HOUSING AUTHORITY OF CARBON-EMERY COUNTY
251 SOUTH 1600 EAST
PRICE, UTAH 84501
(435) 637-5170
TTY 1-800-346-4128
Date: October 15, 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
Dixie Marvidikis - via Teams Meeting
Ed Chavez
Absent:
Mike Kourianos
Mackenzie Burnett
The meeting was called to order at 3:59 PM by Mr. Riddle, Board Chair.
First Item of Business - Approval of Minutes
Minutes from the September 17, 2026 meeting were then presented. No additions or changes were noted. Mr. Chavez made a motion to approve; Ms. Marvidikis seconded the motion. The motion passed.
Second Item of Business - Financial Statements and Check Detail Reports - August 2026
Financial statements and check detail reports for August 2026 were presented. No questions were raised. Mr. Chavez made a motion to approve; Ms. Marvidikis seconded the motion. The motion passed.
Third Item of Business - FYE 2026 Audit Report
Brent Stratton with Haynie & Co. presented an overview of the Housing Authority's financial statements and audit results for the fiscal year ending March 31, 2026.
Overall, the audit resulted in no findings, internal control issues, or other significant concerns. The Housing Authority's financial position improved during the year, with increased assets, decreased liabilities, and improvements in operating cash and net position.
Mr. Stratton discussed the decrease in housing assistance payments, which declined from approximately $1.6 million to $1.3 million. Mrs. Hansen explained that the Housing Authority had previously been in funding shortfall, resulting in a reduction in leased vouchers from approximately 250 to 208. During that period, the waiting list was closed, and fewer vouchers were leased. It was reported that the agency had since been released from the shortfall program and could begin working toward leasing additional vouchers. Mr. Stratton emphasized that housing assistance expenditures are important because current-year spending can affect future funding levels.
Mr. Stratton also noted a decrease in rental revenue. Mrs. Hansen explained that vacancies had improved slightly; however, more tenants were paying zero rent due to changes in their income. Mr. Stratton recommended that the Board continue monitoring vacancies, unit turnover times, and the timely leasing of available apartments.
Mr. Stratton went on to confirm that there were no reported disagreements with management, significant difficulties encountered during the audit, known instances of fraud or abuse brought to the auditor's attention, or uncorrected adjustments that management declined to make. He also noted that the agency had received a finding two years earlier but had no findings in the most recent prior year, allowing it to qualify as a low-risk auditee for the applicable audit period. He then recommended continued Board oversight of voucher utilization, rental revenue, vacancies, maintenance expenses, insurance costs, and federal funding to help maintain the agency's financial stability.
Mr. Riddle then asked about the average turnaround time for preparing a public housing unit for occupancy. Mrs. Hansen explained that it normally takes approximately two weeks to prepare a unit for a new tenant. However, several recently vacated units had sustained more extensive damage, requiring additional time to complete the necessary repairs.
Mrs. Hansen also reported that the operating fund calculation for 2027 had been completed. The agency's occupancy rate had improved over the past year, which would help increase funding for 2027. However, extended unit turnover times due to damage and necessary repairs could negatively affect funding for 2028. Mrs. Hansen further explained that difficulties applicants experience in establishing utility services in their names and paying the required deposits have also affected occupancy rates. Applicants are informed of these requirements well in advance of their scheduled orientation dates; however, some are still unable to obtain the necessary funds. The agency attempts to refer applicants to local resources that may provide assistance, but available funding is often limited.
No other questions were raised, Ms. Marvidikis made a motion to approve the audit report; Mr. Chavez seconded the motion. The motion passed.
Fourth Item of Business - Proposed Utility Allowances for 2027
Mrs. Hansen presented and explained the proposed utility allowances for 2027 to the Board. She noted that Nelrod had completed the utility allowance study for the year and that, because the rates had changed by more than 10%, the Housing Authority was required to revise the utility allowances for the upcoming year.
Mrs. Hansen explained that the proposed allowances had been communicated to all public housing and Section 8 tenants, who would have an opportunity to submit feedback during the public comment period. She also explained that the utility allowances for Emery County would be based on data from Castle Dale, as utility rates in the surrounding communities are very similar, with the exception of Green River.
No action was taken on this item. Public comments will be considered at the next Board meeting, when the Board may consider approval of the proposed allowances for implementation effective January 1, 2027.
Fifth Item of Business - Review Housing Authority Board Meeting Schedule
The Board discussed the current board meeting schedule, as meetings are currently held on the third
Thursday of each month at 4:00 p.m. Due to conflicts with her work schedule, Ms. Marvidikis suggested moving the meetings to the third Friday of each month at 1:00 p.m. Mrs. Hansen expressed concerns about holding meetings during business hours due to noise from the office and tenant laundry room, as well as the potential for interruptions. Ms. Marvidikis then suggested that Wednesdays at 4:00 p.m. would also work with her schedule. Mr. Riddle and Mr. Chavez indicated that either option would work for them.
After discussion, the Board agreed that moving the meetings to the third Wednesday of each month at 4:00 p.m. Mr. Chavez made a motion to approve the schedule change, effective with the November 2026 meeting. Ms. Marvidikis seconded the motion. The motion passed.
Mrs. Hansen stated that she would promptly post public notice of the schedule change, which would take effect with the November 2026 Board meeting and apply to subsequent meetings.
Sixth Item of Business - Other Business
No other questions or concerns were raised.
Ms. Marvidikis made a motion to adjourn; Mr. Chavez seconded the motion. The meeting was adjourned at 4:50 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.