June 24, 2025 Board Meeting Minutes
Regular Board Meeting Minutes
501 Alonzo Watson Drive
South Bend, IN 46601
June 24, 2025 @ 9 a.m.
- CALL TO ORDER:
Commissioner Calvin called the meeting to order at 9:00 a.m. - ROLL CALL:
Commissioner Calvin, Commissioner Luecke, Commissioner Chamblee, Commissioner Daniel, Commissioner McNally, Commissioner Rogers and Commissioner Emberton. - HASB STAFF:
Jeremy Kuskyei; Chief Financial Officer, Princess Thomas; Human Resource Manager, Diona Jones; Specialist to the Director, Cheryl Carrell; Director of Public Housing, Tiffaney Murphy; HCV Director, Laura Wagley; Compliance Manager, Chris Truex; IT Manager - OTHERS:
Attorney Jewell Harris, Jr. Esq. - PUBLIC:
Hodge Patel; Abonmarche,
Rodney Gadson,
Doris Agnew
- NEW BUSINESS:
- Approval of Minutes- May Board Meeting
- Resolution 25-4430 Contract with Yardi Systems, Inc. for Software Services
- Resolution 25-4431 Interlocal Cooperation agreement between EHA and HASB
Vote to Approve May Board Minutes
The May meeting minutes were approved with a correction to the meeting date, changed from May 27, 2025 to May 21, 2025. A motion was made and seconded and roll call vote passed unanimously.
Motion: Motion to approve Commissioner Luecke
Second: Seconded Commissioner McNally
Commissioner Luecke AYE
Commissioner Chamblee ABSTAIN
Commissioner Daniel AYE
Commissioner McNally AYE
Commissioner Calvin AYE
Commissioner Rogers AYE
Commissioner Emberton ABSTAIN
May Board Minutes approved.
Vote to Approve Resolution 25-4430
Resolution 25-4430 is a resolution approving a contract with Yardi Systems, Inc. for Software Services.
Motion: Motion to approve Commissioner Luecke
Second: Seconded Commissioner McNally
Commissioner Luecke AYE
Commissioner Chamblee AYE
Commissioner Daniel AYE
Commissioner McNally AYE
Commissioner Calvin AYE
Commissioner Rogers ABSTAIN
Commissioner Emberton ABSTAIN
Resolution 25-4430 adopted.
Vote to Approve Resolution 25-4431
Resolution 25-4431 a resolution approving interlocal cooperation agreement between the Elkhart Housing Authority and the Housing Authority of South Bend.
Tabling the Interlocal Agreement: Resolution 25-4431
Legal Counsel Attorney Jewell Harris introduced Resolution 25-4431, which concerned a proposed interlocal agreement between the South Bend Housing Authority and the Elkhart Housing Authority (EHA). While HASB has been informally supporting EHA following the vacancy of their Executive Director, this agreement would formally establish the relationship, including clear expectations for compensation and scope of services.
However, two critical pieces of the agreement were left intentionally blank pending board discussion: the monthly rate EHA would pay and the effective start date of the arrangement. Commissioner McNally was nominated to collaborate with staff and the finance department to determine a fair and reasonable compensation structure. Commissioners agreed that although the work was already underway, the agency should not operate indefinitely without a formal agreement.
The board voted unanimously to table Resolution 25-4431 until the necessary numbers were finalized and could be ratified at the next meeting.
Commissioner Calvin introduced Brad Emberton, the newest commissioner to join the board. In his remarks, Emberton shared a rich background rooted in both entrepreneurial success and community investment. A South Bend resident since 1992, Emberton reflected on his experience as a former Midas franchise owner and current real estate developer with a passion for adaptive reuse-breathing life back into abandoned and underutilized properties. He highlighted recent projects, including the transformation of the former Salvation Army building into a mixed-use incubator space. His commitment to revitalization and affordable housing was clear and met with unanimous appreciation.
- EXECUTIVE DIRECTOR REPORT:
Delivered by proxy through Compliance Manager Laura Wagley, the Director's Report provided an overview of current priorities and emerging milestones for the Housing Authority of the City of South Bend.
- Rabbi Shulman Building Demolition Progress
One of the agency's most pressing redevelopment projects-the long-vacant Rabbi Shulman building- is moving steadily through the final pre-demolition phases. The public works department has approved HASB's contract with Abonmarche to complete the demolition plans and oversee the bidding process. The demolition will be carried out in full compliance with HUD environmental and capital fund requirements.
Abonmarche representatives noted that internal revisions are being made as part of their QA/QC process. Additionally, coordination is underway with Executive Director Marsha Parham-Green to ensure the final demolition package aligns with HUD guidelines, particularly because the project includes federal capital funds.
Despite known environmental hazards such as asbestos and frequent trespassing by unhoused individuals, the demolition timeline remains on track. Board members were informed that the building is expected to come down by fall 2025, barring any unforeseen regulatory or compliance delays. - South Bend Housing Affiliate Website Launch
A major milestone in transparency and communication is underway with the development of the South Bend Housing Affiliate website. The new website, which will reflect the design and usability of HASB's main site, will serve as the centralized hub for all redevelopment and affiliate activities. This includes public updates on scattered site improvements, capital investments, and future homeownership and supportive housing initiatives led by the affiliate. Wagley emphasized that this online platform is not only a branding effort-it is a key step toward making the agency's development work more accessible to residents, stakeholders, and funding partners. - Closure of CCMR Findings by the Indiana Field Office
A significant compliance achievement was reported: as of June 6, 2025, the Indiana HUD Field Office formally closed all remaining Corrective Compliance Management Review (CCMR) items stemming from a 2021 agency audit. These findings had gone unresolved for over three years until Executive Director Parham-Green and the compliance team initiated a focused effort beginning in February 2024. Their swift and comprehensive response led to full closure within four months. This achievement marks a turning point in the agency's HUD compliance status and contributes to the broader goal of removing the "troubled agency" designation. - Collaborative Landscaping Projects Across HASB Sites
Another visible sign of revitalization is unfolding at three HASB properties: South Bend Commons, Laurel Court, and LaSalle Landing. In partnership with the City of South Bend, HASB has launched a coordinated landscaping and beautification project aimed at improving curb appeal, resident morale, and neighborhood integration. Tree planting, flower beds, and signage upgrades are among the enhancements being completed. The agency is also working with residents and local organizations to engage volunteers in maintaining the improvements, fostering a sense of ownership and pride. The landscaping initiative reflects the agency's growing commitment to rebranding public housing as a desirable, dignified, and welcoming environment. - Resolution to approve switch of Operating Systems from HAB to Yardi
Laura Wagley presented the resolution, highlighting the inefficiencies of the current in-house HAB system and the pressing need to upgrade to a modern, cloud-based, industry-standard solution.
IT Director, Chris Truex, supported the recommendation, explaining that Yardi would allow remote access, reduce downtime, and vastly improve data management and compliance reporting. The conversation among commissioners focused on cost comparisons, ease of use, and implementation timelines. Both staff and board confirmed the system would not place undue financial burden on the agency and would significantly improve operational capacity. Commissioner Calvin moved for adoption of the resolution, and it was passed unanimously. - Applying for funding through HUD grants:
Two critical grant applications are currently underway. The first is for the Emergency Safety & Security Grant (ESSG), a competitive national grant program through HUD. If awarded, these funds would be used to install upgraded security camera systems at high-need properties-including Harber Homes, and LaSalle Landing-and to address unresolved safety findings from recent NSPIRE inspections, such as missing or faulty GFCI outlets and unsecured ground faults. This grant not only aims to improve resident safety but also proactively responds to federal inspection standards.
The second grant application seeks Set-Aside Portability Funding, which addresses a revenue gap created by voucher portability-specifically when Housing Choice Vouchers are used outside of HASB's jurisdiction. Because the agency is not fully reimbursed for the cost of portable vouchers, this application requests supplemental funding from HUD to cover the shortfall and ensure continued support for voucher-holding families, regardless of their geographic mobility.
In tandem with these funding pursuits, a new round of training initiatives is scheduled for July 2025. Staff across departments will participate in specialized workshops covering public housing occupancy, income eligibility, and rent calculation standards, while additional sessions on ethics and governance will be hosted in collaboration with the City of South Bend's Human Rights Commission. These training courses are designed to sharpen staff capacity, support HUD compliance, and ensure that agency personnel are fully equipped to serve residents with integrity, accuracy, and professionalism.
- Rabbi Shulman Building Demolition Progress
- AGENCY REPORTS:
- Public Housing Report:
Cheryl Carrell, who will officially assume the role of Director of Public Housing on July 7, delivered a candid and data-driven update on the current state of the public housing portfolio. Her report highlighted both progress and persistent pain points in occupancy management, lease enforcement, and unit turnover.
Carrell began by reporting that 36 families were successfully housed in the previous month-a notable achievement that reflects the agency's push to increase move-ins and fill vacant units. However, this gain was counterbalanced by the termination of 20 households, many of whom were evicted due to nonpayment of rent or serious lease violations, including repeated disruptive behavior, tampering with life safety equipment such as smoke detectors, and ongoing refusal to comply with tenant obligations. The trend points to an overarching challenge: while the agency is improving its systems and increasing accountability, some residents are struggling-or refusing-to adapt to the reestablished expectations.
She noted that the volume of terminations and court filings continues to rise, with over 10 court appearances already scheduled for the remainder of the month. The team is also dealing with cases where tenants are repeatedly late on rent payments. Carrell emphasized the agency's policy: any household that is late more than three times in a six-month period is now subject to termination, a measure that aligns with lease standards but had not been strictly enforced in previous years.
Despite these challenges, Carrell highlighted a major operational success: the average unit turnover time has dropped dramatically, from an industry-lagging 180 days to an impressive 20-day average. She credited this to stronger collaboration between maintenance teams and third-party developers who are contracted to rehab vacant units.
The board then turned its attention to the agency's reported 96% occupancy rate, questioning whether that figure was a true reflection of physical occupancy or inflated due to units being moved into "mod rehab" (modernization/rehabilitation) status. Commissioner McNally, in particular, requested historical tracking data that would show true occupancy over time, separating units that are actively housed from those that are removed from the count due to extensive repair needs. He noted that while the percentage remained stable, the number of physically occupied units had actually decreased slightly compared to the previous month.
Carrell explained that the rise in mod rehab units was due in part to a revolving door effect: some households are housed and then terminated within weeks or months, forcing the same unit back into rehab status. Additionally, a legacy issue from previous administrations is coming to light-many units had been placed into "mod rehab" without a plan or timeline for actual renovation. Now, the current administration is working to clean up and close out these long-neglected units, which increases the total number temporarily while preparing them for permanent disposition or full rehab under Mod Rehab.
She further noted that 18 additional units were recently submitted for Mod Rehab due to the extent of disrepair and the high cost of making them habitable again. These units were deemed beyond reasonable financial recovery and are being considered for demolition or sale, depending on HUD approval.
Finally, Carrell acknowledged the importance of tracking not just the number of units turned, but the reasons for move-outs, whether they were voluntary, for income growth, or the result of eviction. She committed to working with the new Yardi system to produce more robust monthly reports, including summaries of terminations by category and data visualizations to help the board identify patterns such as lease noncompliance, criminal violations, and over-income departures.
The board expressed support for her transparency and reaffirmed their desire to help restore the agency's reputation as a high-performing public housing authority, with Carrell affirming that their shared goal is to be off the "troubled agency" list by 2026. - Housing Choice Voucher Program Report:
The HCV Director, Tiffaney Murphy, reported that the HCV program has a budget of $22,830,000 million. As of May 1st, $15,118,170 has been spent, with expenses slightly under budget at $1,901,461.
It was also reported an 87% lease rate, with a monthly average of 2467 units. There are currently 0 port-ins and 95 port-outs, with 19 allotted slots. As of May 2025, the waiting list stands at 715 applicants. Additionally, 142 reexaminations and 158 interim changes have been completed, with 11 tenants moving out.
A total of 315 inspections have been scheduled and completed, consisting of 191 annual inspections, 60 reinspection's, and 30 initial reinspection's. Of the units inspected, 188 passed, while 51 participants
failed their first inspection attempt.
It was reported that the agency is currently spending slightly above its budgeted HAP average-$877 vs. the projected $771-but this variance remains manageable. The leasing utilization rate is currently 87%.
- Family Self-Sufficiency Report:
The HCV Director, Tiffaney Murphy, provided a focused update on the status of the Family Self-Sufficiency (FSS) Program, emphasizing both the personal progress of participants and the strategic importance of the program in helping families break cycles of poverty through structured support and long-term planning.
As of the end of May, the FSS program has 54 active participants, a slight decrease from the prior month due to two successful graduations. Of those 54, 49 participants are voucher holders in the Housing Choice Voucher (HCV) program, while 5 are residents from public housing units, demonstrating a strong engagement across multiple housing platforms.
Murphy proudly noted that two participants graduated from the FSS program in May, having met their goals of financial independence, employment stabilization, and savings growth. These individuals not only completed their case plans but also exited the program with escrow balances to support their next steps in self-sufficiency as homeownership, higher education, or debt reduction.
The total escrow amount held for all current participants is $126,243, a clear indicator that families are actively increasing their earned income and benefitting from the program's incentive structure. As participants earn more, a portion of what would otherwise be their increased rent is instead deposited into a HUD-funded savings account-accessible upon successful graduation from the program.
Murphy emphasized that the FSS team is working diligently to increase both enrollment and engagement, with a stated goal to expand the program's reach before the end of the calendar year. Outreach is ongoing to inform new Section 8 participants and public housing residents of the opportunity, while case managers are also reviewing previous applicants who may now be ready to re-engage with the program. - Finance Report:
- CFO Jeremy Kuskye presented a financial outlook that remains positive across the board. All Asset Management Projects (AMPs) are currently operating in the black, with AMPs 1 and 3 slightly below budget and AMPs 2 and 4 tracking closely to target.
In May, the Housing Authority received a significant financial boost with over $350,000 in back payments from the City of South Bend, bringing several accounts current. In addition, the agency secured a $120,000 refund from its property and liability insurance carrier after discovering it had been charged for facilities that were either demolished or sold. This refund was the result of proactive auditing by finance staff and represents an important savings win for the agency.
Kuskye provided an update on the Capital Funds Program:
- 2023 Capital Funds have been fully expended, totaling over $1.9 million. These funds were primarily used for unit rehabilitation, safety compliance improvements, and modernization initiatives across multiple properties.
- For 2024, the agency currently has $2.2 million remaining, out of an initial $2.9 million allocation. To date, roughly $700,000 has been spent, with projects including ongoing HVAC upgrades, electrical repairs, exterior improvements, and curb appeal enhancements.
- The 2025 Capital Funds were recently released, providing an additional payment of $2.9 million in funding. These funds will be targeted toward the continued reduction of vacant units, infrastructure stabilization, and demolition projects like the Rabbi Shulman Building.
- 2023 Capital Funds have been fully expended, totaling over $1.9 million. These funds were primarily used for unit rehabilitation, safety compliance improvements, and modernization initiatives across multiple properties.
- Kuskye noted that with the current pace and strategy, the agency is on track to maximize the use of available capital dollars while addressing key compliance and occupancy goals.
The agency's annual audit is nearing completion, with final documents expected to be submitted shortly. Kuskye expressed optimism about the results and mentioned the goal of having the auditors present their findings in person at the next board meeting.
Looking ahead, he outlined plans to develop a more detailed variance analysis and contractor performance tracking system, including:
- Average rehab cost per unit,
- Contractor performance comparisons,
- Time-to-completion metrics for vacant units.
- These enhancements will provide better transparency and data-driven oversight as the agency continues to address its backlog of unit rehabilitation and improve overall operational efficiency.
- CFO Jeremy Kuskye presented a financial outlook that remains positive across the board. All Asset Management Projects (AMPs) are currently operating in the black, with AMPs 1 and 3 slightly below budget and AMPs 2 and 4 tracking closely to target.
- Resident Services Report:
Resident Services Coordinator Diona Jones delivered a passionate and thoughtful update on the agency's human-centered initiatives, emphasizing the department's ongoing efforts to build stronger connections with residents and enhance their quality of life.
Jones began by highlighting a new partnership with Cultivate Food Rescue, which has significantly expanded HASB's ability to address food insecurity among residents. Originally piloted at the 501 building, the program has now enrolled 74 families, with the goal of feeding 212 families daily across HASB campuses. Cultivate provides nutritious pre-packaged meals, and on Fridays, residents receive "backpack meals" to help cover weekend needs. This consistent food access has already improved resident morale and reduced reliance on local pantries and emergency assistance.
However, Jones acknowledged a challenge: reaching residents in over 200 scattered site homes. These homes, while integrated into neighborhoods throughout South Bend, are often harder to communicate with due to geographic dispersion and the lack of centralized mail or bulletin locations. She and her team are actively working to identify the most effective outreach strategies-such as robocalls and flyers delivered by maintenance staff, and potential community block meetings to ensure these residents are not left out of critical programming.
Next, Jones turned her attention to resident leadership and governance. She reported that nominations for the Resident Council have officially closed, and the campaign and voting process will begin shortly. Candidates have emerged from several key sites, including the Quads and Laurel Court. The revival of the Resident Council is a strategic step toward promoting resident voice, civic engagement, and peer-led accountability. Jones emphasized that empowering residents to take ownership of their communities- through structured representation-will not only reduce complaints but also build trust and shared responsibility.
Shifting focus, Jones shared plans for targeted summer programming, particularly for youth and senior residents. She is working to coordinate summer enrichment opportunities, including group outings, wellness workshops, and on-site activities designed to foster learning and connection during the school break. At the same time, she is spearheading a plan to provide hot meals during major holidays for residents who may be isolated or without family nearby. This effort has already seen success-most recently during Mother's Day and Father's Day weekend dinners-and the goal is to ensure no resident feels forgotten during significant moments of the year.
Finally, Jones noted the upcoming transition to the Yardi system, which will streamline communication, resident tracking, and program delivery. The system will eventually allow residents to register for services online, submit questions, and access their rental records digitally-further improving responsiveness and engagement. The board commended her for the compassionate and strategic leadership she continues to demonstrate.
- Public Housing Report:
- BOARD COMMENTS:
Commissioner Luecke applauded the changes coming and attention from staff.
Commissioner Daniel welcomed Commissioner Emberton and thanked the staff for holding the agency down.
Commissioner Emberton is thankful to be here. - PUBLIC COMMENTS:
The public comment portion of the meeting opened with remarks from a representative of the South Bend Tenant Association, Rodney Gadson, who on behalf of low-income renters and voucher holders across the city. The speaker began by addressing persistent concerns regarding Section 8 rental inspections, referencing properties such as Cedar Glen, and Karl King Towers as sites with repeated complaints. According to the speaker, residents have faced issues with habitability, lack of heat and water, and structural decay, with little to no follow-up after complaints were filed. He emphasized that while tenant accountability is necessary, so is landlord accountability, particularly when landlords receive federal subsidy dollars. He cited the recent intervention of the Indiana Attorney General in a separate housing matter as an example of the type of enforcement he believes the Housing Authority and its partners should emulate.
The speaker then shifted focus to public housing conditions, with particular concern for the 501 Building. He acknowledged that some work had recently been completed, but argued that many of the deeper issues-such as inadequate maintenance response, lack of consistent communication, and uneven landscaping services-remain unresolved. He called for equity in services across sites, stating that while some properties receive regular care, others seem overlooked or neglected.
He concluded by calling for improved transparency, faster response times, and more tenant involvement in decisions that directly impact their living conditions. He thanked the board for the opportunity to speak. - BOARD CHAIR CLOSING REMARKS:
Commissioners Calvin "We know the work is hard. We also know the mission is worth it," she said. "We're not perfect, but we're moving forward with integrity, data, and compassion. That's what matters." She
thanked staff again for their diligence, the public for their engagement, and the board for their unwavering service.
Legal counsel Jewell Harris reminded the board of the need to schedule the quarterly confidential Executive Session. The Executive Session has been scheduled for Tuesday, July 16, 2025, to review and discuss ongoing legal matters pertaining to the Housing Authority of the City of South Bend. This session, he explained, is in accordance with Indiana's Open Door Law, which permits closed-door meetings for the purpose of discussing litigation, personnel matters, or other sensitive legal concerns not suitable for public forums.
The session will be conducted virtually to ensure accessibility for all commissioners. Harris noted that participants would receive a detailed legal update in advance, summarizing all current cases, pending disputes, contract matters, and any regulatory or compliance issues that could have legal implications for the agency.
The purpose of this Executive Session, Harris emphasized, is not to vote on any action but to inform the board thoroughly and confidentially, enabling them to better understand legal risks, options, and obligations as they continue to steer the agency forward.
Commissioners agreed to the date and format, and the necessary calendar invitations and supporting documentation will be distributed by the legal team in coordination with the Executive Director's office.
This concludes the board meeting. Thank you all for your participation and valuable input.
Board Meeting concluded at 10:45 AM
