Tough Choices and Rising Costs: GMHA Navigates Budgets,
Repairs, and Policy Debates
Geauga Metropolitan Housing Authority (GMHA) - November 18, 2025
Meeting Info: Regular meeting held on November 18, 2025 at 4:00 pm (EST) in the Conference Room at Murray Manor at 385 Center Street, Chardon, OH 44024. This meeting was rescheduled from the regular meeting date to accommodate staff availability. This meeting was in-person only.
Agenda: An agenda was provided at the meeting. It is not available online. The documented
proceedings below follow the agenda and are presented sequentially.
1. Call to Order - 4:00 pm
2. Attendance: Chairperson Jeff Markley, and board members Susan Kemerrer, Sandy Grassman, Michael Petruziello and Walter (Skip) Claypool were present.
Staff Attendance: Dawn Farrell, Executive Director, Carrie Carlson, Chief Financial Officer, and Alan Kobe, Maintenance Manager.
Others Present: Mark A. Ferguson, President of Four Points Architectural Services, Inc., and Jonathan D. Morschl Vice President of Four Points Architectural Services, Inc. This Observer and three other members of the public were in attendance.
Observer Note: The Executive Director indicated they were recording the audio of the meeting.
3. Pledge of Allegiance - Recited
4. Discussion/Approval of Minutes: October Regular Meeting
Minutes from the October regular board meeting were unanimously accepted by the board.
5. Financial Statements
The chief financial officer, Ms. Carrie Carlson, presented financial statements covering public housing, Section 8, and federal funds through October 2025.
A motion was approved to accept the financial statements. The motion was carried unanimously.
Ms. Carlson presented proposed write-offs totaling $6,487.01. The writeoffs were accepted by the board.
6. Commissioner’s Report
Nothing discussed.
7. Report of Counsel
Mr. Petersen indicated there was nothing new to report and activity was limited to lingering eviction cases moving through the process
8. Report of the Director
-
Parking Lot Update
Harris House – Rear Drive Subgrade Failure
Mr. Ferguson and Mr. Morschl of Four Points Architectural Services, Inc. reported that, after milling the existing asphalt, sections of the rear drive failed a proof-roll test due to water-saturated, unstable subgrade material. Approximately eight inches of unsuitable soil were removed and replaced with new stone, after which asphalt was rebuilt in accordance with specifications. Only the back drive was affected; the parking lot sub-base performed well.
Murray Manor – Asphalt Intermediate Course Deterioration
At Murray Manor, the top asphalt course was removed successfully, but the intermediate course showed degradation in several areas. Contractors ground down those sections and rebuilt them to maintain structural integrity. These repairs required multiple change orders, categorized as “unforeseen asphalt base repairs.”
Contingency Tracking and Remaining Balance
Staff reported that the projects exhausted nearly the full contingency allowance, leaving roughly $8,200 available. The board expressed concern about the strain on the contingency but acknowledged the necessity of the repairs.
Mr. Claypool expressed concern that the GMHA maintenance manager had not been a part of the pavement project at all and requested that he be involved in all maintenance activities, especially ones of this size.
ADA and Sidewalk Drainage Issue at Murray Manor
Extensive discussion occurred with the representatives from Four Points regarding the sidewalk at the base of Murray Manor’s driveway. The existing sidewalk sits lower than the adjoining pavement, causing water pooling and winter icing. Board members debated jurisdiction, noting that the sidewalk lies within the city right-of-way but may remain the housing authority’s maintenance responsibility. Ms. Farrell indicated that the city of Chardon had initially indicated that they would be repairing the sidewalk but later walked back from that statement.
Board Direction (Consensus, not a motion):
-
Staff will work with the Four Points engineer to price out an ADA (Americans with Disabilities Act) compliant design.
-
If the required work fits within the remaining contingency (~$8K), staff may proceed without further board action.
-
Staff will communicate with the city of Chardon in advance to avoid disputes.
b. Government Shutdown
-
The federal government passed a continuing resolution extending funding through January 30.
-
December’s operating subsidy has already been received.
-
No immediate risk to Public Housing or HCV (Housing Choice Voucher) program operations.
c. October Programs Report - no comments provided
d. RAD (Rental Assistance Demonstration)
-
GMHA has a RAD consultant scheduled to present at the December board meeting.
-
Mr. Petersen, board attorney, emphasized that RAD decisions require strong legal counsel, and the next attorney must be familiar with RAD compliance (see Legal Contract under New Business).
e. NSPIRE (National Standards for the Physical Inspection of Real Estate)
-
NSPIRE inspections identified 24 required repairs.
-
Maintenance staff completed all 24 items.
-
Ms. Farrell noted frustration with the HUD NSPIRE portal due to delays and complexity.
f. HCV (Housing Choice Voucher) Ads
g. Lithium Batteries
-
Ms. Farrell presented lithium battery safety policies gathered from other housing authorities.
-
Concerns centered on e-bike, scooter, and mobility-device battery fires.
-
The board discussed:
-
Requiring residents to register powered devices.
-
Verifying UL-listed batteries.
-
Providing fire-safe charging bags or other mitigation tools.
-
Ultimately they agreed upon ensuring that residents are educated on the topic.
h. Demolition Grant
-
Ms Farrell submitted initial paperwork for a county demolition grant in order to raze condemned housing under GMHA. Observer Note: Units to be demolished were not listed at this meeting.
-
The fire department may wish to use condemned structures for controlled-burn training.
i. Chardon Food Give Away
9. Old Business
-
Code of Conduct
The board held a lengthy debate regarding the Code of Conduct, which has appeared on the agenda for several consecutive months. Part of this discussion occurred before the agenda formally reached this item; it is summarized here.
Mr. Petersen noted that no governing body should struggle to define expectations such as “respect,” “dignity,” and “fairness.” Mr. Claypool objected to a clause stating that the Executive Director would determine whether a board member violated the code, calling that provision unacceptable and requiring that the verbiage in the current code be better defined. All board members except Mr. Claypool have signed the Code of Conduct. Staff and counsel reviewed options:
-
Leave the existing Code of Conduct in place (previously adopted by a prior board).
-
Amend the existing code to address concerns about enforcement authority.
-
Adopt a new code modeled on examples received from Jefferson County or others.
-
Remove the item from the agenda entirely, acknowledging that one member refuses to sign.
No formal vote occurred.
The board agreed they had reached an impasse and tabled the item again, but with strong statements that it should not appear on future agendas.
b. Proposed Public Housing Budget
The board previously reviewed a draft public housing budget. However, since that review, GMHA received final health-insurance renewal numbers reflecting a 24% increase, far above the 10% placeholder used in the preliminary budget.
Factors contributing to the increase:
-
Elimination of the PEBA (Public Employee Benefit Association) plan.
-
A new HCV employee opted into health coverage, increasing program cost.
-
Higher employer contributions resulting from premiums and HRA (Health Reimbursement Arrangement) funding.
Board members noted concerns:
-
Mr. Claypool was unhappy with the budget timing and tight turnaround (renewal information arrived November 4).
-
Mr. Markley noted risk to long-term sustainability given volatile operating subsidy proration.
-
Mr. Markley suggested moving up the budget process, with the exception of the health insurance costs, in order to provide more time for the board’s consideration.
Ms. Farrell emphasized that Public Housing retains surplus reserves from a strong 2024 financial year, though HCV reserves remain limited. Also, she indicated that the board had to decide now in order to secure funds for 2026. A motion to approve the budget as presented was made and seconded. The motion passed unanimously.
c. Murray Manor Plumbing
The board revisited the proposed $69,000 project to install new unit-level water shutoff valves and replace existing supply valves in all 77 units.
Staff and Contractor Justifications
-
Many units lack an internal shutoff valve capable of isolating water during a repair.
-
The building currently has only two primary shutoffs (one per wing).
-
A plumbing contractor recommended full replacement for modernization and risk mitigation.
Commissioner Concerns
-
Only one valve-related failure occurred in the past six months.
-
Maintenance was not adequately consulted before the contractor prepared cost estimates.
-
The scale of full-building replacement appeared disproportionate to the observed need.
-
The board expressed discomfort with the proposal being framed as urgent without maintenance input.
Maintenance Manager Input
The new maintenance manager, Alan Kobe, joined the meeting and stated:
-
He was unaware of the lack of unit-level shutoffs and will investigate building schematics.
-
Existing staff can handle most valve replacements without full building shutdown.
-
Purchasing a pipe-freezing device could reduce contractor reliance.
Board Action
The board tabled the $69,000 project pending a full internal review and a detailed recommendation from maintenance.
d. Social Media Policy
The previously approved social media policy required legal review before taking effect. Mr. Petersen confirmed the policy now aligns with record-retention requirements. The board agreed no changes were needed and acknowledged the policy as fully approved. No new motion was required.
e. Virtual Meeting Policy
The board revisited the virtual meeting policy, originally approved in June 2025. Members debated:
-
Required public notice periods (48 hours versus 72 hours).
-
Whether the “emergency” attendance provision should be re-defined.
-
Whether GMHA must make meeting-access links publicly available (consensus: yes).
-
Whether technical failures could expose GMHA to legal challenges.
Several commissioners noted upcoming medical procedures or travel requiring virtual attendance (December, January, February, and March) and provided their specifics to Ms. Farrell so she can appropriately schedule the meetings as virtual. The board agreed:
-
The policy remains unchanged.
-
Future meeting notices should clearly indicate when virtual attendance will be used.
-
Publishing agendas on the website would be beneficial, and staff will explore adding a dedicated posting section.
No motion was required; the board reaffirmed the existing policy.
10. New Business
-
Public Hearing
A Murray Manor resident raised concerns about:
-
Drivers parking on the building’s wheelchair ramp during pickups.
-
Delivery drivers ignoring package-drop instructions.
-
The disappearance of the posted delivery-instruction sign.
Staff committed to reinstalling the delivery sign and considering additional signage for the loading zone.
A formal public hearing was opened for proposed changes to the Admissions and Continued Occupancy Policy (ACOP) and the Administrative Plan. No public comments were received during the required 45-day review period, and none were offered at the meeting.
The board voted unanimously to:
-
Authorize the Board Chair to execute the certification documents.
-
Authorize the Executive Director to submit the updates to HUD.
b. Cyber Security Policy
Ms. Farrell presented a revised cybersecurity policy requiring:
-
Monthly 5–15 minute training modules.
-
Simulated phishing tests.
-
Additional training for employees who fail tests.
These are requirements of the State of Ohio.
Board Action:
The board approved the cybersecurity policy with clarified language regarding the designation of the IT consultant.
c. Health Insurance
Ms. Farrell outlined the renewal options provided through Acrisure/Brennan & Fowers, the authority’s broker. Medical Mutual offered the least expensive plan available.
Premium structure:
-
The employer pays 90% of the premium.
-
Employee pays 10% (or 11% under a considered—but rejected—plan modification).
-
HRA funds cover $3,500 of employee deductibles.
Even with changes to employer/employee share, savings would have been minimal (~$2,500). The board noted that shifting significant cost to employees was impractical given inflation and stagnant wages.
Board Action:
The board approved maintaining Medical Mutual as the carrier and accepted the renewal.
d. Fee Accounting
GMHA must replace its longtime accountant, who is no longer providing services. Ms. Carlson solicited quotes and received three proposals. The lowest responding proposal was $34,900 annually for 2026 (~$20,000 more than the current accountant).
Commissioners discussed:
-
Comparing costs to prior years, noting prior under-billing by the former accountant.
-
The increased complexity of GMHA’s operations, including RAD-related issues.
-
The difficulty of finding firms with Housing Authority and GASB (Governmental Accounting Standards Board).
-
expertise.
Board Action:
The board approved contracting with the lowest-price vendor, Maher & Reitzel, LLC, based in Pittsburgh.
e. Small Purchase Procedures
GMHA policy currently authorizes the Executive Director to approve purchases up to $25,000. Staff inquired whether the board wished to raise this limit annually by 3%, as state bid thresholds do.
The board declined to increase the limit and left it at $25,000.
f. Legal Contract
GMHA’s current legal-services contract is expiring. Only one proposal was received by the deadline, and that vendor misinterpreted the submission requirements.
The board attorney announced he must conclude his service due to workload and lack of available coverage at his firm. He recommended a Lake County attorney (Marshall Pickford) with municipal and public-entity experience and suggested potentially exploring an intergovernmental agreement with Lake Metropolitan Housing Authority.
Because no new contract could be executed before expiration, the board needed to extend the current contract temporarily.
Board Action:
The board approved a temporary extension of the current legal-services contract through January 5, 2026, with attorney availability continuing until a replacement is secured.
g. Parking lot Change Orders
The previously discussed change orders for pavement remediation were formally presented.
Board Action:
The board approved ratification of all change orders, authorizing use of contingency funds.
h. Disposal of Assets
Ms. Carlson requested authorization to dispose of 14 metal doors and frames removed during recent upgrades at Harris House.
Board Action:
The board approved declaring the items obsolete and authorizing disposal or recycling.
11. Executive Session
The board chairman, Mr. Markley called the board into executive session at 6:50 p.m. under ORC section 121.22 to discuss:
The board came out of executive session at 7:28 p.m.. Mr. Markley noted that there were no votes or decisions made during the executive session and that a future special meeting of the board will be called to discuss the strategic objectives of the Executive Director.
12. Adjournment
The meeting adjourned at 7:31 pm.
Next Meeting: The next regular meeting of the Board is December 16, 2025, at 4:00 pm at Murray Manor. More information about the Geauga Metropolitan Housing Authority can be found here.
Observer: David Lewis
Editor: Gail Roussey
Reviewer: Sarah McGlone
Date Submitted: November 21, 2025
The League of Women Voters of Geauga is a 501(c)(3) nonpartisan political organization that encourages informed and active participation in government, works to increase understanding of major public policy issues, and influences public policy through education and advocacy. They do not support or oppose individual candidates or parties. Learn more about the LWVG at www.lwvgeauga.org.