GMHA Board Advances RAD Financial Review and
Names Acting Executive Director
Geauga Metropolitan Housing Authority (GMHA) - May 19, 2026
Meeting Info: Regular meeting held on May 19, 2026 at 4:00 pm (EST) in the Conference Room at Murray Manor at 385 Center Street, Chardon, OH 44024. The meeting was held in person.
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: Chairman Jeff Markley, and board members Sandy Grassman, Michael Petruziello, Walter (Skip) Claypool and Susan Kemerrer were present. Legal Counsel Marshal Pitchford was present.
Attendance: Carrie Carlson, Chief Financial Officer was present.
Others Present: This Observer and six other members of the public were in attendance in person.
Observer Note: The Board Chairman indicated they were recording the audio of the meeting. These recordings are not routinely published.
3. Pledge of Allegiance - Recited
4. Discussion/Approval of Minutes
Minutes from the April 21, 2026 regular meeting and the May 1, 2026 special meeting were unanimously approved as written.
5. Financial Statements
Ms. Carlson reviewed financials for public housing, Section 8/HCV, and non-federal accounts for April 2026. Ms. Grassman asked about a water bill that appeared unusually high. Ms. Carlson explained that there was a leaking valve near the boiler area and that it was planned for repair next Tuesday. The repair would require the water to be shut off at the street before work could be performed.
After questions concluded, a motion was made to receive the financial statements. The motion passed unanimously.
6. Commissioner’s Report
The Commissioner’s Report focused on the Executive Director search. Mr. Markley reported that from the received 26 resumes, shortlisted to six candidates, two candidates were interviewed, with one candidate apparently withdrawing and three not being interviewed. The stated objective was to make an offer and hire a new Executive Director within the next few weeks if possible.
7. Report of Counsel
Mr. Pitchford reported that he had been getting up to speed and was working on two matters for the Authority. One matter involved recovery of rent and damages after a tenant had turned in keys and moved out. The amount discussed appeared to be more than $5,000. The second matter involved an eviction at Cloverdale. The eviction was described as involving a tenant who was a couple of months behind.
Mr. Petruziello asked questions about the amount owed, whether the matter involved damages, and the property location.
8. Report of Director
a. April Programs Report
Ms. Grassman noted that maintenance work orders had been keeping pace even given low maintenance staffing. Ms. Carlson noted that the two maintenance staff have been working hard to keep everything together. She said that there are three interviews set, two for the Maintenance Manager position and one for the level 2 maintenance position. The plan is to hire the new executive director prior to conducting the interviews.
b. 2026 Income Limits
New income limits are: one-bedroom unit: $34,800; family of four: $52,500.
c. Insurance Claim
Ms. Carlson discussed an insurance claim related to water leaking into an upstairs resident’s dining room area. The affected area was described as not large, and the tenant was described as cooperative. The amount to cover the claim was stated as a little over $5,500.
Mr. Petruziello asked whether tenants carry renter’s insurance. Ms. Carlson responded that renter’s insurance is recommended but cannot be required. The Board discussed that the Authority is responsible for the building, not tenant contents. There was also discussion about whether the issue was on Authority property and whether there were other damage issues that might require further review.
d. Cloverdale Update
The Board discussed the status of Cloverdale and the process for demolishing one condemned building containing two units. Ms. Carlson explained they were working with Four Points A&E (Architectural and Engineering firm) to obtain documents needed for the grant process, with the County Community and Economic Development office involved. A cure extension had been approved.
The property was described as condemned by the county building department due to foundation or structural issues, and no one is living in the units. Four Points A&E had reviewed the structure, and the discussion indicated the building could not reasonably be salvaged. Drainage problems appeared to have contributed to the deterioration.
Ms. Carlson said quotes had been obtained for demolition, driveway removal, and site restoration. Asbestos testing found limited material, apparently linoleum flooring. The full demolition and restoration budget was estimated at just under $39,000.
The Board also discussed removing the property from HUD inventory, which Ms. Carlson identified as the top priority because the units remain on the books but cannot be used for housing. She said she would take the lead and meet with Four Points A&E at Cloverdale to clarify next steps.
e. Housing Services Inc. (HSI)
The Board discussed the future usefulness of HSI and whether it should continue as a functional entity. There was also discussion that the GMHA Board chairperson would need to appoint someone to the HSI board. Also after Dawn Farrell leaves, another person would need to be appointed by June 30. Observer Note: Ms. Kemerrer is one of two appointees by the City of Chardon. Reviewer Note: See information reported by LWVGeauga about the discussion of HSI on March 18, 2025.
f. Center Street Ramps
Ms. Carlson reported that Four Points A&E and the engineer had finally provided drawings for the ADA street curb ramp at the entrance of Murray Manor. The goal was for the current contractor handling the drainage and pavement project to complete the ramp work through a change order. If that was not possible, Ms. Carlson would need to seek another contractor.
g. RAD (Rental Assistance Demonstration)
Ms. Carlson reported that Dawn Farrell had also reached out to Bob Bitzenhofer of the Ohio Capital Corporation for Housing to brainstorm options for GMHA’s public housing portfolio. Mr. Bitzenhofer had requested copies of financials and other information regarding public housing and operations. Ms. Carlson said she was not sure what else was happening on that topic beyond the correspondence.
The Board later returned to RAD during New Business, where it discussed moving forward with a financial plan related to possible RAD conversion.
New Business
a. Fire/Safety System Inspection/Repair
Ms. Carlson reported that the current fire safety system inspection and repair services contract expires September 30, 2026, and that there are no remaining options. Ms. Carlson sought a resolution to advertise for fire safety system inspection and repair services, after legal counsel reviews the request for proposals.
A motion was made to authorize solicitation or advertising for fire safety system inspection and repair services after counsel’s review. The motion was seconded. The motion passed unanimously.
b. 100% UPCS (Uniform Physical Condition Standards) Inspections
Ms. Carlson reported that the 100% UPCS inspection contract also expires September 30, 2026, with no options remaining. Ms. Carlson sought a resolution to solicit for 100% UPCS inspection services, again subject to legal counsel reviewing the RFP (Request for Proposal) before advertisement.
The Board discussed whether these inspections could be performed in-house and whether a maintenance manager might be able to handle the work in the future. Ms. Carlson indicated that the Authority has historically used an outside company for these inspections. A board member suggested this could be a question for maintenance manager interviews: whether the candidate understands UPCS and whether the inspections could be handled internally.
A motion was made and seconded to solicit for 100% UPCS inspection services after legal review of the RFP. The motion passed unanimously.
c. A&E (Architectural and Engineering)
The Board discussed the architectural and engineering services contract with Four Points A&E. The current contract was described as expiring June 30. Ms. Carlson reported that the current rate had not increased in five years, and the proposed new average rate increase was approximately $27.14 per hour. The Authority had spent approximately $137,000 over the previous five years, averaging about $27,000 per year, for capital projects and related work.
Ms. Carlson sought a resolution authorizing Carrie Carlson to sign a one-year contract with Four Points A&E for the period July 1, 2026, through June 30, 2027. There was also discussion of whether counsel needed to review the agreement and whether board members wanted to see the scope of work. The Board asked that the scope of work be circulated.
Mr. Petruzzolo moved to approve the contract, and Mr. Claypool seconded. The motion passed unanimously.
d. RAD (Rental Assistance Demonstration)
The Board held an extended discussion on whether to move forward with a financial plan as the next step in evaluating possible RAD conversion. Ms. Carlson noted that Nathan Bondar had presented at the April meeting based on the capital needs assessment. The matter had apparently been held to allow board members and legal counsel time to review before voting on the next step.
Mr. Markley explained that moving forward with a financial plan would not commit the Authority to RAD conversion. Rather, it would continue the evaluation process and provide the Board with more information. The discussion indicated that the financial plan would take about three months and involve an outside consultant. The amount discussed was a not-to-exceed amount of $25,000.
Mr. Claypool and Mr. Petruziello expressed concern about whether the consultant would be sufficiently independent. One concern was that a consultant specializing in RAD or affordable housing development might have an incentive or bias toward conversion. Ms. Grassman responded that expertise in RAD is needed to produce a useful financial plan, and that the plan is intended to evaluate whether a conversion can work financially, not to make the final decision for the Board.
The Board discussed the relationship among the capital needs assessment, current revenue streams, projected RAD revenue, capital expenditures, and long-term sustainability. Mr. Claypool said the Board needs a clear pros-and-cons analysis before deciding whether to proceed with RAD. Mr. Markley emphasized that the financial plan would provide facts needed for later decision-making. He also raised concern that federal funding could continue to decrease, potentially affecting the Authority’s ability to maintain its housing.
After discussion, a motion was made to move forward with the financial plan for possible RAD conversion. The motion passed unanimously.
e. Emergency Service Line Policy
Ms. Carlson presented a proposed Emergency Service Line Policy. The policy was developed after earlier Board discussion about tenants using the emergency service line for non-emergency calls, then failing to answer or return maintenance calls, not being present, or not providing access when maintenance arrives. Ms. Carlson said these situations cause unnecessary dispatches, delay responses to true emergencies, and create avoidable operational costs.
Todd Peterson, prior legal counsel, had drafted the policy. Ms. Carlson proposed a $20 fee for non-emergency calls when a tenant fails to answer or return maintenance calls, is not present, or does not provide access when maintenance arrives. The Board discussed examples of calls that would not be emergencies, including television problems, a cat stuck somewhere, and other ordinary maintenance issues.
Members asked how “emergency” would be defined and who would decide whether a call was an emergency. Ms. Carlson explained that the policy lists examples of emergencies, including items such as a broken window, furnace failure or no heat, major leaks, gas leaks, and toilet stoppage in certain circumstances. Non-emergency examples included appliance malfunctions, minor plumbing issues, and cosmetic repairs. Ms. Carlson said emergency calls are documented.
Mr. Petruziello discussed whether tenants should receive a warning before being charged, whether there should be a due process or appeal procedure, and whether the fee might be unfair to low-income tenants. He opposed the policy, saying the Authority is supposed to serve residents and should educate them rather than fine them. Others responded that the emergency line had been abused and that after-hours calls affect maintenance staff and can result in overtime costs.
A motion was made by Mr. Markley to adopt the policy. The motion passed, with Mr. Petruziello voting “No.”
9. Hearing of the Public
During public comment, residents raised concerns about RAD and the future of their housing.
Kim F. of Murray Manor stated that she had lived there for 16 years and described past homelessness, disability, PTSD, and the importance of feeling safe in her apartment. She said she had listened to prior discussion about RAD and feared that she might be forced to move or that the building could be sold or torn down. Board members reassured her that the Board’s discussion did not mean residents would be required to leave their apartments. The Board noted that the recent building assessment for Murray Manor did not indicate that the building needed to be demolished or that major structural displacement was expected.
Another resident, John D., asked whether rent would go up under RAD. Board members responded that residents would continue to pay 30 percent of income and that RAD is a financing model. They explained that when “higher rents” are discussed, the understanding is that residents pay the same tenant share, while HUD pays the Authority more based on a higher recognized market rent. The Board emphasized that no RAD contract had been entered into and no properties had been converted.
A resident identified as Russell S. of Murray Manor asked whether RAD would mean the property would become Section 8 housing or accept vouchers in a way that would change the character of the property. The Board explained that terminology may change, but residents’ rent and occupancy would not change in the way feared. The Board also discussed the distinction between two RAD options in which assistance stays with the unit and options in which a resident could take a voucher elsewhere. Members indicated that they were still early in the process and expected to hold additional public meetings or work sessions before any conversion decision.
Roberta K. also asked about parking during construction, specifically whether maintenance could park elsewhere when areas are blocked off. The Board redirected that question and said this should be addressed as a day-to-day management issue rather than a board matter.
10. Executive Session
The board moved into executive session under Ohio Revised Code Section 121.22(G)(1) for personnel matters related to salary and candidates. The motion passed by roll call. Board members and legal counsel were asked to attend the executive session. Ms. Carlson did not participate in the executive session and left the meeting.
11. Any Further Business
After the executive session, the board returned to public session. The Board took action related to leadership positions.
Executive Director Emeritus
A motion was made to name Dawn Farrell as Executive Director Emeritus. The motion passed unanimously.
Acting Executive Director
The Board then discussed naming Carrie Carlson, current chief financial officer, as Acting Executive Director.
A motion was made to name Carrie Carlson as Acting Executive Director until an Executive Director is appointed. The motion passed unanimously.
12. Adjournment
The meeting adjourned at 5:49 pm.
Next Meeting: The next meeting will be a regular board meeting on Tuesday, June 16, 2026, 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: May 20, 2026
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