Longmont Housing Authority Advisory Board – August 2023
Read along below:
Unknown Speaker 0:00
Here’s your audience here we’re basically fantastic very very differently the city leaders okay
Unknown Speaker 0:34
Unknown Speaker 0:35
Unknown Speaker 0:49
Unknown Speaker 1:03
january first it was on January
Unknown Speaker 1:24
Unknown Speaker 1:30
Speaker 1 1:37
Good morning, thank you for letting me come and talk, Special Counsel Johnson 20, homestead Supreme Court screening
Unknown Speaker 1:57
Speaker 1 1:58
I’d like to address a couple of things before I get into my name that I have listed some people here that do not like the doors situation, things where they don’t have some things there. They were addressing that to me. And I thought I would tell you that in a nice way. Next thing they would tell to me in a nice way is that when you made some changes a long time ago, and then village plays it to me to ask what they would lie. They said, You never asked him. So I thought I’d tell him. I told him. I told them that they said not to mention and so what I’m going to talk about is the serious problem. We’re over there now. I have a nice lady and I’m getting older and generally 79 will not look like him. But I’m having people are calling me asking me right and home from the hospital waiting on me do things for me, help me help me. And I can’t do that. So they’re about five minutes doing that too. Now we need to pay attention to what we’re doing and pay attention that are people getting so down. And then the police have to come to them though social services and they’re laying on the floor that I not done one store. Either I share a paper with a co worker I didn’t have that a few minutes because she was first moved in there. She came to my place at nine o’clock stay go 12 And she wants to do different things. And I guess that’s nice. That’s all I can do. So anyway, I didn’t know she was laying on the floor. She said my phone isn’t working until another lady another lady went and put her a note she didn’t answer so then she went down there bounder on the blower had to get somebody to come and get her and then they took her for a while then she came back. But when she came back, she was calling me on the phone because she thinks I’m gonna isolate your blah blah blah. And ask me to bring her home she’s 300 pounds How can I carry you? How could I she can’t get around, she can’t walk. So how can I do that? And that’s where certain ones are there. So I just want to address that isn’t good. That’s not safety. And you need to pay attention to what you’re bringing into that’s not good for us. And the other thing is I was asked my friend didn’t come with me today. The camera was on each side of our place. People are coming in staying all night leaving before people know and doing this quite a bit. You know as we get older and precious safety is really an important thing. I don’t think I could knock somebody off if they started getting unkind. So I think I love where I live. And I don’t like that they’re trying to have my rent to a certain extent. They’ve already done it once but I also feel like that I have it’ll be okay situations at all. Because I like it. It’s a nice place. I like the people. I want to be a blessing to the people. I don’t want to be an i unkind neighbor because there are neighbors there. And also Fall River lady told me about somebody upstairs above her that was staying up all night in his 70s carrying on and she went up and told him if you want to be 25 moved someplace else we’re trying to sleep. So I’m just addressing nice things. And not to be unkind, but we should care about our neighbors and care about people. Thank you very much for listening to me like last year, if anybody wants to ask a question they can
Speaker 2 5:27
make sure you’re welcome. Okay, on the backup to the minutes, because I forgot something, which is that is six or taking out the
Unknown Speaker 5:42
correct. One, item six, the two excellent.
Speaker 2 5:53
Are glasses on so I can see. Okay, LH DC acid transfer update.
Speaker 3 6:00
So I’ll take this item, we met with the welcoming backup for about a year plus, we’ve been working on transferring the assets from LFCC to llj LH BC, but mama Housing Development Corporation was set up originally to be a 501 C three nonprofit arm of the LA chain, which really did end up being advantageous when the Lhh team was self developing self performing or development, which isn’t how free Reagan felt or well. And they were a good development arm and financing tool. And they’ve got they are connected to a lot of ownership structures for multiple properties in the LLC portfolio. So when we were doing the whole switch over to the city and about 2020, the development really had had kind of halted after Spring Creek and Fall River. And so they were just wanting to we they knew that everything in LA was moving to the city and the reorg that was happening. And so they thought that it really made sense to transfer the assets over to La chain. So we brought on a legal team that did a legal opinion and said that that would be advantageous for certain reasons, there’ll be certain things that we would probably have to work through, which I’ll get to in a moment. So for about a year, we researched the organizational structures of each of the properties that they’re involved with, which include Hearthstone Lodge, Fall River, Spring Creek, Chrisman one, and then the the lands next over stone in large Angeles place. So we were working on all of those things. So village place is automatically getting transferred to LH a through the recertification and absolutely the natural way of it where LH GC is on the intercept structure in the development process. And then once it gets to that 15 to 20 year recertification period, they transfer the asset to LH J. That’s how this property this is how this property got into the chase ownership structure. And so village plays to be taken care of that way. We already took care of the land next to Hearthstone and lodge because that was sold over to la ha to enter into that development partnership. So we were left looking at Hearthstone Lodge, Fall River, Spring Creek and Christmas one. So we have a legal team start work to see what would need to be done what types of permissions we would have to get from investors and lenders to switch over the LA chain into that ownership structure. For Hearthstone and lodge, we knew that this would probably need to come with a an excerpt from a HUD 202 program and a transfer into the RAD program. So we have talked with HUD, we’ve kicked off that process and kind of had that first informational meeting that would be really advantageous for Lhh generally, because of the budget structure at her so much and the way that our vouchers could work there. So that is something that we do want to do. And we’re thinking that that is possibly a 2024 project, potentially 2025 Because you have the time very specifically with the budget cycle for HUD. And it does come with the likely a rehab project and a refinance loan. So it is a development project to do that. So we need some time to plan that out. For Fall River Spring Creek in Hersman one we that’s what really what the attorneys are digging into for a while now because we had to get a whole suite of investors and lenders and everyone talking about this So for Spring Creek, it is possible to do it to transfer it over Christmann one, it would actually be really good to transfer it over because the entity is right now. So that was a corporation that’s taxable. And we would like that to be an LLC that’s non taxable entity. So that we are pursuing. But generally Fall River was the stickler. LHV. See, there’s this is getting pretty technical, but there’s a related party debt issue. And basically, in order to solve that issue, LSCC wants to disband and transfer the assets. And we would have to bring in another 501 C three Corporation, which means we either partner with a community housing provider, could be Boulder County Housing Authority or thistle. But we really thought that that we just want to keep it in house, if that means that’s our alternative, then why not just keep our 501 C three we already have if we need to tweak it to make it work for those board members. And that’s what we could do. So we brought that question to the LFCC. Last month. And they all all three board members that we currently have agreed to just stay on, stay on as the MHDC still work on some of these transfers over time. But for Fall River, we really would have to wait for recertification, which wouldn’t be for another. I mean, it was just construction completed in 2020. So it won’t be well plus, likely more than 12 years. And so what we talked about with the ICC is keep them on, if they needed to shrink down to kind of a skeleton organization, they couldn’t they weren’t interested in that all three of them. So now that we’re developing, we have things to actually work on and do are interested. So that’s the plan. And we talked to them about using their status as a 501 C three Corporation, which is kind of morphing into item for me to set up a foundation so that we could accept donations for a variety of purposes. Out there, the boulder Housing Partners have the 501 C three arm that has a specifically attendance Services Fund. And we could do something like that we could also have a separate fund that is like a development donation arm that we could use. So that’s something that we want to think about morphing in, because we really could use that we have donations coming in. But lmha itself is not a completely, it’s not a 501 C three for accepting donations. So that is kind of the goal is to stay on. So use that as a development tool for future projects as needed. Definitely bring in that foundation piece. So before I ask some questions about creating a foundation, I want to see this person questions about the asset transfer and the LSCC organization.
Speaker 4 13:18
Part of the issue, I think when we started the transition, they weren’t doing a lot of work. And they were like we want out going out immediately. Their tone has changed dramatically. And to the point where they’re like, where’s all of us, you need us, even if we only meet once a year, which is was a significant change the foundation piece they got really interested in and then I’ll let Molly on that. But we don’t have the pressure that they were placing on us in terms of transition. That’s the big change.
Speaker 3 13:55
For the foundation, we are wondering we we have there are similar foundations in partnership with the city, the Friends of the Library, for example, Senior Center, we’re going to start chatting with some of them because this staff team has never set up a foundation before but really we already have the actual entity, the 501 C three, it’s more of a we need a fund. And then obviously, what websites need to have some capacity to do some outreach to get donations. And that might be morphed over time. Right now they’re kind of coming to us or the Senate ad hoc. But eventually we would like to have more of an established donations fund. So I was going to ask if anybody on the board this board had any experience in setting up or running foundations or even just accounting for foundations? Because you could use some SMDs
Speaker 5 14:59
why nonprofit It’s that I sit on the board for a Jefferson County is a foundation of a large organization, they’re actually separate the two corporations. And we are actually looking at how to merge them together. Because historically, they’ve operated separately, part of that just has to do with other changes within that industry. So it’s a developmental disability resource center is the organization and they’re going from Case Management and service provider, there’s a whole change in that industry is going on. So that’s part of what’s driving it. But I’d be happy to coordinate at least a call with their end. And maybe they can explain a little bit better as to why they are morphing back into one versus being separate and
Speaker 3 15:40
how they’re doing it. Yeah, that would be great. I appreciate that. So this is something about we don’t know if this is a long term, I think it’s a short term goal to just get the funding setup, and then a long term goal to grow it and be more short.
Speaker 4 16:00
Yeah, and the other thing we talked about with him is, there hasn’t been a need for choto in a while. So that’s a community housing development organization. We’re starting to see, sorry, we’re starting to see more. funds be available in different ways. And so that’s another piece that we’re trying to wrap our head around to see, do we just keep it more fitter, but there’s nobody who’s good, we’re still just moving forward.
Speaker 3 16:30
I think we’ve got the basic architecture, just if you wanted to set with on so you could actually take in donation. So then development over time, you’re also thinking about, they might be a resource. We need that type of entity, when we’re thinking about a city side for affordable for sale projects, because that’s where the shadow stuff comes in. So that’s the idea. One bad direction forward. Okay.
Unknown Speaker 17:05
The elephant in project.
Speaker 3 17:09
I think this is. So first I wanted to give an update on the project based voucher award. Since we all discussed that last month. The board at their July meeting did agree to conditionally award the full request to both the sense of covert contract and the act of Commons project contingent on texture the word. So if they’re both important, then the Crispin two projects, which we were kind of holding eight vouchers aside for them, if it was needed, then that would not go there, which we’ve already talked to that team and they’re like that would have been just icing on the top, it’s not totally necessary. So we’re good. If one or the other is awarded tax credits that we will send the TVs to them. And then that second project that’s not successful wants to keep applying for for tax credits, we could so keep that together. Or if it converted, that work is not successful, that converts market let me just pull it back. And if neither are successful, then obviously we just don’t look at it again. But that’s the that’s the decision that was made just in the background. And then general development updates, starting with village on main things are cooking right now. So we are having our first design meeting with the architects in the residence this afternoon. So I welcome anybody. So it’s an odd place about a fourth for free for free, HERBIE today. And so that’s one, this is kind of the fun part for residents, where we’re gonna show layouts of flooring and cabinet examples and start talking about but what people’s preferences are. And then next week, we set up the if not, we’re setting it up the resident meeting with the relocation team to start talking about without a look like we’re still finalizing exactly what the move out schedule would be, and how long but it’s getting, it’s getting nailed down every day here. It’s really, it really is being driven by technical construction, things like the entire building has one water shut off. So if we weren’t to do plumbing work in one unit, the entire building water has to be shut off, which is really not ideal for construction or long term maintenance. So we’re gonna have to, we’re gonna go ahead and install shut offs for stacks of units so that only three at a time in the future would have to be shut off and one has to be worked on instead of the whole building. But that doesn’t mean we’ll have the whole building shut off for a period of time like a day we’re hearing and so we’re thinking about on that day, which will be a January because it’ll be early in construction. bringing everybody over to the senior center and hosting a lunch or something. So getting that figured out and then make once you have a water figure, then we’re having to figure out electric meters. And that is what’s driving the relocation schedule, because it’s how we’re phasing the work. But we are figuring out that we’re gonna days similar to here where we’re doing a waiting at a time. So it’ll be six rounds of temporary relocation, but they don’t have the new fast work having as extensively, that will be as extensive as it was here. So those people that live in the accessible units won’t be out for as long as they were here, it will just be the same as every resident. So we’re nailing that down. And I’m gonna bring that up to the residents here. That’s not
Speaker 2 20:46
a question. I know, this will probably come up later. But now we’re talking about Bailey place. My understanding is that there’s one unit that is going to be that as is in process of remodel right now is indication that people are able to see is that correct? So we’re working on
Speaker 3 21:03
that it will be a demonstration unit, what we’re doing right now. And what we’re sending to the board for approval next week is a pre purchase agreement by the contractor because generally, they don’t want to buy all their materials until we have a contract, we don’t typically sign that contract until we know that we’re closing finance is all set up and everything. So what we’re going to do is pre forward a pre purchase contract so that they can go ahead and order certainly things that are long lead time and get things ready for that demonstration unit. So we do intend to still do that. But we got to get this contract signed first. And that shouldn’t happen.
Unknown Speaker 21:46
We ever find out what happened with the unit.
Speaker 6 21:49
Yeah, yes. It’s been a nightmare. So no contract
Unknown Speaker 21:54
ever signed by me to do any good.
Speaker 6 21:58
So we had a method that there at Village place that the scope of work after we cycled tested, they put out a scope of work for contracting company had come in to clean the unit. And we okay for the countertops, the counters, and the flooring to be removed. They got to the unit. We found out a resident meeting last week, we’ve dealt with that is completely gutted, I went to find the contract I signed for the contracts, but not for this unit. Yeah. So I reached out to the owner this morning after dealing with the guy who actually got it in and everything and I was kind of waiting for the owner and out to hear back from him. So premier renovations
Unknown Speaker 22:37
it’s not the same issue with him.
Unknown Speaker 22:44
Put it back together.
Speaker 3 22:45
So they rip out drywall, which was not in scope. And I don’t know how you could possibly think that was quite the job was when we have clear scope.
Unknown Speaker 22:55
Well, that’s your money. Yeah.
Unknown Speaker 22:59
Is that back to rebuild.
Speaker 3 23:04
But that was also quite was that was going to be a demonstration unit. Yeah, so that was gonna be the demonstration unit. So that means you have to just try well, too. So
Speaker 4 23:14
that’s where they’re gonna have to pay for it. Yeah. Yeah. So so we can book it, even if we have to pre record kinder, kinder. Even if we have to pull it out and find out so you can look up revenue stream revenue stream, because they have to pay for it. And then we just argue until they do, yeah, we
Unknown Speaker 23:42
get approval from the investor.
Speaker 3 23:48
Because we certainly don’t want this same contractor to put the drywall back, because we don’t even know if he’s drywall.
Speaker 4 23:54
So I’m assuming revenues is coming in. Yeah, literally, they were in the meeting in the residence really gets the studs and we’re like, no, it shouldn’t be. After the meeting, we walked down and we’re like, holy crap, what just happened?
Speaker 3 24:11
So not only did they do the work incorrectly in the scope, but they didn’t even have to start.
Speaker 5 24:18
So you said they did other units? No, no.
Speaker 3 24:26
We cycle is our arts, testing, testing. They do they contract out the cleaning and some of the demo? Yeah, because they
Speaker 6 24:37
put the whole scope together for us. They see all the testing levels. And Doug what based on age and asbestos testing what needs to be done for each so they kind of build the scope for us, and they go out for bid,
Speaker 3 24:47
which is great. And so we had this bizarre snafu. So another problem to solve, but
Unknown Speaker 24:57
at least the residents are paying attention to it.
Speaker 6 25:00
Yeah, is it a toilet and we’re like what you should be able to dry but there’s no drywall. So we went in there.
Speaker 3 25:10
Well, if it hadn’t happened in any coffee, the property is about to get renovated. So we have some opportunity there to make it easier. So that’s it was on me. And then for the whole reproject, the ascension Hubbard, and that would since that is also LJ involvement in terms of property management. Both of those submitted their tax write applications to chap on August 1. So we’ll hear about that. And probably October, November. In the meantime, we’re continuing work on the hoever project on the EC E, the Early Childhood Education Center and the partnership are meeting with biofoam tomorrow to go over their model just really nailed down kind of a need. And then continuing to seek out grant funding. We’re doing grant applications for both the Childhood Center and the housing, you’re actively while we wait to hear from Cefa. I would also say Zinnia is have we have they started doing foundations or anything yet, I haven’t been
Speaker 6 26:18
out there. No, they are doing all the utility work. And that should be wrapping up this week, so that you can open up the main parking lot again. Okay. All right.
Unknown Speaker 26:27
So not very
Speaker 3 26:27
cool yet. We are working to make sure the Swedes residents are making it through construction progress, okay, because it is really, it’s really disruptive for the gazebo has to come down because of the utilities abetters happened to them. And so we we have our tent up in the back,
Speaker 6 26:46
or Newton yoga residence because there’s a lot of trees, so they just said put an umbrella back there. Back there. So they have a nice little seating area and benches and an umbrella and stuff so
Speaker 3 26:55
great. Because they disappear. Yeah, we’re gonna be safe. So I’m just trying to take care of those residents, give them some peace and quiet space and do the best we can. It is it’s really tough on that population, though, in permanent supportive housing to have that much just noise and change. So we’re trying to work through that make sure they are still comfortable. And then Christmann is continuing person two is continuing construction, they expect me stop in about January, February. So that’s even moving on. And I think that is
Unknown Speaker 27:38
just just this for sale. And
Speaker 3 27:46
so CBD and WD we have signed the purchase and sale agreement. And what they’re doing right now is because it’s that entire block in in on Main Street is really kind of wonky on the property lines. So the building, same with village place. Same with every building to the north up to the next lock, the buildings and the property lines are mismatched. So CWD is getting some type of work done, they’re going to get a new survey, because they just want to make sure everything is solid with their lender to make sure there there’s no confusion about that. And you can even own part of the property. And it’s just it’s kind of a ongoing thing that will walk. So they’re completing that. And we still hope to close, we’re targeting August 31. But they’re just going to make sure they got all their ducks in a row on the title side. And are these clean. So that is moving forward, they signed the services MOU. So as soon as that property closes, we’ll have those services ready to rock. And then VCP. We’re just kind of at this point for capacity reasons. Just holding CWD through and we’ve had a couple of big deadlines for these development projects. So we’ll pick that back up. But the last that they were doing is working on funding sources. When it comes to Briar wood, we are working on making sure that we can we’ve got some project based vouchers there see if we can swap those around so that it just makes it cleaner to transfer later.
Speaker 3 29:31
I tried to tell them this. I mean, this is not a unique problem to you person community, like the building is over the pocket. I know there’s places over the property line. And if there was any, you know, investor ownership structure that will be worried about that would be in the Alexa world and they it’s it’s all fine. So they’re just going to do their due diligence and make sure they have everything sorted right. That’s the last thing that we’ll be working towards close to
Speaker 2 30:03
We’re moving along here. Okay, six that was written for input to the board commissioners.
Speaker 3 30:10
So 468 is sitting on property management agreement. So, back in 2019? Well, I should say before then, and on ongoing basis, the city through the open space on the waterfront has been purchasing land for either open space, or for specifically around union reservoir for preservation of that area, just to have a follow up the water sorcerer. Some of those properties that they purchased over time had houses on them. And in some cases, the original owner just leased back the House. In some cases, that owner is also managing the there’s an ag lease on it agricultural lease on it there, they’re working on that. And so there are so many out there, some of them were vacated. And so in 2019, the Housing and Community Investment and Public Works went to council and got direction to if we have homes that are rent, or releasable reasonable users for affordable housing, don’t rent them at market rate. So there’s some nuance there, if somebody’s you know, the original owner and managing the agriculture then that that person stays. But for the ones that are ready to rent, we’ve been working on the city side since 2019, to get those properties transitioned over to affordable housing. So we are finally at the point where the first one is ready to go. So we call it the Adriene. House, it’s over on County Line Road and about my knife on the east side of road. And it’s it has it’s surrounded by what’s now open space is 100. And something year old house, it’s pretty good sized. And so for the last year and a half, the city has been using affordable housing funds to rehab it and get it ready to rent. It’s four bedrooms, four bedrooms, which is like we’ve said plenty of times, it’s really hard to find here. And we have one or two voucher holders with an approved for by their voucher that we’re showing to those people because as they’ve been trying to find that for a long time. So the construction is almost done. All we’re waiting is for a gas Oka to be able to close up construction and be ready to rent. And so what we wanted to do is get it all geared up for ldj to be the property managers since LBJ was the the expert at income qualification and work with the voucher program and everything. And so what you see in this packet is a management agreement between the city of LA che for the LA to be that property manager. And so this is different than any advantages other properties obviously, it’s a single family residence. So this is kind of a new world. But it really helps the city’s housing goals and lhhs housing goals and also public works because they don’t want to be in the in the business of managing residential property. That’s not their mission either. So it’s kind of a win win. And it’s been it’s been an interesting process at this point. Obviously construction in the last two years has been especially not 100 year old house has been interesting. But we then we got it. And so we’re ready to go. So this would be the agreement between Algeria in the city for property management and the lease that we will use for the eventual tenant is also attached. And those two things we plan to send to the LHC board next week and then they’ve actually done some city council as well because of the lease of city property. So that will be happening later August and September. So this is still in draft form. We do have. We have voucher team, property management team accounting team and legal review it but we are still making final tweaks here this week if needed. before it goes this is the general Yes, please. Take
Speaker 7 34:22
vitamin D number one. $300 $1,000 dollars.
Speaker 3 34:29
Yes. Those are the types of cleanups we’re still working on this week. Certainly
Speaker 7 34:35
typos in there mostly word should be ordered. So under the right resident lease agreement, section three. All payments received from residents shall first be applied to demand payments do landlord I don’t believe
Unknown Speaker 34:55
that was one of the few changes with that question.
Speaker 3 34:59
And we do have an MOU between the city’s housing division and public works, talking about how these properties should be managed with the housing division managing it. And part of that does say what the rental proceeds are supposed to waterfall through. And so we’ve tried to mimic that, but make it more specific when this secondary agreement between the city and we’re about a year ago, how to change the law refer to these leases not going to be conflicting with our waterfall or they can be complimentary. Okay.
Speaker 7 35:42
Wait charges, this is a problem. Question. In here it says $25 or 5%?
Unknown Speaker 35:52
Minimum $50. And then, the question for me. Section 10. Vehicle says you provide three parking spaces. For residents.
Unknown Speaker 36:08
This is for the house.
Unknown Speaker 36:11
Yes, this appears to be for the houses this is not for that
Speaker 3 36:15
apartment community. Yes, this is a separate lease format. Yes, that’s still going final this week. So what’s different from this from our typical or mass release for the other two properties is obviously single family house, we have things like garages and yard work and just different liability, utility responsibilities. So those are the main things that have changed. But let’s make sure that we do the final regroup for anything off of a new master lease that was updated with a new offer.
Speaker 5 36:57
On the Property Management Agreement, which really changed See, so 8% of the monthly rent. I don’t know what you’re planning on renting it for, but I gotta assume it’s around for to the small numbers.
Speaker 3 37:09
So the payment standard for the voucher is was
Speaker 8 37:13
3007. That when you do the utilities, I think, did that the utilities I think it came out to about 2600.
Speaker 5 37:24
Goes without asking probably you can look at it but $240 manages that enough. Coming back to LJ.
Speaker 3 37:31
So that is what the an 8% is a pretty typical, very typical one property. Yes, it is. It seems very small, but it’s just one unit. The 8% grade was also written into the MOU that the council approved. So we to modify that we have to take some extra steps. So what Kinder did build in though is we have the 8%. But we also have like Lisa fees, and there’s something else to help cover that staff time. But that, you know, special periods of time.
Speaker 2 38:06
Yeah, so you’ll see in the management agreement, very beginning it says, For Lisa to get $100 million. And to get some additional costs. I don’t think this is going to be our first property doing it all by himself. So we’re gonna have one. And well, I guess we’ll see exactly.
Speaker 3 38:23
Yeah, was it leadership and type proper is really that those specific numbers aren’t working, because update that MOU in time, as before we take on more, because there are others as
Speaker 4 38:36
well. And part of it is because it’s on open space, I think that was our open space step will probably also help manage it in the sense of, they’re the ones that are going to be out there on a more regular basis, combined with our rangers. And so I think we’re trying to figure that out, because there will be this symbiotic relationship with that group and with this group, and that, I don’t think we’re going to need to be out there all the time. And so we’re going to learn through this and we’ll adjust the MOU as we’re moving forward.
Speaker 3 39:13
And that is separate and apart from anything they did for maintenance or replacement reserve.
Speaker 5 39:17
Well, so that was going to be my follow up base. So who is responsible for the actual project management, somebody up payments or rehab that has happened?
Speaker 3 39:29
So that would be Lhh. Using the replacement reserve. We’re also going to put a, like a lump sum in the replacement reserve to get started. But that would be lmha. But then anything they pull it off from Rent proceeds, and then they work with the city on anything that’s major needs to happen.
Speaker 4 39:48
Yeah, their perspective. their respective funds are the homeowner and so their fund balances are the resource to do that. And so that’s where we’ll be going to The third issues you need to deal with
Speaker 5 40:03
a lot of property management agreements like this, they also include an additional 8%. Monthly, they’ll include a project management fee for a project, like if there’s a certain issue because you have to coordinate getting plumbers out there and other things.
Speaker 3 40:15
So that should be the city’s housing division, because we have the rehab expertise. lhsaa have management expertise, the city housing division, when doing the rehab work,
Speaker 5 40:28
at any of those more major pain, they moved out, and yes, it hasn’t been working for six months, we know about it. Yeah.
Speaker 4 40:37
That’s the CDBG rehab dimension. And that’s actually who did the rehab work on there. So we would just do an interfund transfer within the city to cover any costs needed to.
Unknown Speaker 40:54
Lisa, on the wall
Unknown Speaker 41:07
we’re going to put in about that.
Speaker 6 41:14
No, because some of the things that are required depends on their actual source of income. Like now, the risk from the 10 day or 30 day rate depends on what their source of income is. And it can’t just be social security, it has to be social security disability. So I think going into too much refactoring to be too. And it doesn’t come into play until we actually serve are going to go File. So
Unknown Speaker 41:36
what we do, and
Speaker 6 41:45
I think it’s just standard. Now it’s for us, it’s going to be our standard protocol. So it doesn’t change anything that we’re doing.
Speaker 8 41:51
I just did one. eviction. And I think so it’s unintended a man now like he had these sources of income, whatever. The problem that we ran into is the language and the law is tenant shall immediately notify landlord of these sources of income. And our attorney was like, what is the stuff about
Unknown Speaker 42:13
Speaker 8 42:14
Judge this application? Well, so I was wondering, so our lawyer said, in your lease, put an addendum immediately, interview seems X 24 hours, 48 hours, 72 hours, and that way you’re covering because the language is so incredibly vague, so he wasn’t bringing it up to the court maybe trying to preemptively so so I guess just a subsection under your eviction?
Unknown Speaker 42:43
Speaker 8 42:44
if you have these sources, tenant is required to notify landlord within 24 hours of and that way, that’s how we’re doing it.
Unknown Speaker 42:54
I don’t know.
Unknown Speaker 42:55
I mean, we’ll see.
Unknown Speaker 42:57
That’s how we’re doing.
Unknown Speaker 42:58
Then the definition section.
Speaker 8 43:01
Okay, you can put it in, we’re just putting it in our legal language, eviction, who owes legal fees, blah, blah, subsection, whatever, whatever. A leave, tenant must wait for hours of receiving and a notice in writing that they see that it takes away but
Speaker 6 43:20
this isn’t the legal. It’s really scary. Right. Our legislation pages illegal and I know from the border county courts to the one in Baldwin because the judges interpretation of the law. Even so
Speaker 8 43:35
trying to preemptively like to cancel this trip. Right. At least it wasn’t a defined period by the National lawmakers. So we’re
Speaker 7 43:45
gonna use city law law, or we’re gonna pay on your
Speaker 6 43:50
I don’t think I remembered I think that was
Speaker 7 43:55
published. and foremost, they went to the Chief Justice for mold Academy. And she said the form is, this is my understanding of what I read, as long as we see it online and save mode or follow the same criteria that was given though Dr. Which is taken a lot shorter.
Speaker 6 44:24
Time off that Susan said they would have to book like landlords would have to book through ODR OPR we pay the city back for the services. This is all for the mediation requirement.
Speaker 7 44:36
We have some discussion that she’s having a bill and I don’t think that’s what the market says of her payment terms. But I know Susan that means Yeah, she’s fellas I asked him Is I mean, it’s a real process. Yes, we have to go through the yard and to lease the landlord will have paid X amount of bucks
Unknown Speaker 44:59
Speaker 6 45:04
yeah. Especially with the Army opposite for free. So
Unknown Speaker 45:12
actually the we do that for any
Speaker 6 45:15
law change, you can’t wait, we may not be able to use and as follows si citizens hotword OVR to get an exemption for Boulder County by
Speaker 4 45:31
turning over to the current and saying they engaged in this, okay. Visitors this is going to probably turn into a higher level conversation quickly.
Speaker 7 45:46
Person what I saw from the note from deadlock. I don’t think from her standpoint, we’re obligated to follow the same rules apply. And I agree that was the only thing the lawyers have all agree that I’ve talked to you and I’ve talked to a lot of this is the worst written piece of legislation we spoke with.
Speaker 6 46:08
The attorneys are often too arbitrary because I don’t know what we’re just had a hearing on screen. And our attorneys were like, Well, based on what Buller is doing is this, but just hard to hear. Longmont is doing this, and it’s really up to the judge in the courtroom, because they threw out a whole bunch of cases up in Boulder about a month ago, because they didn’t do the 30 day they had 10 days. And they literally threw out every case that was served by pending for weeks, wasn’t a couple of weeks in a row,
Speaker 7 46:34
a couple weeks, and one of the major law firms that represents attorneys, or represents landlords, they stopped filing stuff for a few weeks, which changed the docket from 130s to the
Speaker 8 46:49
next delivery next Friday. And they must, they must not have had anything.
Speaker 6 46:55
Because we are we all have to change our process super fast. And anything that was resistor dependent. We have this for basically all back over it. Yeah. So I don’t know what’s gonna happen. And when we get there,
Speaker 7 47:05
the only exposure this us new is now that sort of mediation when you’ve got tender enough now 20 days added to the time, you’ve got up to two weeks for mediation, not missing the 10 day stay on the eviction, or three days, or 30 days, depending on a past one or two months of the process. So why don’t you know what I thought when we’re successful complaining, I decided it was me. I wouldn’t be anybody anytime that screw, make a determination immediately for somebody to put a grant or something else have a stake in the ground, otherwise, you’re going to be six months down the road. And the worst mediations I do on people are six months behind. Because our current structure. There’s almost no way.
Speaker 6 48:07
And you can’t get these anymore. You can’t afford oxys. You can’t although maybe we need to look at a whole lease agenda for all the
Unknown Speaker 48:19
ones I finish.
Unknown Speaker 48:21
I can share with all
Speaker 4 48:25
your attempts here at these meetings. He’s on vacation. Yeah, but I just think we’re just learning the stuff that you are living with. helps us to get for our retirement started.
Unknown Speaker 48:38
Totally unchartered waters.
Speaker 4 48:41
Yeah, the last well, I’ll just say that’s the theme of the last two legislative sessions. I can tell you that exists all over our organization and everything that we’re doing in the past, if it doesn’t make sense legally to use us immediately. What is it actually? Yeah, what did they say
Speaker 9 49:09
to us, though, that they’re looking at any cases that would be good to try to appeal. I mean, it might be smart for that to happen sooner rather than later, or they’re all just kind of in limbo, because why? Because that’s going to need appellate court clarification like you’re a colossal disaster. So the all these district court judges who differently throughout the state county here, yeah, that’s just gotta come together. So hopefully, there’s some good pieces, or even a combination of pieces of the city’s attorney’s office inside what event? These will be the fact pattern that we want brought up to the appellate court for clarification.
Speaker 4 49:51
Yeah, I mean, I’ll just say honestly, I think our focus is on public safety legislation right now in terms of what we take and what we don’t take forward. Right.
Speaker 9 49:59
I was looking at what other municipalities are doing as well. I mean, Joinder, so it just might be a good idea to start thinking longer term Elizondo.
Speaker 3 50:17
might talk to Christie our, our fair housing attorney and Tim, and Jill see what Christie would probably be the primary tenant services.
Speaker 2 50:36
So I have just a couple of questions. There are some typos in here. But on T, which is
Unknown Speaker 50:43
the Article of the Colorado constitution,
Speaker 2 50:47
I just need an understanding of this where it says the contribution on behalf of the agent or on behalf of a family members, so if you’re part of the agent, your family members, and if you’re a political candidate, is that correct? Am I understanding that correctly?
Unknown Speaker 51:06
Okay, great one.
Unknown Speaker 51:19
Speaker 2 51:39
Read to me, if that’s the case, it sort of says anybody that’s part of your family, it’s really funny topic. Well, it’s your child on anything they can use as firefighters to get right,
Speaker 3 51:50
because we’re a housing authority and not a private landlord. Any person who controls 10%, or more of the shares are interested in the agent. And agents, officers, directors.
Speaker 2 52:06
And producers are indirectly we have to agent more on behalf of immediate family members. So I mean, it’s just a first I’ll highlight that. And then the other thing that I have a question about is for which is and and you guys know, that I will consider about this. When we start listing the history of non discrimination things. It bothers me there are a couple ever missing here, here. But I’m just wondering if we need to say something like, not limited to these such as but not going to do or we follow federal and state guidelines as far as discrimination goes. And on page four.
Speaker 3 53:05
So this, I agree with you, I feel like this definition should expand. And this typically in everything we have this definition carries forward because it’s our statute. Colorado has more. Yeah, yeah. So this is like the minimum, but I agree that it needs to be done in real life. Yeah. Is there something that
Speaker 2 53:33
well, he was definitely missing? or sudden, you know, I’m
Unknown Speaker 53:37
just kind of thinking agents are protected class.
Unknown Speaker 53:42
Under? Yes, you’re talking to but
Unknown Speaker 53:48
but so I don’t know, what do you mean, you know, how many do I need to worry that
Speaker 3 53:56
we will just double check that with fair housing law and make sure it’s up to date?
Speaker 4 54:01
It’s referencing state laws as well. Because Colorado’s more restrictive in certain areas?
Unknown Speaker 54:10
And then they’ll just say no to that type of stuff.
Unknown Speaker 54:14
Oh, oh, you can if you want to, but I will say well,
Speaker 2 54:16
if you want it on the same page, and I think once you the third line down, Agent microcytic supervision any official or official, I think
Unknown Speaker 54:31
what it should be
Speaker 2 54:35
and then on five, under that agency, and the very first line says controls, I think it should be more shares
Unknown Speaker 54:44
instead of more. That’s
Speaker 3 54:49
it girl, just so you know, this is based off of the existing PNP management agreement for the rest of the homes that are building water Use. So you have to go through a table for everything. But
Unknown Speaker 55:11
does it make more sense just to use our lease?
Speaker 3 55:13
Well, this is not the lease. This is a management agreement. And we already went, this is our second template, the first one we use was what we use for my tech properties. And it was really challenging to fit to this. And so Tim recommended me is to PMP template. So it’s not the least we’re talking about the management agreement, most of these items so far.
Speaker 4 55:36
Pro PMP says is that it’s most of this work catching is outdated based on
Unknown Speaker 55:47
we’re gonna double check with
Speaker 4 55:54
our lean back here that question the agent is the city. This is where it gets wonky. The agent is the agent is Lhh. Well, right, the agent is the Housing Authority, who the board of directors is the city council members. And then you are an advisory board, so it doesn’t apply to you. I am technically the administrator of the agent. So most of these rules will only apply to me and the Lhh board. And so there are different rules related to that. And so I would look to Boulder County Board county commissioners who sit in a similar role as the council and I know they they make political contributions. So let me work there in a different way. It’s not a big deal for me to do it anyway. But I think to everyone else, it shouldn’t impact anyone.
Speaker 5 57:05
Well, I think it reads and it’s on behalf of the agent. So it’d be any of those individuals doing it on behalf of lmha they can do it on behalf of themselves.
Speaker 4 57:15
Correct. And that’s the nuance in the state law is. That’s why a lot of times you’ll see council members say I’m doing this as an individual. They’re driving that line between it so as long as anything’s employed to do this, I’m doing this as an individual. It’s different for me because my professional ethics just prevented me from doing it across the board even as an individual so
Unknown Speaker 57:46
any families well, this credit is
Unknown Speaker 57:50
just me just yet. Okay.
Speaker 2 57:51
I guess that’s the part that I was kind of confused about. Are the questions we’re gonna move right along. Detectors and yes, so we had to initial devices since Caroline became construction workers in his office late July one of them exploded the batteries lithium batteries they sent us exploded Davian cases fire for the civic center would have had something in particular yes.
Unknown Speaker 58:37
No just spoke damage.
Speaker 2 58:42
happen. They basically described it as you know, faulty battery, and that they said that we could use the alkaline if we needed to, we did switch to an energizer lithium battery, which has not had any issue with we’ve been monitoring. The, you know, every time it’s it’s taking reading, it’s between about two and 16, which is where we want to see the numbers, especially if you’re not smoking meth or don’t have that 100 did have a meeting set up yesterday with New Zealand, but he didn’t get the invitation. So we rescheduled it. So next week,
Unknown Speaker 59:21
what’s the website?
Speaker 2 59:28
That’s where we can be monitor, oh, movies and then see where the devices are? And is there an alarm that will go off there but tell us about that? No. So it is basically it’s silent. And all through the website. So it what’s interesting is a proposal talks about how we would get something an alert sometime. We don’t have that. I’m not sure.
Speaker 4 59:56
I think we decided not to do it because we didn’t want Up to this point. So you can see this is kind of what it shows. We can set the alerts at certain levels. And I think they said 60 is active smoking. And so you can go and say, well should be alerted to this. But yeah, this is kind of what it looks like is that
Speaker 2 1:00:26
so they say that it said that certain tiny increments. But if you look at all the readings, it’s all over the map. We wanted to go to four hours. And for some reason, we’re at 60 minutes. So So ideally, he came back and said, and then this is where the questions come in, is that if we set the frequency at 120 minutes that these batteries should last 12 to 24 months, which I believe that, because we’ve been changing batteries that are unique. So that is not obviously
Unknown Speaker 1:01:02
going to work
Speaker 2 1:01:04
in people’s people’s residences that much, right? So
Speaker 9 1:01:07
making that assertion with their batteries, or just batteries in
Speaker 2 1:01:12
general. It might I want to know from them, like, if this is so much like a fire alarm, why, why are you funny, maybe they are working on the technology and making it hardwired. But that’s that would be the ultimate goal. Right? Hardwired. So more more questions for the company. And they did offer to send us a replacement and new society, we have to be original and one of the newer ones. So and the readings are consistent. So that’s, that’s awesome.
Unknown Speaker 1:01:47
That was a big question. Is consistent
Unknown Speaker 1:01:56
talks about if we move forward with it, absolutely.
Speaker 3 1:02:04
Yeah. And recall that the idea is we wouldn’t put these in occupied units at this time, we would put them in certified clean units. So people are moving in, and they would be notified. This is tested clean, and you have enough detector. There’s challenges with the unit occupied units.
Unknown Speaker 1:02:24
What would prevent somebody from taking it outside?
Speaker 2 1:02:29
It’s actually drilled into the wall. So maybe they
Speaker 4 1:02:35
got it was kind of advice that like literally every time we change the batteries, it triggers a tamper. And then that would be an alert that you would get into somebody’s think it does alert.
Speaker 2 1:02:49
The tilt alert as well. So even if you turn it
Speaker 5 1:02:54
makes sense. Otherwise, yeah, let’s just take it off, put it up as I
Speaker 4 1:02:59
go along. Right, you can see here are one of them actually triggered the tilt alert. And that could change.
Unknown Speaker 1:03:08
And this is just pilot right now with there’s two of them
Unknown Speaker 1:03:10
that are to my office.
Unknown Speaker 1:03:13
And the other one did you change out the batteries that came so that they’re not?
Speaker 4 1:03:22
them because if their batteries failed, and at least you have a company that you can show to.
Speaker 3 1:03:29
So Carol, when you showed us that reading, it looked like there was a site that you described her to be what that actually is what is not Fascinating?
Speaker 4 1:03:39
Well, I mean, part of it is what we learn is these things are like crazy sensitive. And you can actually sometimes see spikes in series and they’re changing batteries. And it may I mean, basically what we’re learning is we’re all at some point getting contaminated with meth. And, you know, my office probably has embedded contamination in the carpet because I’m out going around in places where people are smoking meth, if it gets on my shoes or anything, I bring it into the office and bring it into the floor. So you know, that’s a piece of puzzle, external air intakes if somebody is smoking outside the facility, it can trigger it. And that may be something that we’re seeing because it was somewhere consistent. And it was, it was not it. There were like certain times where we’re like, this is interesting, but it’s
Speaker 2 1:04:39
definitely leveled out since we had that last meeting. We were like you just need to leave them because we were with you and knew them a few times too fast and they need to stabilize in one place
Speaker 4 1:04:50
than the one that wasn’t working at all. They said clean it with industrial alcohol and Sara did. And once he did that zeroed out and started gentlemen.
Unknown Speaker 1:05:03
So if we got
Speaker 7 1:05:10
somebody suspected meth partner, somebody, they’re gonna bring in some kind of authoritative testing to validate
Speaker 4 1:05:19
it. Yeah, we would have to because these aren’t regulatory, the industrial hygenist is regulatory. So if we had an idea that NAFTA was in there, we would need to bring it recycle and conduct the test. And then that’s actually what you can act upon. Saying the tip is not to get caught in a rebuild or reconstruction, it’s to just be able to clean the units, which is significantly cheaper. And whether it be more important translate forward. Because as we thought, not sure we’re going to get better insurance.
Speaker 3 1:05:59
We’re no longer a moneymaker for insurance companies. We utilize our policy too much.
Speaker 9 1:06:05
So let the variance just, I guess, let’s just use the draft of your show everybody. Would there be any points on that with the variation in your own office that you guys would envision we call a cleaning company and for to do have a numerical value? Or do we get where we say, Yep, this is the time we go in. Because obviously, you know, your revenue is at 62 numbers. So nothing here, which trigger or example somebody,
Speaker 2 1:06:35
someone came in. I mean, maybe I just literally walked through a house that you recently condemned.
Unknown Speaker 1:06:42
I don’t know about that. But I haven’t done anything
Unknown Speaker 1:06:46
with the house. So
Speaker 3 1:06:49
I should try that. Though, if you if your favorite ones gets in there, and you have to do some something to let it air out again, or cycle itself out. So really, the idea is that the first idea of this is prevention. If someone cares enough about their housing, to not smoke, or use meth and we in their unit, then this would hopefully deter. And then secondly, if you are gonna go ahead and do that to catch it early. So it’s just to clean on an ongoing problem.
Speaker 4 1:07:25
Think we also brought the fire department in one day when it was doing some weird stuff, and they brought in their devices, and their devices didn’t pick up any other chemicals that were in there, that would trigger it. So that was an interesting data point for us. So we know there wasn’t any cross contamination from other things. Because one of the things we know is bad air conditions can also create similar chemicals, especially in this high efficiency ones, and they start failing and start releasing chemicals into into the environment. But they didn’t pick anything up. So we were able to go okay, what this is reading. It’s not what they’re reading now. more work to do.
Speaker 3 1:08:09
I’m going to say that we’re in the fine tuning, but hopeful that this will be something that we can use.
Unknown Speaker 1:08:19
Yes, if we can figure this battery thing out.
Speaker 4 1:08:27
So understand things that we’ve learned. So what we’ve talked about is I think the first time they said one two is it wasn’t in a sealed container. And so it is highly likely that we know that people in the past the packaging industry in the shipping industry itself has people in the warehouses and other things you’ve met. So in that case, it could have been contaminated before we even brought it in because it was pulling it out of the box. And now they seal in a vacuum sealed package, which obviously made some difference in this. The other thing we’re trying to figure out is, when we look at the construction industry, we tend to see high levels of meth usage in the drywall and painting industry. And so what does that look like in terms of the construction of your house? And, you know, are we gonna see levels? And we’ve talked about well point during construction, do we bring these in? And because you don’t want to get into a brand new facility, but hopefully it shouldn’t be low enough that it’s not above 16. So 16 is going to be nice if we do this, I think 60 or 70 is going to be that limit for activities.
Speaker 5 1:09:49
So it sounds like we’re still pretty early on though, as far as testing in is this I’m sure you guys looked at a bunch of different companies and providers. So the technology is just so Okay, this is the end of q3 Grabbing shipping. They are exploding.
Speaker 3 1:10:12
We are maybe the first or second in the US in Madrid. So they are just figuring out International.
Speaker 4 1:10:19
Yeah, most times in New Zealand and Australia. So they’re not I mean, we’re not encountering the same issues in terms of how they’re getting things there and the number of different facilities, it’s moving. I mean,
Unknown Speaker 1:10:34
how big is this company?
Speaker 4 1:10:37
There? They’re, they’re expanding fast. I don’t I couldn’t tell you today what it is. So they just opened. I think they said the US division, which is Dan got, we’re dealing with within the European division. So they’re expanding fast, especially in the hotel industry,
Speaker 5 1:10:54
like the city of Boulder was in the news several months ago about all their libraries have been shut down. What are they just going in with a different testing device? Array or
Speaker 2 1:11:03
the same standard device? Was industrial and agendas to do any testing? Like that, like we went in what Lisa, what we’ve done to kind of keep semi proactive is purchase them, you can buy them on Amazon. And that’s what we’ve done to determine, wow, this is something that we need to worry about or not. And those tests are accurate.
Speaker 3 1:11:28
So those are just like, specific. You minus basically I’d like also COVID testing. Yeah. So that’s the testing side, which we do have a lot more resources now than we did you know, five years ago, that detector though, for active use, this is the only one there is.
Speaker 4 1:11:46
Yeah, so we took the same. We know now from the swabs that Lisa gets off of Amazon, we’ve now correlated those to the industrial hygenist. So we know when we see a line, that it’s there, we actually went into our library, use those. And nothing came back to a level where we would see in folders issue. And England’s issue was really related to, I think boulders, they had a campsite right outside of the building where the air intake was, and so it was pulling it in active on a regular basis. And Inglewood had the same issue. So yeah, this is just to catch it early. So we can go in and clean it again, not from this has nothing to do with the criminal side of it. This is all civil and trying to ensure that we can keep the costs from blowing up on us.
Speaker 5 1:12:41
So then, one follow up the on the mentioned the construction crews coming in a drywall painting and things like that you build that into your contracts, like for village place with the general contractor that they have to do some testing at that certain point.
Speaker 3 1:12:55
This is all brand new world. Yeah. So no, yeah.
Speaker 4 1:13:05
Well, the hard part is in construction, construction. And so we do know that things like acetone, there are some chemicals in construction that will trigger Yeah. Because we thought about when we get some of these included in during construction so that we can see what’s going on. There is an overlap in some of the chemicals that are in construction. I think what it’s telling us is during construction, we need to have active follow up and people moving through the buildings, probably less important in like a village place because we’re going to be actively in there while they’re doing and constructing more important when we think about those plants that are out there.
Speaker 9 1:13:52
Can we get a list of that the next time you talk to the company and the New Zealand Company and like a list of chemicals that maybe they’ve run into or that they know like? Okay, we already have that. Is it just a general? It’s just like a couple of things just in the construction phase, or is it like a page long the list?
Unknown Speaker 1:14:13
I will track that down for you. Yeah.
Speaker 4 1:14:17
The acetone varnish or anything of a varnish is the one and that just gives you a sense of what if that’s the silencing or
Unknown Speaker 1:14:35
Federal Insurance database. I
Unknown Speaker 1:14:43
think we’re still working. No, no.
Unknown Speaker 1:14:48
It’s yeah, they are removing our White House
Speaker 9 1:14:50
insurance. So we will no longer have that coverage. There are other inflatables. They’re changing their way to pale
Speaker 2 1:15:00
percentages, some of them are some of our policies might have had a 1%, the standard version is two so that
Speaker 9 1:15:08
two percents like those, but we’re still waiting to hear back.
Unknown Speaker 1:15:11
Speaker 2 1:15:13
So there’s not really big insurance companies that actually do have employees. So currently, right now, the insurance company with also decided they didn’t want to talk to our broker. So I’m basically stuck to me. So the term, they finally started somewhere, because I think they’re kind of realizing that they’re getting hit. So she’s, we’re still analyzing most of our insurance, most of our policies of this management, because we have such high loss.
Speaker 9 1:15:52
I think they told me the speeds was 270%. So that has increased dramatically insurance wise.
Speaker 8 1:16:02
So there’s some brands out there through the EPA in the state for meth cleanup that I’ve been looking into. So we’ll probably apply for those grants. I think the state one is up to $250,000 a year. And then of course, the EPA has this. So if we can tap into those resources that would be
Speaker 3 1:16:29
so can drag a question for you and for the group. Most places like when we asked is so video, LEA won’t own video, so it won’t be under our insurance policy to building. And I asked that team, what do you do for math insurance? Well, we have pollution insurance, and that is what most places rely on for math, but I have not heard that they’ve actually successfully utilized it. Have you heard anything about utilizing pollution policy on that
Speaker 2 1:17:00
part, our agent, our Grover was going to look at policies, but it’s very possible that even those policies are coming to the point where Yeah, and maybe they haven’t been utilized.
Speaker 3 1:17:12
But this is so when we manage third party manage other property so that both Zinnia they won’t be covered by the same housing authority, insurance policies. And so they won’t have specific enough coverage, either. But that’s not it’s not our financial liability. But that is an interesting thing that not a Not everyone is as proactive, as we know about testing, cleanup. And so that’s something we’re going to make sure we work with the Zinnia team to ensure are utilizing protectors, if that’s an option. And one part
Speaker 4 1:17:45
of it is I know that when I’ve talked to a couple of private owners, they tried to utilize the solution component of their insurance, and they were not that guy that was coming. The insurance company was denied, because math isn’t.
Speaker 3 1:18:04
So I think a lot of housing providers out there thinks that this solution coverage will work. They haven’t been proactive or utilized for them longer. So that’s just something I’ve seen the industry that we will be third party property owners want to make sure we
Speaker 4 1:18:25
Yeah, some of it’s due to the changes of lower County Public Health, all the public health agencies are working with the Colorado Department of Health and understanding what the levels are. The good example that Lisa gave at Village place, and we after we met with him is the levels are basically designed for children and homes where if you literally live the wall or the windowsill, that’s what triggers the issue. They’re not necessarily designed for age restricted units, commercial areas, and in terms of the levels and what that really means. So like Boulder County, or boulder library, that was an interesting one because it met the definition. But the likelihood health impact of the patrons of the library was actually really low. The kitchen, you’re not constantly in contact with ingesting it, you know, because you live with this or something. And so the state is working to adjust the bath levels in terms of what will trigger remediation and what will trigger remediation.
Speaker 2 1:19:39
Can you just briefly because this question is going to give us an update on security cameras and the current ones. Sure. We went to a bid process tracing them working on the standard. Thank you. It sounds like some of the bids that came back even weighed like one was a recording $1,000. So that was because they included all of Lea properties, not the ones that hadn’t CDBG grant. So we’ve done the math, and it’s coming into, it looks much better. And I’ll let Tracy it’s down to
Speaker 8 1:20:19
around 80,000. In order to do the properties, we have a CDBG grant 61. So there’s some some different funding that we need to have some more
Unknown Speaker 1:20:33
CDBG lifetime. So I think we’re in it
Speaker 2 1:20:36
was the company that does the police departments, so not all yards, right, all of our Nola cameras that are up in the city with downtown with our parks. There’s work like hand in hand with our next slide folks in the director. So the
Unknown Speaker 1:20:56
Chamber’s change that just happened last week.
Unknown Speaker 1:21:04
Meeting maybe that’s an
Speaker 4 1:21:05
update. Yeah. So we’re shifting. We’re trying to figure out as part of the city’s budget, financially, how we do cameras, we shifted over to utilizing the funds and the neighborhood portal and some other things. So what we realized in that is, so we brought our scouting tool. And we started running through what has been procured to meet federal standards. So we know about tech as we know that the LTE component has been procured to hit federal standards. The next piece that we got into is really looking at genetic cameras.
Speaker 2 1:21:48
I’m not specifically but that might be what Valerie’s talking
Speaker 4 1:21:52
about. So part of it is the genatech cameras are what we’re looking at, we then went out to the co ops to find whether or not there were co ops that are procured to the federal standard in the US that are looking through those co ops now. The playback function and the cameras and so it may mean if we if we do that, and we can find that go off that we can go off of it pretty fast, but Well, no, no, we’ll still be in the pieces. I think I would work to make sure that we’re getting quotes in genatech cameras. And Ron is I’m sure Ramsay Jews have his word wrong with him. So I’m pretty sure that’s what’s in there. So
Unknown Speaker 1:22:42
no problem with
Speaker 4 1:22:44
using security defenses. You can’t be at a specific camera, you can say like, we’re able to Yeah, so that the these federally procured have a list of cameras know which one of them is genatech.
Speaker 2 1:23:00
So what facilities right now still do not have the security cams. So Spring Creek and Fall River have nothing outside the lodge has nothing outside. And neighborhood has nothing. And except will this building does. So the only buildings I have outside is this building. And it’s the suites about those. Not not. So
Speaker 4 1:23:27
there are some village place that we put no area which is a little bit different.
Speaker 2 1:23:32
You can capture the community area up front the alley right there. So that’s, that’s going to get shot for now. So basically a large majority.
Speaker 3 1:23:49
So this the CDBG funds will be used for the neighborhood. Person launched Spring Creek Fall River in the suites. And then those places we’ll get those in with the recertification this property are you have them but we’ll work to tweak that over time to make sure it’s compatible. So we will have numbers on all these properties once the CDBG funds are in and then a couple of them we just need to tweak over time to make sure that they fit with the system. So we are pretty cool. I mean, I feel like we could we just have to do an action plan amendment on the CDBG funds to get more coming in because we have some
Unknown Speaker 1:24:34
and some procurement issues I’d have to work through
Unknown Speaker 1:24:37
it. So we’ll also have it done by October.
Speaker 4 1:24:44
The other thing that’s creeping into this world is this this really hit like Friday of last week is like hitting the cities the key the city’s key system. Is is not a it hasn’t been Little bit working anyway, that’s why we couldn’t, if we were bringing these buildings on, we couldn’t bring them into that system. We’re starting to have more and more issues. So Sandy and I have been talking about the need to replace the the, the access system, if we get the right camera, in the replacement of access systems may allow us to vibrate these facilities, because there are companies that integrate the access system with cameras, so that when people are accessing facilities, it’s communicating to the cameras and says, somebody’s coming in and the camera captures it. So in places where we have issues with people bringing in individuals that aren’t supposed to be in the property, that may help us start getting control of it. And so that’s the advantage of this cooperative that we just found. So like one of them that was birthed out of Texas, actually is ADT who integrates the cameras, playback system, and the access control system, which is where we want to be eventually. And that’s where managing types of cameras will get in access now. Important because you wanted to be able to integrate. So there’s a point where we know we need to get it done. But as we’re learning through all of these issues, we also want to get it done, right. So that we have the best system in play over time for all of our facilities, and where they integrate with each other. So like, for example, when we have an issue in a neighborhood, there are cameras in here and these cameras, but then also can integrate with cameras that we have about roof and red car can Atlantean Park to kind of try to triangulate really quick issues, because we’re finding the ROI has been proven out for us, which is why we’re pushing money into it. So we’re gonna push about 300,000 apartment funds, there’s about 180,000 and public safety funds. So we’re pretty close to allocating half a million dollars, subject to council approval. But I can tell you in three cases, we’ve probably already exceeded that in terms of the ROI the factor and time that it’s taken public safety to deal with issues. I can think of two shootings, more than three cases that have coastal murder. They’re solid, they’re they’re getting clarity within 24 hours of what’s going on. Versus before when we look at the reading case, year when you start factoring in the time cost of the positions, the ROI, you make it up immediately. So the business case is there. We just need to make sure we do it right.
Speaker 2 1:27:57
So our my guess my question is this, as I’m looking at the time, and I don’t want to run over, are we going to do the lease agreement and all that other kind of stuff today? Is that critical for us to look at today? I know is there going to be questions? And then as compared to trying to finish out with everything that’s here. I just don’t want to run us beyond that. So what is the deal? With? Yes.
Speaker 3 1:28:23
So we’re still finalizing it by Friday to take to the board on Tuesday. So, so you needed a yes, or you could email it as well.
Speaker 2 1:28:37
Well, I think maybe we’ll just try going through it today. And we just have to move fast.
Speaker 3 1:28:45
So this lease agreement is crazy. Please, if you let me know what the know what the background here we pull this lease agreement. This is daily, Jamie’s physically masterly to using on every property,
Unknown Speaker 1:28:59
right? It’s new, but we
Speaker 3 1:29:00
tweaked it to be appropriate for a single family home, correct. yard work and utility information and
Unknown Speaker 1:29:11
a parking partner you know, whatever is different, for instance.
Speaker 3 1:29:14
So everything materially everything on this lease has already been reviewed by the last year reviewed by legal approved by the board. So the only modifications we made were things that are related to see.
Speaker 2 1:29:31
So that’s the currently 16 For every copy. So as his last material.
Unknown Speaker 1:29:39
I’m sorry. from earlier in the meeting, yes, yes. So are there questions
Unknown Speaker 1:29:50
on this? I have a few that.
Speaker 9 1:29:56
I don’t understand section four. Why So quite a bit, the concessions are, if that’s not going to be an issue at what we did, or maybe even just went up first. So sorry, section four,
Unknown Speaker 1:30:13
page 12. So
Speaker 6 1:30:15
it’s a standard release type of thing because they are having a difficulty breaking point like, say, bullishness versus renovation, and we just can’t rent all those units. And we offer a concession to do one kind of concession, like they get half a month three or four, month three, or they get $100 less than one. You want it to be documented. Because if they don’t fulfill that mission, you don’t collect that back.
Speaker 9 1:30:39
So they’re like, what’s the point of the one time concession remain $0?
Speaker 2 1:30:43
It’s just it’s just so that verbiage is in there because we used
Unknown Speaker 1:30:49
to that’ll be like a blank
Speaker 4 1:30:57
are liens on here that saw the lease when we started this issue. We were seeing differences. And so we just get one of these for all properties. It may have zero.
Unknown Speaker 1:31:14
Okay, yeah, I just thought that was a potential.
Unknown Speaker 1:31:21
Plan. Did you guys
Unknown Speaker 1:31:27
okay, well, maybe I’ll just
Unknown Speaker 1:31:29
mostly this is a lot of the lease agreement or the
Speaker 2 1:31:38
the the clause the clause requires that. Okay, so I have a couple of things. Started with Section Three grant. I love that this came up in our meetings, and I’m just wondering if this is ever going to be a possibility to be able to do a direct deposit. So that I think that will solve a lot of the problems. If we do that. So I’m looking at this the budget this year, I’ve already got a quote.
Speaker 6 1:32:17
And the biggest piece of it, I mean, it’s very possible with it. And what I want to do is I want to look at what we have meaning on these
Speaker 2 1:32:25
properties, if there’s budget available to be added today, our renewal is October 1, so we see a three month period where we would have to add it, it’s going to be the best time to implement it before the new year because then accounting is stopped for six months into any type of financials. But
Speaker 6 1:32:52
it is doable, but there’s the biggest piece of it is the
Speaker 2 1:32:55
implementation, which is about $14,000. They will be transferring our current system to a new system to be able to do this, but it would provide direct deposit capability through what we call rank Cafe, which is what our housing or housing trust Afters use right now just the landlords to get their payment since it would provide being able to create a maintenance request on it. So what order so they’re not having to go to the community manager telling them and then the community manager has entered the system. They’ll have that capability. They’ll have capability to look at their leisure. You know, so it’s all kind of online access. And we are researching it right now. Great, because I know that that has come up and what’s going on? I’ll have to ask and see if those are available. It would it would actually be through the portal and the campaign. So you would set up your account set up to do it automatically, you would send up to have you go in every month similar to like you pay credit card or anything like that it would be my guess is it doesn’t allow. And we wouldn’t do any justice if we did allow credit cards. So it would be usually a debit card or a checking account that’s required in most in most of these cases. But we’re still working out those specifics. Under Section 10 under vehicles, we’re talking about towing, I know that it says that the resident is responsible for the expense. The next sentence still confuses me a little bit where it says the residential versus landlord for the cost of off so we’re not getting hit twice there. Are we any residential is a use for the total vehicle Depending. So
Speaker 6 1:35:01
sometimes we have like a day that we have to have a vehicle move, who I say we gave proper notice you need to move your vehicle, and they don’t move it. And you’ll do it. And like we have to have relocated on site, we can call and have those relocated, and then go back the resident for that. Okay.
Speaker 2 1:35:17
All right. Under animals, and I know that it says 25 pounds, any pet larger than 25 pounds, I guess what I’m concerned about is it doesn’t specify particular animals. And I’m fine with that, other than our other animals that we wouldn’t allow.
Speaker 6 1:35:38
Well, currently, most all allergy problems, except for the hearts and the lodge do not allow pets, their service handles or emotional support animals, and those have different modalities that we have to follow when approving them. But they cannot be considered a pet.
Unknown Speaker 1:36:01
Also, those don’t fall within the sound correct. So what since we don’t
Unknown Speaker 1:36:07
allow animals? Should we just go to the seats? That’s
Unknown Speaker 1:36:11
unfortunate a lot Oh.
Speaker 2 1:36:15
Well, this is kind of a problem, too. So I guess the termination is, are we going to love pets at AMS? Because this is specific for the agent house? Correct. And those city properties, it’s a four, four bedroom family home or you know about that? Me? I don’t make those decisions. They happens and already happens. I mean, I guess it’s kind of a different. It’s a different unit. All right. So this agreement is actually used for religious properties. Okay.
Speaker 9 1:36:55
All right. So allow for emotional support animals, isn’t that. I mean, one thing though, I don’t remember
Unknown Speaker 1:37:02
Unknown Speaker 1:37:06
Support with proper back condition, we have to allow bushel spoils.
Speaker 4 1:37:10
Okay, yeah, that’s included down the definition of the service animal
Speaker 6 1:37:15
in Colorado, but it’s more support in their home, not outside of their home. Okay.
Speaker 2 1:37:28
I guess one of the things under Section 22, which is responsibility for sharing my concern where it says landlords not liable to resident for a fighting brain injury, damage, etc. So what happens is somebody falls on the property. They’re not
Speaker 6 1:37:45
less landlords after admission, so if they fall on their own backs on them that we’re not responsible.
Speaker 2 1:37:57
So they fall in on an icy sidewalk, it’s allergies, because they’re correct.
Speaker 4 1:38:03
Only, we have to be made aware of the issue for us to be liable for what occurs. And so if the best example was village place where the ice was constantly accumulating, during storms at the one location, once we’re made aware of it, we have to make sure that we are managing it, so that it’s not an issue. If we’re not being aware of it, and they fall, then that is their liability. That’s just generally I think that’s part of the home, how we look at government won’t be in those issues. It’s not in like a manhole cover. And if we see a manhole cover to eat devices, when driving down the road, I have to call it in because that we’re aware, if we’re not aware of it, and the car drives through it, then that’s a different issue. So that’s kind of what this language is really trying to get at is. If you do something and it causes you to have injury. That’s what
Speaker 2 1:39:15
I wanted to say. After I was I just that’s just my estimate being made aware of or something like that. Just kind of strange under, like six reentering east. At one point you got brought in to one of our meetings, those door entry things that was going to maintenance that maintenance or put on the door that said, Hey, we’re in your building or in your room. Are we still using those?
Speaker 6 1:39:47
Yes. And they were just resupplied last week was all the way in this case last Tuesday. For me, it’s great to surprise for those who have
Speaker 2 1:40:00
Under Section 42, I didn’t see where’s where number B. VA WA is was attached. I’m guessing that’s why all the steps were
Unknown Speaker 1:40:15
in, that will probably depend,
Unknown Speaker 1:40:17
that will probably go away.
Speaker 8 1:40:20
They won’t be required to use the Wawa under this program like that. That’s they will if it’s voucher, under the voucher program, we have to give them the follow up. But under
Unknown Speaker 1:40:35
this the city’s property
Speaker 8 1:40:37
you will be required to, and that’s something that we could. Yeah. And you have to do it right on.
Unknown Speaker 1:40:56
We tested out for led to
Speaker 3 1:41:00
many trucks, I think so CBD has led requirements with it. So let me just double check with Adam, who’s managing the rehab.
Speaker 8 1:41:10
So we did it, we did a lead test, and asbestos test.
Unknown Speaker 1:41:21
You don’t have knowledge, you didn’t test to lead. We just talked about.
Speaker 2 1:41:34
So, okay, well, I’m going to just jump into the house rules there, just a couple of things. One, I think number 11. And number 26, same thing, and it could be combined into one. And it’s 120.
Speaker 2 1:41:50
See the same kind of environment. It looks to me like the house rules and regulations are taking everything from the lease. The thing that I don’t see in the lease that I think is critical, because this comes up just about every time you go to some of the facilities, and that’s the non smoking, you guys have put it down here is number 44. I think it really needs to be in the lease as well.
Speaker 6 1:42:20
And we have to actually initial this to say that they are acknowledging that is
Speaker 2 1:42:25
true, but what everything else is sort of coming from the wayside. It’s such a critical thing, that’s what we hear all the time is people are smoking or not going back, or they’re going to their room or something I just I don’t know how many people even really do
Speaker 4 1:42:40
work or work from I’m gonna say when we got into this, we did that as an agenda because we wanted to call their attention to it and have them specifically sign that piece of it which is why we did it as an endo versus it just being caught within the master lease itself.
Unknown Speaker 1:43:02
That’s really all there
Unknown Speaker 1:43:12
is there initially by that? One
Speaker 3 1:43:23
so are we most of your comments, these are on the master form, lease and master visit the households we have heard every unit. So I feel like these updates we should make the next time we do a master update. But for this one, we might have
Unknown Speaker 1:43:41
to do some updating as a slave, well
Unknown Speaker 1:43:44
the water changes. So
Speaker 3 1:43:45
that’s the master I might not include those for this one specifically until we update the home. Let me think about that. I don’t want to run one out run there’s one property one weeks ahead of the entire master.
Speaker 8 1:44:01
But we can do it to the current we don’t have to we don’t have to change the lease we can do it. We didn’t have to lease
Unknown Speaker 1:44:09
the legislation away in new checkboxes we’re gonna come back towards
Speaker 2 1:44:16
Okay, anybody else have any questions or comments? All right, let’s go on to llj report. Data operations. I think there’s been this included. So updated.
Speaker 6 1:44:36
You can see report for those who are actively leasing during the month we hit 96% occupied which is a high for us over the last two and a half years. I just look into this there is one Pecos recruit does have one vacant down on different statuses and that was pending transfer. We have opened it up to three to four residents. Two Three answer to that one. But I’m going through these Aspen Meadows neighborhood. We’re currently sitting at five vacancies, three are down for that. One is sitting a year down. And that’s the one that we didn’t have insurance money on. But we just got the bed set into investors yesterday for the ductwork and drive off so that if you can get that guy then we will start piecing it together in house team that renovated the two other records are currently being cleaned costs.
Speaker 3 1:45:28
So that one is who we’re partnering with Habitat for about Yeah, the person that does a lot of contract work for habitat is helping us with that one. Okay.
Speaker 6 1:45:41
Sorry, you’re fighting with two other one. One is a PDB unit that we were going to do a transfer into, but now we’re opening that up and Ruby is waiting for the waitlist for three and four bedroom PBV units to open up because we have extinguished that list. So hopefully we’ll have that rented by the end of next month. And the other one just vacated. So returning that one, seniors we have three vacancies here one John, we’ve been rented. I think actually a second one was ready to speak already. Fall River, we’re down to three vacancies. The one Matthew that’s been down a little over a year and a half. That’s rented. We just took possession of that Friday. So that would send in the other two our new vacancies that we’re working through the waitlist on. Our stone has no vacancies. The watch has one she has an application pending on that the suites we currently only have four vacancies to our LJ to our MHP but three of those are downs toward aftermath one is now for a flood and the other vacancy which is MHP unit is possibly a reasonable accommodation transfer. So pretty quickly. Gregory has the one like I don’t hate it right. We currently have three vacancies, two of them are met and the other one is rented. I think we’ve had access to Tracy too long. I believe it’s been second we should we had to move in next week on that one. The village place we have our five vacancies that we’re hoping for the renovation. Master termination lists has grown a little bit but we will be next month taking off I believe three or four nations that have been completely renovated and will be turned back over to us for our discussions on the opportunities
Unknown Speaker 1:47:43
well why don’t we signed
Speaker 6 1:47:44
on Friday 127 over set aside 7127 flood unit we should be signed off on the same day or tomorrow. Another 17323 I believe was just completing in that way. We’re just waiting for the final test result from the the official test results report and you’ve been told it’s fair and there’s no reconstruction of that unit. So just be audited and just in the minor grades on it. That we should be as soon as the the test results is that you release that to us.
Unknown Speaker 1:48:19
Sir we may want to order three units since our test
Speaker 6 1:48:29
is one away that was ready it is least special that will be if we could get a unit in that way
Unknown Speaker 1:48:37
Speaker 2 1:48:40
we have to do it in dim sum that you have developed something
Speaker 4 1:48:48
I’m just thinking it’s a good opportunity to test the claim unit
Unknown Speaker 1:48:53
held soon the listeners
Speaker 6 1:48:56
onto the Ask Gregory word is that with that because as a PDE it so
Speaker 4 1:49:04
we don’t get it I mean if we don’t get one maybe we get too excited
Speaker 6 1:49:10
about sleep coming the worst case we could use one but we have there we go I’ll take it Okay, so forgive a copy updates. We have started in taking donations over at the suites and for one of the conference rooms and this is kind of what we’re hoping with. If we have that foundation argue that we can get more. We’ve had unfortunately residents pass away the families don’t want to do anything with their stuff. So they decided over the lhg LHV staff is going through it in like food that’s good candidates are not going to open we’re doing that on site pantry but furnishing stuff like that. are in great condition that we don’t want to just throw in the trash. We’re expecting making sure no, but everything it’s all ovation for moving it over this weekend we started Donation Center where we’ve actually had three residents been able to benefit from it already we have one resident who previously homeless brother got a bed and stuff but he had nothing of the winter so we’re able to give them a dining table chairs and some other little seating so he had that we had a fire victim from another move from our state in with family so didn’t have anything we were able to give her some dishes furnishings and everything else for her house. So we started that are building a cancer billing shelving right now to put it in there so that we can get it all from shelves village place, we have all the dishes and we were going to just throw out who it used to be a full service kitchen in there before LNG took over in addition still remain. So our building attendants are putting them into groups of like threes and sixes. So a household with a movie like this week, but they have nothing can at least have a day’s worth of dishes ready for them. So we’re kind of excited about that. In the end of the month, two staff members we’re gonna attend a permanent supportive housing conference up in Fort Collins that check is putting on about for those who are dealing with households that are moving from homelessness into that support housing and how to handle it. It’s their first big networking if they’ve been wanting to get this put together. So two of us will be attending that. You we have joined the Metro general partner Association. We move from the boulder one over to your to Metro just because of the training opportunities. Our main team is attending an H doc and BPA training September 4, we wrote the biggest tarp the cost of this class is only about 1500. They’re offering to it as just over 300 for guys so I believe what they’re to is today class with their certifications for a shack tender for
Unknown Speaker 1:52:02
Speaker 6 1:52:03
champion inspection of 20% of the units and the entire building all closets, working systems, no urgent findings and typically an urgent finding is smoke detectors down not working emergency lights, egress issues, nothing like that was found and everything else was very minimal. They stated that this building was like it’s been being cared for and maintained and it showed us so we were really happy with that. And then both the manager and assistant manager have given notice is and relaxing was Friday or managers last day is Tuesday. So with those vacancies at the suites case, you’re going to help fill I have a manager who’s going to help fill Sarah is going to pop in there girls volunteer to pop in there so it’s going to be a joint to help fill that while we hire. Stay with the manager and this is also covered absent seniors and neighborhood I will take over management duties of this here and neighborhood
Unknown Speaker 1:53:09
Speaker 6 1:53:12
we have the adjuster out here if you see all the tape on the floor we have the vaulted flooring from the remodel the adjuster did come out and walk we’re waiting for his report with the insurance because
Unknown Speaker 1:53:23
city messy situation but we’re working through right
Speaker 3 1:53:26
I spoke with Palace last week just getting the update they’re still interested in working with us once the insurance information comes through. So just keeping tabs on a reading adjusters
Unknown Speaker 1:53:40
resumes. Insurance can subrogate girls in our
Speaker 3 1:53:48
house knows the architect we have an update with the architect and welcome that was more sensitive house is very much open and wants to know as we go along. But I’m going to have to call that architect once we know what it really is organizing next we have a good picture.
Speaker 6 1:54:04
So I’m waiting for that report. So I’ll follow up the same as the neighborhood and we also have a chapter file audit scheduled for next week. We’re feeling really confident about that and we’ve got a free audit of all the files already so we will get that done in the next month. I’ll report on any findings or how that works. As expected me we already set this pending cell Brian has to eat us down for the investigation that have been a disappointing our testing
Unknown Speaker 1:54:41
Speaker 6 1:54:44
the site parking has been discontinued would be such a reasonable accommodations. So we’ve had about six residents that are reasonable accommodations for closer parking, but not really an issue that we thought we’re gonna have. So they’re all doing that pretty well. Spring Creek, the Eagle Scout Boy Scouts project. They did all final purchases on Sunday and they started looking at some network that they have to do an evening this week to do the building of the raised garden beds over the old horseshoe pits checker gave us the okay to change those because of course she pins have not been utilized since the building was built into the eagle, an Eagle Scout for his project is going to make those into raised garden beds. And so that work will be done this Saturday.
Unknown Speaker 1:55:33
And then we have
Speaker 6 1:55:34
a technical audit scheduled for the end of August for that property in Fall River Home Depot is donating $500 worth of plants, shrubs and trees for the residents to do joint cleanup and renovation projects at the property.
Speaker 6 1:55:54
They also have a check out at the end of the month. Nothing new going on at the Hearthstone, the lodge had a reactive section and everything went well no major findings, and third party properties. And yeah, utility work is almost completed. And then Public Safety has been really helpful in just helping with the management of the concerns of the residents issues, even with construction is kind of a big joint effort because keeping everything contained in bulk. And then our current open positions we have the assistant manager for we’ve changed that from the Aspen’s and suites, it’s going to be now ask them to village place and the suites, we’re going to hire the manager for just that location, instead of them having three, there’ll be a suite and then Zinnia opens, they will take on that property. And then we will have a resource specialist or something for this property opening. We’re just reassessing those positions and fenders. Questions on the properties?
Unknown Speaker 1:56:58
Speaker 2 1:57:07
Okay, so first, I apologize for portrait, usually, landscape, so it’s not sometimes. But I canceled at our last last time, we wrote off $300,000 That went to collections. And then another almost 1000 That didn’t go to collections. And most of that was driven because there’s no further action that can be played on those costs. So and we have going to Council this Tuesday, another $100,000, that’s going to be written off. A lot of these are probably accounts to about five major properties that have a cost to rehab those that gets pushed down to them. There is like like Lisa said, and even like the collection agency said, it’s really hard to even get something on their credit report. And it’s fee related. If it’s rent related, you can. But if it’s fee related, it’s a whole nother ballgame to take it. So it’s now with everything we write about this because technically, we should also read the questions once it’s been sent. So we’ve got them, we’ve sent a letter and write it off so that they have that visualization as well. So they’re about to see if I have any questions on the AR.
Speaker 2 1:58:45
So to give you a little bit of background, since there’s some board members, or advisory board, is that every quarter to come and do kind of quarterly update of our financials on a monthly basis, what happens is we send a full detailed listing of what’s happened and what’s transacted on these properties to the investors to the community managers, property managers and to our compliance. So they get a listing of here’s what the budget is, here’s where we’re over so that they can also monitor their budget. So that perspective along with Heather does her analysis of where the AR stands. And where it isn’t a true credit.
Unknown Speaker 1:59:29
You need to look at the ledgers we have
Speaker 2 1:59:30
issues did post incorrectly. So they have all this visibility the property managers do to maintain the budgets as well as collect on the AR at a higher level. What you’ll see is that kind of out why it’s It’s mid year, are we going to do percent of our budget. Are we over and if we start to see that sometimes we look at the budget itself to see if we have it aligned properly. So like if we’re doing payments on a quarterly basis, and we’re adjusting that based on monthly, that’s where we can see issues and fluctuations. So we call River, you’ll see, you’ll see on most of these properties, we’re already over in our vacancies, dollars that have been budgeted, those are items highlighted. In red, this additional funding has come in based on insurance proceeds. And what you won’t necessarily see on the expense side is that we also track the insurance repairs that are happening, which will then lead our costs and maintenance expenses. So Fall River, that that is showing us that 94% of the budget already, but 83 paisa is insurance expenses. And then there’s a couple of other things that have gone over, and they’re not over annually, but they’re over in period. So those are the main items and financial purchases. On LH a The reason LH J and L HPC. are over, are due to some new costs that weren’t kind of expected. It’s kind of transitional like Hoa, HOA fees to transition from LH DC to La J to pay for work over property until it closes. And then you’d have some closing costs when we sold this sweet land and stuff like that. So do you have any questions? And usually
Speaker 4 2:01:40
what we know from a financial capacity perspective is we’re getting the new snowplow truck changed over to the housing authority, ordering the Sanders and other things, which once we get into the fall, actually will reduce what we have been paying during typical snowstorms. And then as we move into the next year, there’s going to be a fairly significant savings, all the properties based on how we structured the cost. But if it doesn’t snow, we’re going to we would have saved the money anyway. But if it snows, we’re actually gonna save money based on what we’re paying contractors. And the reality is we’re going to go out anyways, after they do the work. So that’s, I saw that email from cash that’s moving Correct.
Speaker 2 2:02:34
I know that employs us. Yeah.
Speaker 4 2:02:39
Yeah, so we’re doing one track, we plan on having to load a truck. And then to load a style piece of equipment. We’re hoping to have to, we can’t get our trucks in. Right. So what happens? Well, I’m singing. But these strokes actually with fleet, in most cases, if there’s an issue, we we will take it into our fleet services, and they can turn those around pretty fast. During a snow event, anything snow related gets priority. So if it’s flat tire or something, we can go out and do it in the field. So we’re not really worried about that we do that on an ongoing basis, even with our big trucks. So at this point, we’ll have a backup over here, we were hoping to have to use for the canceled order theory that is creating an issue in the transition. So let’s see, we may have to by the time it comes around, we’re just waiting on us to come in.
Speaker 2 2:03:56
So the next we’ll talk about monitors, it did a different I used to just give you this, here’s what our masters count for kind of how the two years works. So this is something we have to fill out for HUD every quarter, to let them know that we’re not gonna overspend our money and how we determined exactly what we’re going to get to. In this last quarter, we did see a significant change. I will tell you that the majority of that change that cost that was the sweet slouches that went up to fair market. Or it should be approved amount that we got from
Unknown Speaker 2:04:31
DOH. I mean,
Speaker 2 2:04:32
that technically was almost $100,000 Just to our vouchers, probably over 100,000 and he vouchers because they were so far behind that to get them up to that fair market rent. I mean, we’re still going in there. Do you want to do ha ha did. You got a new approval for the next year and we’re gonna have to see how that fluctuates. So what We’re also seeing is an increase to 5%. Right now you can see, we’re looking at about 423 vouchers, where we have 14 sitting and issued, and they’re currently looking, but we’re gonna have to start dropping about right now. So I already gave the CD up to the next five, you can’t vouch for that. And we’re going to have to start seeing this, by the end of 2024, we’re expecting to get 410 vouchers. Because as you if you’re already vouchered up, if you increase the fair market rent, you’re going to have to start factoring down as those landlords start researching recertify. So that’s why when they brought up 110%, we’re gonna have to extremely drop our voucher standard 200. So is this being conscious of probably the particular backing for, they’re not gonna see back down when you were battered up? That’s what that’s what they want to see. I have posed to have Is it okay, here’s the situation, you’re trying to keep up, we have 105% that we’re trying to match Boulder and boulders on the 210. We can do that, as you can see through our to tool for our heading, and what, what signifies? Like how do we get additional funding, because we have capacity, and probably all of us here in Longmont that can use vouchers. I haven’t heard back from her. But basically, we’ll be down to four temperatures by next year. And this is just what it looks like today. So you get what your actuals are. And then where you see this estimated attrition rate. What determines that based on what we sent, you know, people that have been added and people that have lost their voucher. So we’re currently at a 10% attrition rate, which says that every month we lose about 3.5 vouchers. So technically, you lose 3.5 On average point five. So you stay down to that. But we’re going to have start with do you see? So that’s kind of what that does. And then we have other plans, additions and UPC new leasing is like those extra 14 numbers. They’re already in play. And then our other plan additions and reductions. How do you say we’re at what month? Can we add in what month can we not so that we ended up being at the 6.2 million, and that includes our reserves, so that we don’t think forever voucher and that they kind of in the two years will say we have 6.2 this year, you have 612 Next year, and then the following year, it increased but I do think every year they kind of determine the increase just on based on what their new fair market rent is gonna go up to, and making that cushion. But we have to see how do we get more funding our way, because we’re gonna have to end up technically reducing the 410 for the PDP vouchers that we have now issued. So as those come off, they may be switching to add Dodgers instead.
Speaker 8 2:08:12
Yeah. And I came out with some more funding this year for new vouchers for the county or older housing partners got a lhhs, zero. Anything, there’s a formula and if it was under four, we just didn’t get it.
Unknown Speaker 2:08:31
So why do you think that we were under four
Unknown Speaker 2:08:34
is the way that they calculated? The
Unknown Speaker 2:08:37
what factors? Are we not doing that overdid?
Unknown Speaker 2:08:41
I think it’s the size of the community that they look at.
Unknown Speaker 2:08:51
I just got I just found this out last week. So
Speaker 4 2:08:53
yeah, dig into that, because I think we’re technically actually larger because we have more registered voters than boulder does now. Which is interesting, because the only reason they’re larger now is because then even then, we’re just every year gain a voter. So
Speaker 3 2:09:11
I think we certainly asked her to tell us why. What were the factors? Because that’s what are we we seem to be like never getting, and we didn’t show it.
Unknown Speaker 2:09:24
Obviously stuff. Yeah.
Unknown Speaker 2:09:26
So we need to leave a question on that
Unknown Speaker 2:09:29
one good spec an important new questions.
Unknown Speaker 2:09:32
Well, and we need to we need to kind of
Speaker 8 2:09:34
make that decision because we’ll have to put in the new admin plan. Stage here.
Speaker 3 2:09:43
We are ready. So that’s a that’s a bigger conversation that we don’t have time for today.
Speaker 2 2:09:50
And so we thought we were pretty much kind of United. So our admin that we get is on her voucher basis. So we’ll have four three 1131 We’re at about 103 hours production. So dropping down for 10. We just launched $5,000 a year, because we had to drop down the fair market. But then, you know, it’s one triggers for next. So the more bouncers we get to go up to the more as we could get, and then maybe we didn’t really care that this executive, I mean, I mean, definitely, if you look at it, if we were housing all of Walmart’s vouchers, you would have enough probably funding in admin for those vouchers to actually have position.
Speaker 2 2:10:54
So we’ve got we’re running a little bit over time, but I think this is this kind of go through everything really fast. What’s public health and safety? up fast. So I was going to go into more of a little behind this recap of six months, I think, attending copy conversations, we’ve been able to accomplish more positive results working as a team, as some of these issues are more public safety and health issues versus management. That able to really take care of issues that are not only the community itself, but in the neighborhoods, potholes, lighting, signage, etc. Three of our senior communities have expressed high interest in Michelle Golan, our fire marshal coming up. We’ve got her scheduled the end of this month in September, for evac questions that keep continuously come up, even though we continuously talk to them about that every month, we have improved signage, due to some requests, which I think is really helpful now that they’re on every floor, we’re also going to start talking to Tracy and Lisa, doing a little bit more on our background side of things, especially folks that are referred by hope, or anything like that. I think we’ve been doing a very good job at this at this point. But I think we’ve seen some gaps. Even if I think this lame SEO or site, maybe great service life Management site. And then last but not least, we just had a meeting yesterday regarding a zero in front of village place. And I’m taking on the project of getting that destroyed and adding parking. And we’re figuring out on the other side, what Ellijay is actually responsible for versus watering things. And basically rewriting a contract with if it’s not called a contract, but just having something in writing. So we can delineate between what the city is doing, or ltpa, and FHA. So I have a question which I will bring up afterwards. It doesn’t mean to kind of hear about that. But we’ll see. Okay,
Speaker 4 2:13:22
we’re about to head into budget Kyndra has been working on it already in getting our son the Raji. And because it’s two or two property, once we get that in, you know that we’re gonna start the transition for next year. Like that out of the 202 program, I will tell you just based on the city budget, what we’re seeing, expect inflation to be a significant impact in our budget this year in the city budget of about $2.1 million, which is what we call Level One expenses. And we move towards what we’ve been seeing. So inflation is going to be a big hit. The next big hit is going to be compensation. We’re still in that world. There was actually a really good article in Denver Post, you all saw about competition and government sector for employees, and then talked about it nationally, state and local. We’re still in it. You know, Arlene’s her conversations about Senior Services, and we’ve kind of answered, they’re not unique to any area of the organization right now in terms of filling positions. So we’ll be working through that. But I would expect compensation and inflation to drive the budget this year, may or may not be a lot of money to do anything else similar to what we’re seeing.
Unknown Speaker 2:14:42
In the wage, does that affect you guys at all?
Speaker 4 2:14:45
They didn’t raise it. They’re ordinate. During conversations right now, generally about that. Based on the way the new state laws are written, you have to do it as a region. So there are multiple jurisdictions talking about it or council did say they want us to participate in the conversations, and put some caveats into that bill is a thing like Walmart Economic Development Partnership in the chamber to be part of the conversation. Because they want the business perspective there. They also want to look at Eastern Weld County, because technically we’re closer. And we know that decisions could impact employers in our community. I mean, literally just go. The other side is sandstone ranch. And so we’re really focused in on what the impact will be. It was interesting, I was in breakfast, again, this is something happened and dumped into, there’s a shop we’ve been going to for years, and she used to have employees and she no longer has employees because she couldn’t pay a living wage. And so it’s now just her mother. And so those are things that we’re wanting to get out of the business community to really understand so but we are moving. I think minimum wages do move again, by state. And so we don’t really have that issue for our staff members, because they’re all above it, but the markets do. So let’s see what that looks like. So it may be a relatively simple budget here, actually, in terms of what we’re having to deal with some things that we’re adjusting organizationally, based on seeing that. And this is all tentative at this point, as I’m starting to look at what I’m funding, and thinking about funding and program or consumer services, but not splitting it, just running out of the general fund and still having them work with Val Ha, based on the capacity. There’s older adults, it’s even their mission. So it doesn’t necessarily make sense, I don’t have to split it, I’m not going to another change that we’re looking at making. And this is pretty complex in that. Working with Zach and public safety. If I can find a portion of a public information officer, then Zack can restructure to where he creates another Neighborhood Resource Officer. And then we take an existing officer put them in position of managing more of our enforcement and housing work, or coordinating our enforcement and housing work across the organization, which so far, that’s in for me to do. And so yeah, we’ll be working on that, which actually creates more capacity to deal with any of these issues. But it also lets us coordinate into what we’re doing in terms of how we utilize park rangers, parking enforcement, code enforcement, and other things. So it builds efficiency. So those are in right now, it’s actually makes a big difference in terms of what we’re talking about here with the housing authority. So those are some of the big budget issues, but it’s always subject to change, because we’re still struggling with how we approach H H, and whether or not it passes. I mean, we’re pre programmed in a 50% reduction in property in what our property taxes be, in order to manage what the impact is if hh passes, so.
Speaker 2 2:18:11
So I just had one question, I answered. The gentleman who keeps talking about who couldn’t ask them to copy to the council and to the council meetings, and I believe that his organization is called legends on my housing to see specifically interested in bond farm or is Ed, the entire hair. City.
Speaker 4 2:18:34
It’s a long chunk. Watch. So now what he’s interested in talking about Shaquille the law, yeah. Now what he’s interested in, is just generally affordable and attainable housing in the community. I think he’s focusing in on Brock BOD far in the sense of, if we’re going to make a difference in terms of what we’re dealing in housing, we have to build units, because there’s no way for us to review again, Molly’s presentation we did on our housing needs analysis, you need to build units, and that’s his point. So no, it’s global to the city. Speaking to that, we just put an affordable attainable housing project on steroids.
Unknown Speaker 2:19:24
That’s adding keywords like
Speaker 4 2:19:28
is adding to the workload of our development team. So you know, we started talking about it related to the busing project with the housing authority and moved it over to the city side. We’re going to be going back to council when he had some pretty significant financial gaps to deal with Tuesday, two weeks ago, or we can go the council certainly give me some marker money over from affordable assisted living into attainable housing, which it’s clear to gap up really quick for us and So we’re looking at hopefully constructing 188 For Sale units, that will be all affordable and attainable housing. So I showed
Speaker 3 2:20:08
it because I should have mentioned that in the development updates, because the affordable assisted living wasn’t lhg side projects. Basically, we need to spend the extra money quickly land purchases, the way we were trying to do it to get an affordable assisted living project going. But it’s, it’s a big one. And when doing the land purchase, and being part of the development deal might not be the best route to take. Based on the research we’ve done, it might be more, just try to work with existing providers and and get preference on unit. So in order to not get the ARPA money pullback before we got it and accomplish. We’re going to redirect there and then look more on the programming side for affordable sleep.
Speaker 4 2:20:56
So yeah, that’s big change. And that’s going to be another workload on most of the folks in this room. So yeah, we started going through land use and everything. Do I Oh, so yeah, that’s where we’re moving. So it’s kind of exciting. I think if we can pull it off, it’ll be the largest development in the state of Colorado for affordable and attainable homeownership with deed restriction, I don’t know of anything larger.
Speaker 2 2:21:31
really communicate that to them. You know, everything positive because so much is negative.
Speaker 4 2:21:39
Yeah, and we’re looking at preference for people who are nine or w two can’t require it, but we’re looking at a preference and IW to online. We’re gonna be moving around trying to figure out on the affordable side Land Trust, see how that works. But in terms of the construction dollars, I think we figured about 23 we got going for that so the fair amount of work
Speaker 2 2:22:10
thank you. Anybody else have any comments?
Unknown Speaker 2:22:25
Unknown Speaker 2:22:26
repeater per building so
Unknown Speaker 2:22:28
Lisa in my
Speaker 2 2:22:30
early leases idea going frequent Fall River, internet access, sorry, practice that. You might have one page real quick on something much more reasonable and
Speaker 6 2:22:42
attainable. So yes, while helping with next slides, they won’t be I’m always wanting to get internet and all of our compensation so how can we tell you last week she had the idea of maybe putting a year’s worth so we have a phone and they’re connected to the city network already like the police officers to walk into their phones if they have a Wi Fi all you will get that service to like more than ever. That can be in that building along with our staff right now. We have a lot of you guys who can’t use their cell phones at Spring Creek calm river, depending on what part of the building right so how you said if they put the service in the common areas and then get repairs, which is pretty cheap to do to just extend that internet down the hallways that we would have better connectivity there for the residents and staff and for the repeaters are channeled to the resonant access
Unknown Speaker 2:23:54
I dropped off
Speaker 3 2:23:55
the gifts that everyone contributed for 18 and a gay person she was extremely appreciative and she wanted me to convey her thanks to the whole advisory board and like her happiness but we still some friends so we’ve had wonderful floor and she goes on to say thank you and she’s super appreciative and happy she feels like she’s taking the whole world off for her so she wanted
Speaker 7 2:24:30
to learn more alive at Fairbanks really important for you?
Unknown Speaker 2:24:57
Smart local live There are an awful lot
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