Housing Authority of the City of Milwaukee (HACM) Board of Commissioners Regular Meeting

The Housing Authority of the City of Milwaukee (HACM) Board of Commissioners held its regular meeting on Wednesday, May 20, 2026, at 4:07 p.m. in City Hall Room 301-A, adjourning at 8:30 p.m. The meeting covered critical updates on evictions, vacancies, maintenance, voucher utilization, land disposition, capital funds, public safety, and the new Secretary-Executive Director’s first 30-day progress report. Commissioners and staff emphasized an urgent need for operational improvement and accountability.

Consent Calendar

• R13763: Approved the minutes of the March 25, 2026 regular Board meeting.
• R13764: Approved the minutes of the April 15, 2026 regular Board meeting.
• R13765: Adopted a resolution designating and authorizing staff as signatories to bank accounts for LLCs where HACM holds ownership interest.
• R13766: Adopted a resolution approving additional signatories to HACM’s bank and financial accounts. All consent items were approved unanimously (6-0, with Commissioner Burrell excused).

Public Comments & Testimony

• Cornelius Sawyer, RAB and Highland Gardens RO President: Expressed concern that rules and policies presented at Resident Advisory Board meetings are not consistently carried out by site management. He cited an example where an employee insulted a resident and faced no discipline, and urged the Board to remove such employees to establish a better culture.

Discussion Items

• Evictions Process & Quarterly Update (R13767): HACM Counsel Gregory Kruse and Assistant City Attorney Joseph Dobbs presented an overview of the eviction process, including causes (non-payment, unit damages, unreported income, lease violations), notice periods (5-, 14-, or 30-day), and the three phases of eviction (writ of restitution, money judgment for rent, and third cause for costs and fees). They explained that HUD does not allow balance forgiveness, but repayment plans are available under the 40% of adjusted income rule. Commissioners asked about notice service, tenant awareness, storage of belongings, and eviction trends. The Board requested historical data on evictions at a future meeting.
• Vacancies, Unit Turns & Maintenance Update (R13768):
  • Marquetta Treadway (Lease & Compliance Director): Reported 269 vacant public housing units, 199 of which are on hold for major rehabilitation/modernization. As of end of April, 325 applications were pulled for processing, with an additional 1,800 to be pulled by end of May. A waitlist purge is planned for mid-June.
  • Dakisha O’Bee (Assistant Director of Property Management): Highlighted the four developments with highest vacancy rates: Hillside Terrace (75 vacant), Locust Court, College Court, and Parklawn. Plans include outsourcing contractors for Hillside and assigning maintenance units for Locust and College. Three contractors (Intake, ICD, Lakeside Remodeling) were selected through a prior RFP.
  • Derek Weiler (Associate Director for Westlawn): Described severe issues at Westlawn, including dozens of vacant units not recorded in Yardi, inaccurate ledger balances, and staff not knowing how to process evictions. He reported that market-rate units cannot be leased until tax credit units are 100% leased, driving high vacancy days. He is retraining staff and sending 30-day notices for balances exceeding $10,000.
  • Anissia Robertson (Director of Property Management): Noted higher vacancies at Highland Gardens due to ongoing rehab (expects 100% occupancy after modernization). At Merrill Park, she is collaborating with CVR to increase applications. She is developing a Standard Operating Procedure for unit turn times, inspections, and move-in paperwork.
  • Mike Wellman (Maintenance Director): Announced upcoming NSPIRE inspections at Parklawn, Cherry Court, Scattered Sites, and Locust Court. Pre-inspection trial inspections will be conducted.
  • Commissioners expressed strong frustration over the lack of urgency and systemic issues, with Chair Hayslett noting she works over 40 hours a week as a volunteer and demanding immediate improvement. Secretary-Executive Director Ince stated there are roughly three months to turn around under HUD rules.
• VASH Voucher Reallocation (R13769): Ken Barbeau explained that HUD, in coordination with the VA, requested reallocation of 25 of HACM’s 374 Veterans Affairs Supportive Housing (VASH) vouchers to WHEDA. HACM’s utilization is about 80%, and voucher issuance takes 50 days (state average 17 days) and lease-up 76 days (state average 55). WHEDA has 124 vouchers with higher utilization and broader geographic reach. Commissioners raised concerns about permanence and local demand, but noted recent improvements (VASH issuance now at 14 days). The resolution was adopted (6-0).
• Land Disposition (R13770): Program Specialist Jeanne Dawson presented a resolution to sell two vacant lots at 2856 N. 34th St. and 3125 N. 26th St. at fair market value to adjacent homeowners. She noted HACM holds over 70 vacant lots costing about $100,000 annually in maintenance. Commissioners recommended developing a comprehensive policy for all vacant lots. The resolution was adopted (6-0).
• Capital Fund Program Summary (R13772): Ken Barbeau reported that the 2024 Capital Funds met the 90% obligation deadline (achieved 92%). The 2022 Capital Funds were fully expended before the May 11, 2026 deadline, including $1.2 million preserved for Westlawn RAD reserves. Remaining deadlines are in 2027.
• Travaux Board Meeting Presentation (R13773): Ken Barbeau summarized the April Travaux Board meeting, covering façade repairs, elevator repairs, and Highland Gardens remodel nearing completion. Commissioners asked about Travaux’s financial relationship with HACM and requested a detailed breakdown of HACM’s subsidy to Travaux for the next meeting.
• Pre-Meeting Discussion (R13774): Administrative Services Supervisor Patricia Dee presented options for a single board member to attend staff pre-meetings, or for commissioners to submit questions by Monday noon. Commissioners preferred a single plan brought back after further legal review to avoid open meetings law issues.
• Report from Secretary-Executive Director (R13775): Harold S. Ince, Jr. reported his first 30 days: eliminated nearly $1 million in outstanding debt, obligated $2.5 million in Capital Fund resources (protecting $700,000 in next year’s funding), expended $500,000 ahead of HUD recapture deadline, and preserved $1.2 million in RAD program. A new CFO starts June 1; second interviews for COO will be conducted. He focused on strengthening accountability, operational consistency, and communication.
• CVR Monthly Report: Tracey Sheffield (SVP) and Michael Tonovitz (Co-President) reported on call center and customer service improvements, a planned random selection of 5,000 applicants from the HCV waitlist to achieve compliance, and recertification backlog reduction from 1,279 to 882. VASH leasing improvements showed voucher issuance down to 14 days (from 50) and lease-up to between 50-70 days (from 76). CMAP score is 86.2% (high performer threshold is 90%). Chair Hayslett thanked CVR for incorporating Board suggestions and improving report transparency.
• HACM Public Safety Report: Chief Marlon Davis reported a 39% increase in officer-initiated activity and a 67% increase in Calls for Service, largely attributed to enhanced proactive presence at Merrill Park following resident feedback. Commissioners expressed appreciation for attending Resident Organization meetings and implementing corrective actions.

Key Outcomes

• Approved consent agenda items R13763–R13766 (6-0).
• Adopted R13769 (VASH voucher reallocation to WHEDA) (6-0).
• Adopted R13770 (land disposition application for two lots) (6-0).
• Board requested historical eviction trends data from the City Attorney’s Office for a future meeting.
• Board requested a comprehensive plan for disposition of all vacant scattered-site lots and properties.
• Board directed staff to bring back a single pre-meeting model after further legal review.
• Secretary-Executive Director Ince’s early progress was acknowledged, and the Board expressed confidence in his leadership.
• CVR and Public Safety teams were thanked for improved reporting and responsiveness; both were asked to continue providing timely data.
• The meeting adjourned at 8:30 p.m.