HACM Board of Commissioners Meeting – April 15, 2026

The Housing Authority of the City of Milwaukee (HACM) Board of Commissioners met on Wednesday, April 15, 2026, at 4:00 PM in City Hall Room 301-B. All seven commissioners were present. The board approved consent items, an employment contract for a new executive director, several construction contracts, and a property sale. They discussed the impact of a Common Council resolution on immigration enforcement, received updates on capital funds, and held an extensive discussion on high vacancy rates and unit turnaround processes. The meeting also included reports on public safety, the Housing Choice Voucher program, and asset management. The meeting adjourned at 7:30 PM.

Consent Calendar

• Approved the minutes of the Public Listening Session held on March 5, 2026 (R13745) and the Special Board meeting held on March 13, 2026 (R13751) by a unanimous 7-0 vote.

Public Comments & Testimony

• Cornelius Sawyer, a resident representative for RAD and Section 8 voucher holders, reported that concerned residents from Scattered Sites had raised issues about a lack of resident representation and the absence of elections since before the COVID-19 pandemic.

Discussion Items

Employment Contract for Secretary-Executive Director (R13752)

• Assistant City Attorney Greg Kruse and Senior HR Business Partner Todd Slusar reviewed the terms of the employment contract for Harold Ince, Jr. as the new Secretary-Executive Director.
• The Board moved into closed session at 4:10 PM under Wis. Stats. §19.85(1)(c) and (e) to discuss employment data and legal matters, reconvening at 4:30 PM.
• The board then voted unanimously (7-0) to adopt the resolution approving the contract.

Contract Awards for Construction (R13753, R13754, R13755)

Three construction contracts under the 2024 Capital Funds Program were approved:

• Elevator modernization at Hillside Terrace – Awarded to William Sackerson Construction Co. Inc. (Cudahy, WI) for $574,606 (7-0).
• Facade repair at Hillside Terrace – Awarded to Berglund Construction Company (Milwaukee, WI) for $224,500 (7-0).
• Facade repair at Arlington Court – Awarded to Masonry Restoration, Inc. (West Allis, WI) for $449,000 (6-0-1, Commissioner Snyder abstained).
  • Commissioner Snyder asked about bids; Alison Woznicki (Travaux VP of Construction) noted four bids were received. Masonry Restoration’s bid was $40,000 lower than Berglund, a Milwaukee-based firm. She explained federal funding requires the lowest responsive bid.

Sale of Scattered Sites Property (R13756)

• The Board approved the sale of a four-bedroom home at 1302 S 21st Street to Orvix, LLC for $111,000, which is $7,000 over its appraised value. The property has been vacant since 2024.
• Jeannie Dawson (Special Projects) presented the offer. Commissioners Moore and Yepez Klassen raised concerns about the buyer’s intentions and the lack of requirements for affordable housing or local ownership. Staff noted that non-profit developers had passed on the property due to high repair costs and that HUD requires market-rate sale. Commissioner Moore urged future listings be marketed more broadly to local residents and emerging developers. Staff also indicated another property (4331 N 69th St) could be listed similarly and requested board direction on future sales processes.

Impact of Common Council Resolution #251634 (R13758)

• Attorney Kruse explained the City of Milwaukee Common Council passed a resolution prohibiting the use of city-owned properties for civil immigration enforcement staging. Since HACM properties (except the main office at 809 Building) are not owned or controlled by the city, the resolution does not directly apply to HACM.
• Vice Chair Gotzler suggested the Board consider a similar resolution for HACM properties. Commissioner Snyder noted the term "controlled by" could be ambiguous, but agreed further discussion is needed. No action was taken at this meeting.

Capital Fund Program Summary (R13759)

• Alison Woznicki presented the five-year Public Housing Capital Fund Program summary.
  • 2022 CFP: Nearly $850,000 in funds are expected to be expended by May 11, 2026, with appliance deliveries soon.
  • 2023 CFP: Fully obligated.
  • 2024 CFP: Obligation deadline is critical. The three contracts approved at this meeting contribute to the obligation. Because bids came in lower than estimates, HACM requested a two-year extension from HUD to use the remaining funds.
  • 2025-2027 CFPs: Summaries provided with estimated amounts obligated to date. Staff continues planning projects with designers to meet future deadlines.
• Commissioner Yepez Klassen asked if under-budget funds could be set aside for contingencies; Woznicki said change orders would be accounted for.

Travaux Board Meeting Documents (R13760)

• Ken Barbeau (Interim Secretary-Executive Director) summarized the March 26, 2026 Travaux Board meeting, which included updates on capital fund activities and work at Highland Gardens. Recurring documents reflected no significant changes.

Secretary-Executive Director’s Report (R13761)

Ken Barbeau, along with property management, maintenance, and HR staff, delivered a comprehensive report focused on unit vacancies and turnaround, public safety, and Housing Choice Voucher program updates.

• Vacancy Data and Unit Turn Process:

  • Public Housing (over 2,300 units): 251 vacant (10.85% vacancy). Of these, 50 are ready for lease and 22 have applications. Highest vacancies at Locust Court, Hillside Terrace, and College Court.
  • Affordable Housing (under 1,800 units): 236 vacant (12.3% vacancy). Of these, 69 are ready and 39 have applications.
  • Anissia Robertson (Property Management Director) and Mike Wellman (Maintenance Director) described the current move-out/make-ready process, which begins only after keys are returned. Commissioners strongly urged a proactive approach, including starting maintenance and voucher processing upon receiving notice of vacate.
  • The Board requested a revised written plan with timelines, vacancy aging data, and specific improvement measures to be presented at the May 2026 meeting.

• CVR Associates Report (Tracy Sheffield, Tina Royalty):

  • PBV Process: Recommended property managers specify bedroom sizes when requesting referrals. Suggested early notification of vacancies via bi-weekly leasing meetings.
  • Recertifications: Advanced process (proactive lists) decreased incomplete workflows from 507 to 307 in five weeks. Late recertification backlog reduced from 1,200 in December 2025 to 891 in March 2026, a 65% reduction from a peak of 2,700.
  • New RFTA Packet: A draft Request for Tenancy Approval packet has been developed to improve accurate and timely processing for tenants and landlords.
  • Technology Efficiency: A new API integrated with AffordableHousing.com processed 300 rent reasonableness determinations in 20 minutes, a major improvement over 40 minutes each manually.
  • SEMAP Score: FY2025 score missed "Standard Performer" by one percentage point. All indicators show improvement in early 2026; corrective actions and maps for expanding housing opportunities are expected to secure full points next year.

• Public Safety Report (Chief Marlon Davis):

  • Calls for service decreased 19% (from 408 to 329) and officer-initiated activities decreased 26% (875 to 642) since March meeting, attributed to staffing adjustments.
  • Package Theft Mitigation: Secure package rooms with cameras and badge access implemented at Highland Gardens and Arlington Court (latter opened in March, low cost). Incidents are low (8 reported this year).
  • Cost Reduction: ~$20,000/month savings achieved by adjusting security contractor hours at Westlawn Gardens based on data.
  • Teen Takeover Prevention: Proactively deployed patrols and coordinated with Milwaukee Police District 4 to monitor potential hotspots during spring break; no incidents occurred.
  • Chief Davis introduced new team members: Captain Nicole McDade (operations), Officer Tylen Harris (new on April 8), and Sergeant Tramel Wiggins (former DOC, noon-8PM supervisor).

• Asset Management Plan: No changes from previous quarter.

Key Outcomes

• Consent Agenda approved (7-0).
• Employment contract for Harold Ince Jr. approved (7-0).
• Construction contracts awarded for elevator modernization and facade repairs (7-0, 7-0, 6-0-1).
• Property sale at 1302 S 21st Street approved (7-0); staff directed to enhance future listing transparency.
• Common Council Resolution #251634 discussed; no immediate action but board will explore a parallel resolution for HACM.
• Capital Fund extension request pending with HUD; board received program summaries.
• Vacancy reduction plan demanded: staff must present a comprehensive plan at the May 2026 meeting including vacancy aging, triage, and staffing analysis.
• CVR and Public Safety reports received with positive progress noted; continued collaboration with city data sources encouraged.
• Meeting adjourned at 7:30 PM.