Date: April 16, 2026
Time: 4:00 PM
Place: Housing Authority of Carbon-Emery County
251 South 1600 East #2647
Price, Utah 84501
Present: Attending:
Jack Riddle Jody Hansen, Executive Director
Kenny Fallon
Mike Kourianos
Absent:
Dixie Marvidikis
The meeting was called to order at 4:02 PM by Mr. Riddle, Board Chair.
First Item of Business - New Board Member Welcome - Mackenzie Burnett
Ms. Burnett was unable to attend the meeting, due to a personal emergency. This item will be presented at the May meeting.
Second Item of Business - Approval of Minutes
Minutes from the March 19th, 2026 meeting were presented. No additions or changes were noted. Mr. Fallon made a motion to approve; Mr. Kourianos seconded the motion. The motion passed.
Third Item of Business - Financial Statements
Financial statements for February 2026 were presented. Mr. Fallon asked how the end of the fiscal year was progressing. Mrs. Hansen explained that having completed one full year with the new accountants, Phillip Jarrell, the year-end close is expected to go much more smoothly. The required year-end information has been submitted so they can begin the closing process.
Mrs. Hansen noted that March financial statements will be slightly delayed due to additional work and accruals required once April transactions are processed in early May. The audit will be scheduled soon for the last fiscal year.
Mr. Kourianos asked about the credit limit for the Housing Authority credit card. Mrs. Hansen stated the limit is $10,000 and explained that it is used for recurring monthly software fees (such as QuickBooks), as well as occasional maintenance purchases (e.g., LL Flooring). Larger purchases charged to the card are promptly paid via transfer to maintain a low balance. She also confirmed that the card is paid in full each month and no balance is carried forward.
No other questions were raised. Mr. Kourianos made a motion to approve the financial statements; Mr. Fallon seconded the motion. The motion passed.
Fourth Item of Business - Resolution #114-26, Capitalization Policy
Mrs. Hansen explained that there is currently no formal standalone policy document in place beyond what is outlined in the annual audit report. She noted that no processes or procedures are being changed.
Mr. Riddle asked for confirmation that qualified purchases over $2,000 are capitalized, which Mrs. Hansen confirmed. Mr. Kourianos asked whether a physical inventory is maintained. Mrs. Hansen explained that supplies are inventoried at the end of each fiscal year, along with equipment and building/improvement schedules.
Mr. Kourianos asked whether surplus sales are conducted for old equipment. Mrs. Hansen explained that equipment is typically used for its full useful life and is not sold. Items such as appliances, furnaces, and water heaters are repaired as long as feasible to control costs. She noted that in the past, when stoves were replaced at Mt. View Meadows, functioning units were offered for sale at a minimal cost to individuals in need.
No other questions or concerns were raised; Mr. Fallon made a motion to adopt resolution #114-26; Mr. Kourianos seconded the motion. The motion to adopt the resolution passed.
Fifth Item of Business - Resolution #115-26, Revision to HCV administrative plan, Chapter 4, Part III, Section C, 'Selection Method' for Section 8 waiting list
Mrs. Hansen explained that this revision pertains to the Emergency Housing Voucher (EHV) program. She provided background on the program, noting it was implemented in 2021 as temporary funding for individuals experiencing homelessness, at risk of homelessness, or fleeing domestic violence. HUD announced in 2025 that funding for EHVs is expected to end by December 31, 2026. Guidance was provided to housing authorities on transitioning EHV participants into the regular HCV program. Mrs. Hansen explained that a revision to the waiting list preferences is necessary to give EHV families priority, ensuring they do not lose assistance due to funding expiration. Once the HCV program is no longer in shortfall status, the waiting list can be reopened. EHV families will be transitioned first, followed by applicants based on established preferences. The agency currently has five active EHV vouchers at a monthly cost of $3,032.
Mrs. Hansen explained that the agency plans to maintain its current voucher count and issue vouchers as they become available to reduce the risk of future shortfalls. The number of vouchers may increase if funding allows.
Mr. Kourianos asked about turnover rates for voluntary exits and contract violations. Mrs. Hansen reported a decrease in turnover over the past year, attributed to stricter inspections and regulatory enforcement, along with an increase in terminations due to criminal activity. She noted that staff work with participants to maintain housing whenever possible within program guidelines.
Mr. Riddle asked how often units are inspected. Mrs. Hansen stated inspections are conducted annually, along with required annual quality control inspections.
Mr. Kourianos asked approximately how many HCV families have physical or mental disabilities. Mrs. Hansen responded that a significant portion of families do and noted that vouchers are also utilized in group home settings, such as Chrysalis, for individuals with disabilities.
No other questions or concerns were raised; Mr. Kourianos made a motion to adopt resolution #115-26; Mr. Fallon seconded the motion. The motion to adopt the resolution passed.
Sixth Item of Business - Other Business
Mrs. Hansen provided an update on current projects. A bid was awarded to Restore Wizards, a local company, to replace all windows in buildings 1-11 at the Mt. View Meadows complex at a cost of $63,592. Building 12 has newer vinyl windows and will not be included. The project is scheduled to begin on May 11.
Mr. Riddle asked whether the project would be funded through capital improvement funds. Mrs. Hansen confirmed it will be funded through CFP funds.
Mrs. Hansen further explained that because Mt. View Meadows is designated for elderly and disabled residents and lacks ductwork for central air, funds have been allocated to provide window-mounted air conditioners for each unit. The new single-hung windows will accommodate these units.She also noted that residents currently pay an additional $20 per month from June through September if they install their own air conditioner to offset increased utility costs. This fee generates minimal revenue, and the plan is to eliminate it due to the financial burden on residents.
Mrs. Hansen also updated the Board on the PIC error correction process. While program managers are maintaining a 100% reporting rate on current contracts, a backlog of historical errors remains. She noted that correcting these errors is time-consuming and should be completed before HUD transitions to a new system and the agency migrates to new housing software in early 2027. Mrs. Hansen is exploring consulting assistance to complete this work efficiently. One proposal received is $4,360 per program. The target completion date is July 1, 2026. No additional items were discussed.
Seventh Item of Business - Closed Session
The Board entered into closed session at 4:41 PM to evaluate and discuss the Executive Director's performance following completion of the first year in the position.
The Board returned to open session at 4:42 PM. Mr. Kourianos made a motion to adjourn; Mr. Fallon seconded the motion. The motion passed, and the meeting adjourned at 4:49 PM.
Notice of Special Accommodations (ADA)
In compliance with the Americans with Disabilities Act, individuals needing special accommodations (including auxiliary communicative aids and services) during this meeting should notify Jody Hansen at 435-637-5170.