HomeMy WebLinkAbout2022_07_11 Housing Authority MinutesMinutes of the Housing Authority Committee work session and meeting held on July 11, 2022,
beginning at 7:00pm, in Conference Room C at the Town Center, 740 W. Boston Post Road,
Mamaroneck, New York 10543
PRESENT:
ALSO PRESENT:
CALL TO ORDER
Dolores A. Battalia, Chair
Mr. Joe Mileto, Treasurer
Ms. Meg Deshpande, Secretary, via Zoom
Ms. Christie Philbrick-Wheaton, Member
Mr. Stephen V. Altieri, Housing Authority Consultant, via Zoom
Ms. Margaret C. Delohery, Secretary to the Housing Authority
Mr. Michael Padernacht, Midas Management
Mr. Johnathan Di Bari, Dibbini & Associates, P.C.
Chair Battalia called the Housing Authority meeting to order at 7:03pm.
Chair Battalia spoke about the current situation regarding Gramatan Management. She also
said that Midas Property Management will allow tenants to pay the July and August rent in
August without penalty.
1. Review of Current Westchester County/Town of Mamaroneck Income and Fair Market
Rent Data — Section 8
a. Chair Battalia discussed the tier system of the Hommocks Complex. Shaun
Hughes commented that the tier system is not updated and is incorrect.
b. Mr. Altieri said the new Cambium Complex has workforce units; those units are
owned by their HOA, but the Town's Community Services Department vet
potential candidates.
c. Mr. Altieri said the Housing Authority should take 80% of the average income of
Mamaroneck/Larchmont to come up with the fair market rent number. Mr.
Altieri said because the tiers are not correct, the Housing Authority should make
the calculation and vet candidates that way.
d. Chair Battalia and Shaun Hughes discussed the inclusion of updated tax/income
information on the updated leases. Mr. Altieri said because the rules are recently
updated, the Housing Authority should keep the current rules but update them
again in two years. Chair Battalia said there has been no review of income and
tenant's leases have just been automatically renewed. She also said tenants have
had partners move in without updating income on their leases. The tenant
should include all persons living in the unit when renewing their lease.
Chair Battalia updated the Housing Authority on how many tenants have leases, getting into
contact with Gramatan, and sending notice to tenants to pay their July and August rent in
August without penalty.
Chair Battalia said that the former Superintendent has been removed from the complex and
Midas is working on finding a new Super.
2. Review of Tenant Information — Mr. Altieri explained he wanted the Housing Authority
to have a flash review of the tenant information. Chair Battalia and Shaun Hughes
discussed the process a potential tenant should take to acquire a unit. She explained
that for now the potential tenant must wait for the Housing Authority to find the
complex's waiting list.
The Housing Authority discussed passing out a newsletter to explain who they should go to for
repairs and how the tenants should pay their rent.
Chait Battalia and Mr. Altieri discussed how the audit of the Housing Authority's financial has
stalled due to lack of communication on Gramatan Management's side.
Chair Battalia closed the work session at 7:24pm and opened the regular meeting.
Approval of Minutes
• Chair Battalia suggested accepting the Draft Minutes of the May 2, 2022 meeting. Mr.
Mileto motioned to accept the drafted minutes, seconded by Ms. Philbrick-Wheaton.
Dolores Battalia AYE
Meg Deshpande AYE
Joseph Mileto AYE
Christie Philbrick-Wheaton AYE
• Chair Battalia suggested accepting the Draft Minutes of the May 9, 2022 meeting. Mr.
Mileto motioned to accept the drafted minutes, seconded by Ms. Philbrick-Wheaton.
Dolores Battalia AYE
Meg Deshpande AYE
Joseph Mileto AYE
Christie Philbrick-Wheaton AYE
• Chair Battalia suggested accepting the Draft Minutes of the June 7, 2022 meeting. Mr.
Mileto motioned to accept the drafted minutes, seconded by Ms. Deshpande.
Dolores Battalia AYE
Meg Deshpande AYE
Joseph Mileto AYE
Christie Philbrick-Wheaton AYE
1. Update on Unit Inspections and Needed Restoration Work— Mr. Altieri updated the
Housing Authority on the Complex inspections. He sent a Connecticut engineering
company information about needed engineering repairs for soft flooring. Mr. Altieri said
five units are vacant and will be easy to access; the restoration work will happen next
week.
a. Mr. Altieri said the concern around prevailing wage has presented itself.
b. Chair Battalia said the complex has 13 units designated as Section 8.
c. The Housing Authority discussed the creation of a standard practice when having
a unit repaired or updating, and the Housing Authority's past practice of hiring
the former Super to make repairs.
2. Update on Capital Project — Window Replacement and Decks — Mr. Altieri said he spoke
with Calgi Construction; they said that evaluations of the window details have been
completed and they are sketching drawings for the project. Mr. Altieri said we are in a
good place in the project.
Chair Battalia said as an aside the Housing Authority needs to get the contract from the
company who will perform the energy audit.
3. Update on New Smoking Area — Mr. Altieri updated the Housing Authority on the new
smoking area and said they are required to have a set amount of parking spaces for
tenants. He also said the Building Department will issue them a fence permit. Mr. Altieri
reminded the Housing Authority the parking space was chosen because they did not
want smoking near the school.
Insurance Coverage - Chair Battalia updated the Housing Authority about the insurance
coverage. She said they will be shopping out insurance policies for the best coverage.
Discussion of Financial Matters - The Housing Authority discussed past audits, where accounts
are currently placed, and how much the Town requires the Housing Authority to have in each
bank account. Mr. Altieri said Calgi Construction will give a proposal on the windows and decks;
the Housing Authority will need to decide how to finance the project. Ms. Philbrick-Wheaton
commented that Housing Authority should not pay off any of the bonds because the current
rates are so low. Chair Battalia said the Housing Authority lost a large amount of money on
tenants who have not made payments.
Income Cap for Tenants - Chair Battalia asked if the Housing Authority is comfortable with a
80% cap on the income for tenants. Mr. Altieri confirmed using the percentage.
Tenant Roommates — The Housing Authority and Mr. Di Bari discussed unapproved occupants
in the complex and the process of litigation between the Housing Authority and tenants with
unapproved occupants. Mr. Di Bari commented that there should be a better vetting process of
tenants. Mr. Mileto and Mr. Padernacht discussed implementing the use of key fobs and
intercoms in units to deter unapproved occupants.
4. Update on Property Management Transition — Mr. Padernacht and Chair Battalia spoke
about the transition between past and present management companies.
a.
b.
c.
d.
e.
f.
g•
h.
Chair Battalia asked if Mr. Padernacht had received the fully signed contract
between the Housing Authority and Midas, to which Mr. Padernacht confirmed.
Mr. Padernacht said that up until a week prior to a past meeting, there was
communication between Gramatan Management and Midas, but there is now
no communication. He explained he asked for keys from Gramatan to do a walk
through but has not received correspondent back.
Mr. Padernacht said he feels ready to take over the operation of the Hommocks
Complex. Chair Battalia asked Ms. Delohery to send Mr. Padernacht tenant
emails from past tenant meetings.
Mr. Padernacht said he could start changing locks within the next week, since
Mr. Pires has not given the keys of the complex to him.
Mr. Padernacht said he does have at least up to the May financial accounts from
Gramatan. Mr. Padernacht said that as a Friday they should contact the bank to
end Gramatan's access to the accounts and explained what accounts he needs to
update.
Chair Battalia and Mr. Padernacht discussed having Fritz be the full time
Superintendent.
Mr. Padernacht and Chair Battalia discussed calls he received from tenants and
people interested in renting a unit. Mr. Altieri and Mr. Padernacht talked about
sending out notices to the tenants. The Housing Authority and Mr. Padernacht
discussed future communications between Midas/The Housing
Authority/Tenants.
Mr. Padernacht said that currently the temporary Super is a Housing Authority
employee.
Chair Battalia and Mr. Di Bari discussed current leases and discrepancies in past leases. Mr.
Padernacht again said he feels comfortable terminating Gramatan's access to the bank
accounts. The Housing Authority, Mr. Padernacht, and Mr. Di Bari discussed the contract
between Gramatan and the Housing Authority.
Chair Battalia and Mr. Padernacht discussed Section 8 units and the application process. She
said that right now the Section 8 units are all one -bedroom units and that there should be two
bedroom units available for Section 8. Chair Battalia told Mr. Padernacht that as of now the
application does not ask if potential tenants own real property assets.
Discussion of August Meeting - Chair Battalia said there may be a need for the Housing
Authority to meet in August, especially if something needs to be voted on.
Discussion of Insurance Coverage — Chair Battalia, Mr. Altieri, and Mr. Padernacht discussed the
insurance coverage expiration date. Mr. Altieri asked about reaching out to other insurance
companies to compare pricing and services.
Discussion of Tenants in Arrears — Mr. Di Bari updated the Housing Authority on current arrears
— he recommended a nonpayment notice would speed up the process of recouping money to a
former tenant. Chair Battalia said past practice was to keep security deposit and let the tenant
go.
Mr. Di Bari said there is an issue with locating ledgers.
Mr. Di Bari continued that a unit has had their lease sent out for renewal, but he has not
received any notice back. Mr. Padernacht said the Housing Authority should not go straight to
eviction but just give him notice. Mr. Di Bari disclosed that he was told by Mr. Pires the tenant
had been uncooperative in signing the new lease. There was discussion between the Housing
Authority, Mr. Altieri, Mr. Padernacht, Mr. Di Bari, and Councilwoman Nichinsky about how to
proceed with the tenant.
The Housing Authority discussed tenants who have had unauthorized occupant(s) living in the
unit with them. Chair Battalia said in past they have instructed the tenant call the police to
remove the unauthorized occupant from the unit, when the relationship between the tenant
and unauthorized occupant becomes adversarial.
Mr. Padernacht and Mr. Di Bari discussed how to denote Mr. Di Bari's bills.
Ms. Deshpande asked about subleasing. Chair Battalia said subleasing in not allowed at the
complex. Mr. Padernacht, Ms. Deshpande, Chair Battalia, and Mr. Di Bari talked about the
process to remedy the unauthorized occupant situation. Chair Battalia explained the current
Landlord/tenant laws. Mr. Mileto commented that there could be a serious issue with not
knowing who lives in the complex.
The Housing Authority and Councilwoman Nichinsky discussed having online meetings.
The meeting was unanimously adjourned at 8:51pm by Chair Battalia.
Submitted by Date
Margaret C. Delohery, Secretary to the Housing Authority