for the library. We’re going to have different models to do this.
Unknown Speaker 1:28:15
Time to apply
Unknown Speaker 1:28:25
this might be
Unknown Speaker 1:28:28
different a different branch library. smaller, smaller, yes.
Unknown Speaker 1:28:35
But in addition to Yes.
Unknown Speaker 1:28:40
Think of it. So libraries are using a lot of storefronts and commercial areas where you can do pick up small computer labs, things like that. It’s not out of the traditional sense.
Unknown Speaker 1:28:56
Unknown Speaker 1:29:01
we got to work on that. Because the basis question Was
Unknown Speaker 1:29:05
it could be an order type system. Where do we ready? So
Unknown Speaker 1:29:19
I mean, it’s a complicated equation, because when we think about this one piece of it’s a capital T and that’s always the hardest for us to figure out. The Jeff’s aware of this and that’s know refining the numbers and recreates recent tags. It’s time to listen in which direction. The problem is this will try to shoot for August on his tax credits
Unknown Speaker 1:29:49
loose. They will also want to know what commitments we have. Right. The last I forgot to mention the total number of units here. So what this is So in currently in this model is 50 312, and three bedroom units in the in the building, and then 26 townhouses, so 79 units overall, which we could max out, I mean, we’ve seen the process is to show the maximum yield of units on the site and then work your way down to something that actually works. The maximum yield on the site was like 174 units, and it was massive. And this is trying to back into what is most successful in the light tech application, like that’s too big to be successful at one time. So that’s a very
Unknown Speaker 1:30:40
well may have to go into two separate applications. Which would be think about it strategically. Hey, go tap on the ground
Unknown Speaker 1:30:54
and we’re looking at other grant funds as well.
Unknown Speaker 1:30:58
And then Christina got some grants for the library to earn chocolate and liberty pretty unique from the state. Grant that
Unknown Speaker 1:31:07
so when they’re talking about the info with the apprenticeship, clawback provisions
Unknown Speaker 1:31:19
Yeah, it ends up over finding those actually good ones even are now shown and so there’s something you targeter you’re looking at
Unknown Speaker 1:31:32
Yes, they have a manufacturing facility in Nebraska so I don’t know if that’s still there’s a lot of detail there to
Unknown Speaker 1:31:46
be worked out to where we haven’t fully
Unknown Speaker 1:31:49
dealt dance that will actually come in from the Greek side whether
Unknown Speaker 1:31:53
it’s a two part series of books and it’s something that they’ve mentioned
Unknown Speaker 1:32:03
Unknown Speaker 1:32:07
so I just wanted to mention that because you know, we, we did want to maximize density as much as we could, but we also need to be realistic on what we can get funded. And when it comes to those three bedrooms, maybe we don’t want to have too many three bedroom apartments just to serve what the market would be able to fill in a townhouse those three bedrooms are a lot of sense. So
Unknown Speaker 1:32:31
the question for you all in terms of that space you all agree that we should look at library
Unknown Speaker 1:32:45
and in your argument story
Unknown Speaker 1:32:47
doing ever place spaces was that to Jeff’s point by just adding another flex some of this face might be likes sense that at some point in the day or evening it might not use used in that event
Unknown Speaker 1:33:19
Unknown Speaker 1:33:26
so the idea is we’ll we’re having some we’re gonna have enough of a concept design and financial model to put in for the grant application in March and are still figuring out which taxpayer makes the most sense certainly have enough price right and to make some decisions
Unknown Speaker 1:33:44
on the very first slide our companies want to move to places where it’s
Unknown Speaker 1:33:55
South orientation but it is to partial I see it now. So this is that’s facing north so
Unknown Speaker 1:34:05
much. detail because of where Hearthstone largest place I asked him, Well, can we will take that white building still looks the same way. And they said no, you know what your parking lot facing the parking lot facing. And so getting at the pretty nitty gritty stuff. Also on this, this no one’s really talking to LPC in terms of solar heat props and different components on this even deployment of working fine battery storage because we’re trying to maximize density. And so we had a good conversation about open property for battery storage I want to say that we’re pretty in depth. And I will say the one thing that we did say in terms of sideways sitewide, geothermal, or some version of that is, we’re going to look at whatever we use the input system, meaning that we don’t want air circulating from one unit into the broader properties, because we all know that if you get into, so one of the limiting factors can that is going to be everything we do has to be a closed system, where the air stays in the individual market minutes. bigger problem.
Unknown Speaker 1:35:46
Seven to that point, when they were leaving, driving,
Unknown Speaker 1:35:52
I asked him,
Unknown Speaker 1:35:53
like, why can’t we give rebates, probably not tax credit, but rebates to developers to put in heat pumps or alternative heating systems, instead of putting it on the backs of the restaurants, because of the new development that the developer can buy involved, heat pumps or whatever, and get a rebate on those. So they go into the policy division.
Unknown Speaker 1:36:26
Versus well, so this is this is cook cord here. This is a, I’m sorry, this is a team. So having eight team be the main connector to over was good for the library and early childcare because people will be coming that way. And then on foot cord is more of a street and you want it to look like a streetscape with the townhouse doors and students that that helped neighbor to neighbor interactions. And really all the ugly stuff where the cars are coming in and pulling into the parking lot keypad facing the back of Walgreens. That’s a private, that’s just a private driveway basically what we’re in that
Unknown Speaker 1:37:16
we talked about so the other thing is on street parking, to maximize on street parking for the library or in childhood versus out in the parking lot, because that’s just a lot of spaces. But this is like 10 designs down and you’re probably going to be
Unknown Speaker 1:37:46
mean we’re not going to have a pool. So this is actually not the pool. It’s a school, it’s supposed to be like a was like well to do like a splash pad if you’re gonna use that. But yeah, generally, families focused outdoor space. And then the other thing is if we do an early childcare center, are they able to use that? Or is that to crossing the parking lot with little kids? So how do we fit that in? There’s a lot of working pieces so.
Unknown Speaker 1:38:20
So we are at the commissioner comments to
Unknown Speaker 1:38:29
Mr. Collins where’s the winner? Oh, okay.
Unknown Speaker 1:38:40
Well, I think nobody has a comment. So we’re going to get six and go right to it. And
Unknown Speaker 1:38:47
that’s one of the few things I want to talk about. First is you know, we talked about math fairly extensively in these meetings and what we need to do, we have contacted the company out of New Zealand, and several meetings. We are entering into a new year approaching into excellent, either great in terms of a test project or we can start testing to see how they work based on the information 15 stories from Australia and they’re expanding and just now receive your FCC approval to operate in United States talking to various I think predominantly hotels. They are talking to a couple of housing authorities are on the front end with Apple so we’re going to look at purchasing or 50 of those 25 dollars, we’re trying to work through some technical pieces on that right now Sarah’s taking that work in the gallery because they communicate via via cellular technology. And for museum. So we’re having to figure out how to handle the safeguards. Once we can figure that out, we will purchase a SIM card here, we have to be installed because the left attackers we can’t occur. And so you can install it here. And then we’re gonna work with him in terms of setting the levels that it’s apparent that it was evaluated by the sampling station and laboratory crew, it will pick back methods they’re finding results, were able to pick it up, smoking outside, and so when you look at the cost of remediation, and what we’re having to do, to big difference, and so we’re gonna bring it in, we’re talking to them about three months test, evaluated, maybe go in under three months, but I have, this is something that you are pushing us to do, and to do, right. And so we’re gonna, once we can figure out the tech piece on this.
Unknown Speaker 1:41:44
Part of what I’m also thinking about, is maybe holding 10 of those units. And basically, other facilities will communicate with us via app. So if somebody tries to tamper with it, and communicate the levels to us. And basically, we’re just trying to stop paying the bills to pay, we don’t want to lose our insurance, because the insurance pieces more than anything right now. Making and managing costs. And at the end of the day, it’s about the health, safety and welfare of all the residential facilities, and making sure that
Unknown Speaker 1:42:40
we could equip every single one of our units and at the retail rate and often negotiated rate, and it would still be equivalent to one reconstructive. No, that’s the whole measure, hopefully,
Unknown Speaker 1:42:59
you would have a lot of vacancies.
Unknown Speaker 1:43:06
Yeah, we’re going to be very overt rehab, to the crime free multi family housing, slogans, we’re going to be upfront with folks where we’re going to put them in officially on YouTube. Because can we make testing so if you’re there? Because they don’t even think you?
Unknown Speaker 1:43:27
Were there talk too much accurately? So we’re gonna be working with public safety and austerity.
Unknown Speaker 1:43:37
A little bit. So if you’re looking at this COVID Mark, talking to Michelle golden system.
Unknown Speaker 1:43:46
And she she
Unknown Speaker 1:43:50
just in layman’s terms, thinking that operating CEO and the barn gets locked off
Unknown Speaker 1:43:58
to the side and for us, correct? Yeah.
Unknown Speaker 1:44:06
And, you know, Poppy would really need to be specific on placement of music, we’re going to go outside of units, and what levels you want to keep them up? Because if you keep it at a very low or very high, you’re gonna get all these different variables. What outcomes are we looking for?
Unknown Speaker 1:44:35
I can’t see.
Unknown Speaker 1:44:37
So my question is, can you contrast this with just one
Unknown Speaker 1:44:43
co2 detector, detector or whatever? Versus the testing that we do after building this concept
Unknown Speaker 1:44:57
in terms of the speed and ease of efforts get done. Oh, that the reason I’m asking these public are asking, you know, all these other libraries are testing or they’re assigned the net, that you’re not testing in our library that’s up here.
Unknown Speaker 1:45:15
So the question, I think there were cars in the library systems over
Unknown Speaker 1:45:29
the CRC, you’re gonna get a whole segment on there, and it was called.
Unknown Speaker 1:45:37
So, so different question. What I would say from my standpoint is a senator to catch up with the lower the cost. Of course, that’s that’s obviously prevention, versus one unit right now. Are we still trying to figure out what that one
Unknown Speaker 1:46:00
is? Well, we have the one that asked the most neighborhood that has a board on the front door, and we had even take off the front door or the window seals, everything is down to nothing.
Unknown Speaker 1:46:10
Down to rafters and studs.
Unknown Speaker 1:46:14
We’re afraid we have to get the concrete.
Unknown Speaker 1:46:24
And fortunately answer your question. How a lot of times
Unknown Speaker 1:46:32
our babies find out in
Unknown Speaker 1:46:34
traffic. And the further you get to sleep offer service. And so say you have a lot of these times people have people in and out all the time today or kind of late. Neighbors start to notice that takes a lot longer for things to pop up versus the detector telling us, hey, this person is inside or outside. It’s going to be faster way to find out people using versus taking the time. Okay. Lisa hears that you might either have someone that police have seen activity paraphernalia or arrests, etc. And then we go down to posting notice clothing, habit posts and other similar categories, a little bit of matrix, because we could have just a guest versus leaseholder. And so it’s a little bit, it’s going to speed up the process. Yeah,
Unknown Speaker 1:47:34
I’m just more asking what’s your process like to review our established probably, like TPT screenings and take the two year they haven’t looked at.
Unknown Speaker 1:47:49
So we have caught some ways to start starting to notice like if they’ve told the police and in our culture sort of said they were smoking bathroom had that happen. We’re committed to the police. They’ve done that. And so then we start noticing the 10 Day and the net worth of the whole court process before we can get in there and test the unit. Yes, I understand that there is
Unknown Speaker 1:48:08
a legal process, I’m asking
Unknown Speaker 1:48:12
some new fancy detectors,
Unknown Speaker 1:48:14
how do the old
Unknown Speaker 1:48:21
sort of way Magennis goes in for weeks, I believe the most common company property ceremonies, they go with tested, they send it to the state state and that test. What does the test do?
Unknown Speaker 1:48:37
Basically, you test different areas of the wall, and then you have to send it to a certified lab.
Unknown Speaker 1:48:43
Yes, that’s what I did.
Unknown Speaker 1:48:46
Eight scrapings or materials
Unknown Speaker 1:48:54
that’s was asked
Unknown Speaker 1:48:56
if you would still have to go through the process. Well, even if this went off, you would still have to go through that process under state law because that is what creates
Unknown Speaker 1:49:13
it stop the examination process.
Unknown Speaker 1:49:22
Everything we’re talking about has nothing to do with criminal offenses as
Unknown Speaker 1:49:29
exactly. So he never quite
Unknown Speaker 1:49:35
sure what I was thinking about it when you were talking about this and he started pitching. Very good there. Commissioner Martin was asking was the issue around somebody who comes in that you said he says are pretty sensitive, being able to pick up So, individual a out here isn’t part of the unit smokes that individual B walks through the cloud or whatever, individual guy comes and visits individual C who owns that? Or is renting the apartment. And all of a sudden it goes off. Neither one of your see, have smoked metal, do we have cameras systems? And they’re showing, you know, who’s coming in where and the outside? Because, you know, we would love to start accusing people,
Unknown Speaker 1:50:32
right? I mean, exactly. So we’ll use a switch as an example, the camera system inside the holes, right? So we’ll be able to say, Oh, well, someone came in at this, I mean, there’s going to be a lot more. Those little things that we need to really talk about, are going to have to be like, we’re going to have to have to have an operating process.
Unknown Speaker 1:50:57
Yeah, this timber head ready. We need a policy. So
Unknown Speaker 1:51:00
it thinks so hard is you’re starting to step into people’s personal lives and behind closed doors and that type of stuff.
Unknown Speaker 1:51:08
Yeah. So we’ve had a conversation with Tim and another under fair housing. So we need a process and that we have asked to, and they have New Zealand and Australia aren’t that different from how we operate. And so the last group processes that they have set of owners. So we can really get that set. And obviously we will do it and we have all of that.
Unknown Speaker 1:51:39
And now we’re going to process and finalizing it. It’s interesting. We know that the other liberal democracies in Denver and every other person out there right now it’s not because we’re on a crisis going to church. It really is insurance. synergies. We will be bankrupt probably.
Unknown Speaker 1:52:16
We have $1,000 cap
Unknown Speaker 1:52:20
out of our pocket. That the last few years we’ve seen demolitions, disuse eviction process.
Unknown Speaker 1:52:39
So you get technology out there that he’s making offers. Another thing I wanted to talk to you about is really the two buildings that we own. So we have cotton with the board, about the CPU web building, and selling that building to the Center for people with disabilities. They’re leasing that now. They were interested in purchasing it. That’s the JSON for those place. We did extend the contract for three months. And we’re now going to engage in conversations to sell that deal. That is really important for our cash flows. And we were looking at certain issues. Early on, we also have talked about what are we going to do the office building? Apartments, I have reached out to DCP instead to scream right, I think that makes a lot of snakes because they have indicated that they want to begin conversations on that caseloads at Briar River. I’m talking to units we’re rooting online in the next two to three years 201 units and so we start that conversation for planning but I wanted to make sure you all knew what they were doing it and to see if you all agree with that and then we’re still working. saw the other side of it on the housing authority side and also do others see where it’s primarily audits now. We are still working on transferring Elysee over to the housing authority I personally want to was the marvel that we’re going to do Christmas.
Unknown Speaker 1:54:39
That’s Christmas one Spring Creek and Fall River are the next ones at least having a village base is gonna happen automatically.
Unknown Speaker 1:54:50
Right? So then we’re really left with COVID logs. And that’s the one that’s a hi to T property. Are the minions is the happy pellets to see more willing to inaugurate this. The imminent stop has actually getting excited about some projects and trying to figure out how they participate in. That’s all I have. Sarah, do you have any safety issues?
Unknown Speaker 1:55:43
Oh, no. So, as I was closing the year out, we realized that he paid 200, almost $200,000 in snow properties. We started, I said, What are we doing? We had began conversations with cash on the city side to see what it would take to purchase at least one truck was level, see how far we have covered. And so we’re working through those numbers now, because it appears that we can get one or two trucks and a trailer. And these ones, we would, you would actually five city with me somewhere in the neighborhood of 100,000, or 150, rapacious.
Unknown Speaker 1:56:45
I came into the conversation. So I don’t know what gets.
Unknown Speaker 1:56:53
So we think it’s about we think it’s about 150,000, which, on a one time cost basis, we’ve got to figure out how we’re going to handle the budget. But looking at the ongoing costs, that really applies to the units, it will be significantly lower. And so and then our, our maintenance staff would be doing that, which, what we’re finding is they’re having to go out and do some of it now, because just snow contractor ever. So we may very well come back, within a month to do all the budget adjustments that we’re going to write in this equipment, we will probably have to have an agreement. So you know, draw our lines on this. Jim will be the one on the city side we’ll be working in, we’ll be working in over here that we may have worked somewhere, but we’re gonna do it over time. So that doesn’t tax and start answering and walk us through. But we think that’s the best way to do it. We actually think we’ll get quicker stowable on properties, and then save myself a lot of
Unknown Speaker 1:58:10
30 day notice. So, you know, the last few storms, even by Jhonatan city have notices going we’re not sure the snows gonna be removed, because they’re just worn out just because of the amount of snow and so yeah, we’re working through all that. Because if we do it, we’re gonna want to do it sooner rather than later. So we don’t keep paying bills and how bad is January
Unknown Speaker 1:58:41
and we didn’t even know
Unknown Speaker 1:58:46
how many snow events were behind
Unknown Speaker 1:58:56
a trailer but we’ll work with cash flow and numbers and what he’s looking at and he’s the expert. We work with gentlemen.
Unknown Speaker 1:59:20
Up the operations just so so
Unknown Speaker 1:59:32
we did end the year at a 93% occupancy which have had a lot to do with audits, inspections, holidays, whether everything was hard to fill units, those last two months of the year due to a number of issues. But it was coming back strong. We’ve already had quite a few moving already this year. Our highest number of vacancies is obviously this week. We’re sitting at 14 right now this reflects 13 But we are up to 14 vacants The 13th show not here, seven, we’re MHP six for LG and LG, I think has four working right now to be in in the next couple of weeks.
Unknown Speaker 2:00:20
They’re all different stages. Some are, we’ve had two of the down units previously recorded 7110, which was a meth unit at the suites that was already occupied. And then several 114, which was another meth unit, and was showing on here in pockets of reconstruction that would actually have movement is scheduled next week. So these students are coming back online pretty quickly now and being occupied.
Unknown Speaker 2:00:48
Where you’re weightless.
Unknown Speaker 2:00:50
Right now we have three waitlist open, and we are working through the old way to slowly other properties, and hence those are extinguished, we’re going to just keep the witness open, I think you’re right now so that they don’t go stagnant, and that we always have good names. Because what we’re finding is one person applies to one waitlist, they’re applying to every waitlist open. So we may have 50 people on every waitlist, but 20 of those needs are all duplicated. So if they move into one property, we just lost four names, and we’re still calling him, you know, Hey, are you looking to move in not knowing that they did they move in. So we’ve also what we’re moving to is a new process going away, that’s where the admin assistant is going to manage the waitlist. So she’ll be able to see oh, this person who did and take them off of all the waitlist, oh, so What person 44 won’t be managing all those waitlist warrants.
Unknown Speaker 2:01:40
So you know, we’re we’re having problems that are
Unknown Speaker 2:01:48
difficult filling, people are now moving in with their kids. So we’ll be moving closer to spring that will have more people wanting to be on their own again, and people still, because they’re not constrained with what nobody wants to do with this weather. And that’s one thing we’re very, I’m not moving, I’m not moving right now. We don’t have
Unknown Speaker 2:02:14
that kind of this means right now, by popular sitting, I think we ended this month at a 95 or 96% occupied when you take the seats out. So
Unknown Speaker 2:02:22
this week’s waiting list is managed by that he still hasn’t placed all of this. And we’re gonna go through a really quick because, you know, the majority of the people that are on your list are homeless, so you might have to send out 30 letters to get him in prison. So
Unknown Speaker 2:02:47
he is running into the same difficulties, they said they can send out 20 letters and not even get a response for units.
Unknown Speaker 2:02:53
So we’ll plan and I will plan on opening up a list every six months or so let’s get rid of it and then open it up.
Unknown Speaker 2:03:04
So do you let the hour sitter in? No, but
Unknown Speaker 2:03:10
we have a massive list of all resource centers here in Longmont every case, many case managers are on that list for agencies, so it gets publicized as well.
Unknown Speaker 2:03:22
Well, I think we’re talking about the sweet ends there’s a strong connection. So when we talked about your five units on your exam, yeah, that’s what
Unknown Speaker 2:03:48
units there for us. And one of the things we’ve talked about is working with folks about being ready. It’s a different conversation. Regardless, there’s different thresholds and times and we end up getting them to some pretty bad situation. Those are things that are on our mind
Unknown Speaker 2:04:19
it’s not everybody
Unknown Speaker 2:04:28
wants the property updates not a lot for December, but the VA shuttle transportation is increasing these numbers double at Spring Creek, Aspen and village place. Those residents now that they’ve seen if you go the numbers that are at 910 residents per trip Lhh did some urine Vigo bashes at all the properties which was a big hit. We solicited all the LDA properties asking for donations, gift cards, stuff like that, and went to each property and did to our bingo session. Oh big prizes and they just love it so it’s a great way to end the year with the residents. We have 4% rental rate increase for the communities and the feedback from the residents was actually not bad they care I went out and explained it to them all and why we needed to do it and I think very little upset so sweets our calls for service from public safety is remaining low and we’ve had quite a few days with no calls recently. So last month I think we’ve had like three four days since but no calls so. Yeah. This week we also have hired one of our three building attendants or weeknight building attendant did start two weeks ago he this is his third week and he controls 730 to 530 in the morning, and so he takes over all the lockout called walks the grounds multiple times a night he’s helping maintenance with Kenyan units painting whatever he can do who common area so it’s a win win win. This is what replaced the security company that used to do they’re making a second offer tomorrow
Unknown Speaker 2:06:08
for two mechanisms
Unknown Speaker 2:06:12
one biohazard and we have a leak unit so that was on the down units that we’re working through insurance claims on to get those units back online in the next 30 to 60 days.
Unknown Speaker 2:06:24
What would constitute a fire
Unknown Speaker 2:06:36
was just saving
Unknown Speaker 2:06:38
it gets it gets pretty personal
Unknown Speaker 2:06:41
to drywall bio wrap the whole unit was heated drywall
Unknown Speaker 2:06:50
situations or assisted living
Unknown Speaker 2:07:00
as the meadows were still working on the floor unit from the remodel and recertification homework aren’t
Unknown Speaker 2:07:07
accessible to that.
Unknown Speaker 2:07:10
Unknown Speaker 2:07:11
We did have a great chapter inspection they came out to the chocolate inspected 10 units. They were really pleased with the turnaround of the property and where everything looked. They also inspected Ascom Sr, which we were not expecting but had very little comments and was pleased with how management was handling everything how the units look inside, the files looked so great, turn around and check
Unknown Speaker 2:07:35
on that, and then
Unknown Speaker 2:07:38
our village placement syndication we’re really kicking it off. We met with the architect and the residents on Monday. I got a lot of great feedback from residents for what they want to see with this recertification was
Unknown Speaker 2:07:47
it was a listening session to intake rather than put out this architecture is really good at Spring Creek
Unknown Speaker 2:07:58
and Fall River. We do have a vacant manager position so Corinne who does the Aspen’s in the suites is temporarily taking over Spring Creek and then I’m Brian who is as a person the lodge is temporary key member Fall River. I am making an offer for a manager tomorrow for that property. So we will have that vacancy hopefully built here in the next two weeks. Personal watch both had their MO our audits. And Mr. And
Unknown Speaker 2:08:29
it’s it’s 100 audit related to their multifamily program.
Unknown Speaker 2:08:35
Unknown Speaker 2:08:36
That was the one that I told you where they failed miserably right. And then
Unknown Speaker 2:08:42
we got the official report from December and then the watch the bedbug issue is no more. So that’s been taken care of alleging
Unknown Speaker 2:09:01
any questions on anything going on in the property?
Unknown Speaker 2:09:11
Unknown Speaker 2:09:18
many audits we have
Unknown Speaker 2:09:22
two audits almost a month right so the three month inspections. We went on Monday, last week
Unknown Speaker 2:09:28
to week before.
Unknown Speaker 2:09:31
Some of the units have different sources of funding. They might have Holloman housing, tax credits and grants and vouchers.
Unknown Speaker 2:09:44
And then on top of it enrich the unit to do our annual inspections, which will be twice a year going forward. So yeah, these units Yes.
Unknown Speaker 2:09:58
External inspections Um,
Unknown Speaker 2:10:02
Unknown Speaker 2:10:05
pretty standard because of the type of housing we have. So you got to do each investor wants to kind of look at their assets, that anybody who put money into the property wants to kind of look at the assets, make sure you’re maintaining it. So yeah, some of these units properties can have five, six inspections a year. And when we have nine properties,
Unknown Speaker 2:10:25
Unknown Speaker 2:10:27
you know, with the messiness of counting the ones that are down and then the length of days begins.
Unknown Speaker 2:10:36
Do you find that this time around
Unknown Speaker 2:10:39
is it going up the number that you’re noticing,
Unknown Speaker 2:10:43
the turnaround time is actually going down? Now, we’ve been able to have our adjuster work with some construction companies where we are now once we get the clearance from the county, that unit is decontaminated, we’re scheduling our gesture to walk with the construction companies that they’re communicating at the same time. So doing that back and forth, which used to happen, I found that that streamlining the process for us and it’s getting the turnaround time. As soon as I get the bed, I send it back to the adjustments like I’ve already talked about, I’m okay with this, go ahead, find it and get more work done. Okay. So instead of the adjuster and the contractor having to go back and forth for two to two weeks to six weeks, you know, pricing,
Unknown Speaker 2:11:21
because I was looking at, you know, 229 49
Unknown Speaker 2:11:27
Is that typical, somebody just so
Unknown Speaker 2:11:30
like 114 That was one of the ones that had to be taken down to the studs. And then that was the supply chain issues. And 305 that, that was a lot of that was recycled. It was part of the recertification at Aspen meadows and the flooring issues that we were trying to work through with the adjuster and how to go about this in that unit. Okay, but Fall River is down around 121 days, and the adjuster and the contractor have already come to an agreement. So now we’re just waiting for them to get in. They’re starting to work. So
Unknown Speaker 2:12:01
then that 100 Number is about
Unknown Speaker 2:12:04
how to keep them right around. We wanted to give that 180 days now. Okay, so
Unknown Speaker 2:12:09
and then are you finding that,
Unknown Speaker 2:12:11
you know, you’re
Unknown Speaker 2:12:11
coming across more units that are being contaminated with metal? Or is it just kind of the same?
Unknown Speaker 2:12:19
If it is because we’re just paying more attention? Okay, well, I don’t think we can’t tell if use we don’t ignore it when we get in now. We know what science so forth.
Unknown Speaker 2:12:34
So we’re related to our attention
Unknown Speaker 2:12:38
to one addiction that was that was numbers assume that there’s going to be an issue. And then about it. And so I don’t think our numbers are meaning you talk to everybody that’s in the real world is just a national crisis. Yeah. So I don’t know that we’re right. I do think we are paying probably closer attention.
Unknown Speaker 2:13:07
Unknown Speaker 2:13:10
landlords and developers.
Unknown Speaker 2:13:22
I’ll answer your question later. What is Oh, okay.
Unknown Speaker 2:13:43
Favorite attorney anybody Oh,
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