August 26, 2026 Meeting Minutes
Minutes of the Regular Meeting of the Commissioners of Northwest Georgia Housing Authority
Held August 26, 2026
The Board of Commissioners of Northwest Georgia Housing Authority met at its regular meeting at 326 W 9th St. Rome, Georgia, 8:30 a.m., on the 26th day of August 2026.
Called to Order
The meeting was called to order by Chairperson Betty Sue Hickman, and, upon roll call, those present and absent are as follows:
Present: Betty Sue Hickman, Billy Cooper, Brian Bojo, Keruin Ruiz, Corey Townsend, Ronnie Wallace
Absent: Mary Clark
Chairperson Hickman declared a quorum present.
Others in attendance: Justin Jones, Chief Executive Officer, Hannah Turner, Chief Operations Officer, Amanda Fox, Chief of Staff, James Garvin, Chief Financial Officer, Billy Pasley, Director of IT, Rand Nichols, Director of Security & YouthBuild, Madonna Murphy, Director of Compliance, Le Shay Denton, Director of Housing, Howard Gibson, Director of Maintenance, Jojo Garrett, Assistant Director of Maintenance, Stewart Duggan, Attorney, Brendan Barr, OneStreet Residential, Tom Couch, General Public.
Approval of Minutes of Regular Meeting held on July 22, 2026 - Chairperson Hickman asked if there were any additions or corrections to the minutes. Commissioner Wallace made a motion to approve the minutes, seconded by Commissioner Townsend. The motion was approved unanimously.
Yes: Bojo, Cooper, Ruiz, Townsend, Wallace
No: None
Old Business - None
New Business
Approval of Resolution 46-2026: Approval of Burwell Creek Apartments, LLC Private Enterprise Agreement - Mr. Brendan Barr presented an overview of the proposed Burwell Creek Apartments, LLC development on behalf of OneStreet Residential and requested consideration of a Private Enterprise Agreement. The proposed development will be located on the north side of Rome, Georgia, near the Floyd County Sheriff's Office. Mr. Barr advised the Board that the project site consists of approximately 11 acres owned by Mark Stovall, who will also serve as the General Contractor for the development. The project will consist of a four-story apartment community containing approximately 150 residential units. The Board was informed that the total development cost is estimated at approximately $42.7 million. As part of the development, Northwest Georgia Housing Authority is expected to provide forty-five (45) Housing Choice Vouchers to support affordable housing opportunities within the community. OneStreet Residential will serve as the property management company upon completion of construction. Mr. Barr further stated that construction is anticipated to take approximately eighteen (18) months from commencement to completion. Commissioner Bojo made a motion to approve Resolution 46-2026, seconded by Commissioner Townsend with the approved correction to amend resolution to age 55+. The motion was approved unanimously.
Yes: Bojo, Cooper, Ruiz, Townsend, Wallace
No: None
Approval of Resolution 47-2026: Approval of Bond Inducement for Burwell Creek Senior Apartments - Mr. Stewart Duggan presented Resolution 47-2026 to the Board for consideration regarding the proposed issuance of tax-exempt multifamily housing revenue bonds for the development of Burwell Creek Senior Apartments, an affordable senior housing community to be located at or near 2524 North Broad Street in Rome, Georgia. The Board reviewed the proposed development, which will consist of approximately 150 affordable age-restricted (55+) residential units designed to serve low- and moderate-income seniors within Northwest Georgia Housing Authority's area of operation. The Board was advised that Burwell Creek Senior I, LP, or an affiliated entity, intends to acquire, construct, furnish, and equip the project and has requested NWGHA's assistance with the issuance of multifamily housing revenue bonds. Staff and project representatives explained that the proposed bond financing would be in an amount not to exceed $20,000,000 and would assist in funding a portion of the development costs associated with the project. The Board discussed the public purpose of expanding affordable housing opportunities for seniors in the community and reviewed the Authority's role as bond issuer. It was noted that the bonds would be limited obligations payable solely from project revenues and would not constitute a debt or financial obligation of NWGHA, the State of Georgia, or any political subdivision thereof. The Board further reviewed the proposed inducement resolution, including the Authority's intent to pursue bond allocation through the Georgia Department of Community Affairs, conduct the required TEFRA public hearing process, obtain approval from the City of Rome, and engage the necessary legal counsel to facilitate the bond financing process. The Board acknowledged the appointment of Dinsmore & Shohl, LLP as Bond Counsel and Brinson Askew Berry, LLP as Issuer Counsel. After discussion, the Board found that the proposed financing and development would further the public purposes of the Housing Authorities Law of the State of Georgia by promoting the development of safe, sanitary, and affordable housing for senior residents. Commissioner Wallace made a motion to approve Resolution 47-2026, seconded by Commissioner Townsend. The motion was approved unanimously.
Yes: Bojo, Cooper, Ruiz, Townsend, Wallace
No: None
Approval of Resolution 48-2026: Approval of Staff Communications Policy - Ms. Madonna Murphy presented Resolution 48-2026 for consideration by the Board regarding the adoption of a new Staff Communications Policy for Northwest Georgia Housing Authority. The proposed policy was developed to establish clear expectations and procedures for professional internal communication throughout the organization and to promote accountability, consistency, confidentiality, and respectful workplace interactions. The Board reviewed the policy and discussed the importance of maintaining effective communication among employees, supervisors, management, and leadership staff. The policy provides guidance for the handling of work-related assignments, operational matters, employee concerns, confidential information, and other business communications. The Board noted that the policy is intended to ensure that workplace communications remain factual, respectful, professional, and conducted through appropriate channels. Management explained that the policy establishes expectations for timely responses, the protection of confidential information, and compliance with established reporting structures and chains of command. The policy further clarifies the appropriate use of electronic communications, including email and text messaging, and recognizes such communications as official business records when applicable. The Board also reviewed provisions outlining supervisor responsibilities, including communicating expectations, providing feedback, addressing workplace concerns, and documenting unresolved or recurring issues. In addition, the policy identifies circumstances in which employees may bypass the normal chain of command and report concerns directly to Human Resources or executive leadership, including matters involving harassment, discrimination, retaliation, compliance violations, ethics concerns, or emergency situations. The Board expressed support for the policy's emphasis on professionalism, confidentiality, accountability, and the protection of employees who report concerns in good faith. Commissioner Townsend made a motion to approve Resolution 48-2026, seconded by Commissioner Bojo. The motion was approved unanimously.
Yes: Bojo, Cooper, Ruiz, Townsend, Wallace
No: None
Approval of Resolution 49-2026: Approval of Unit Turn Contract Housing Units - Commissioner Townsend made a motion to table Resolution 49-2026, seconded by Commissioner Wallace. The motion was approved unanimously.
Yes: Bojo, Cooper, Ruiz, Townsend, Wallace
No: None
Approval of Resolution 50-2026: Approval of Digital Service, Online Payment, and Tenant Portal Access Policy - Madonna Murphy presented the proposed resolution for the purpose of the policy is to support modernization, operational efficiency, and resident convenience while ensuring that participation in digital services remains voluntary. The policy further confirms that non-digital options will continue to be available and that implementation will remain in compliance with HUD requirements, fair housing obligations, accessibility standards, privacy protections, and resident due process rights. Commissioner Townsend made a motion to approve Resolution 50-2026, seconded by Commissioner Bojo. The motion was approved unanimously.
Yes: Bojo, Cooper, Ruiz, Townsend, Wallace
No: None
Approval of Resolution 51-2026: Adoption of HCV Administrative Plan 2026 Revisions - Madonna Murphy presented the proposed resolution for the purpose of HUD, HOTMA, and Section 8 program revisions. Commissioner Townsend made a motion to approve Resolution 51-2026, seconded by Commissioner Wallace. The motion was approved unanimously.
Yes: Bojo, Cooper, Ruiz, Townsend, Wallace
No: None
Approval of Resolution 52-2026: Adoption of LIPH ACOP 2026 Revisions - Madonna Murphy presented the proposed resolution for the purpose of reviewed, revised, and updated Admission and Continued Occupancy Policy (ACOP) for the Northwest Georgia Housing Authority (NWGHA). The revisions provided an overview of policy updates intended to ensure continued compliance with applicable U.S. Department of Housing and Urban Development (HUD) regulations, improve administrative efficiency, clarify program requirements, and support consistent program administration. The Board was advised that the ACOP establishes the local policies governing admission to and continued occupancy in NWGHA's Public Housing Program (Section 9), including eligibility requirements, leasing and occupancy standards, income and rent determinations, recertification procedures, transfers, community responsibilities, grievance procedures, and other program requirements. It was further explained that certain provisions contained within the revised ACOP will also apply to NWGHA's Tenant Dwelling Lease for its Public Housing (Section 9) program to ensure consistency between agency policy and lease requirements. The incorporation of applicable ACOP provisions into the lease framework is intended to provide clear guidance to residents regarding their rights, responsibilities, and occupancy obligations while promoting uniform administration of the Public Housing Program. Commissioner Wallace made a motion to approve Resolution 52-2026, seconded by Commissioner Bojo. The motion was approved unanimously.
Yes: Bojo, Cooper, Ruiz, Townsend, Wallace
No: None
Approval of Resolution 53-2026: Approval of 2027 MTW Supplement - Madonna Murphy presented the proposed resolution for the purpose of participating public housing authorities with increased flexibility in the administration of federal housing assistance programs. The program is designed to allow agencies to implement locally developed strategies and initiatives that are responsive to community needs while advancing federal housing objectives. Commissioner Townsend made a motion to approve Resolution 53-2026, seconded by Commissioner Cooper. The motion was approved unanimously.
Yes: Bojo, Cooper, Ruiz, Townsend, Wallace
No: None
Approval of Resolution 54-2026: Approval of 2027 Annual Plan - Madonna Murphy presented the proposed plan and provided an overview of its purpose, required contents, and submission requirements under the regulations and guidelines established by the U.S. Department of Housing and Urban Development (HUD). The Board was advised that public housing authorities are required to prepare, approve, and submit an Annual Plan that identifies the agency's policies, programs, operations, capital improvements, and strategic priorities for the upcoming fiscal year. The Annual Plan serves as a planning and accountability document that informs residents, HUD, and the public regarding the Authority's mission, goals, objectives, and anticipated activities. The 2027 Annual Plan was developed in accordance with HUD requirements and reflects NWGHA's commitment to providing safe, decent, and affordable housing while promoting operational effectiveness, regulatory compliance, resident services, and long-term housing sustainability. The plan also incorporates applicable public participation requirements, including opportunities for resident and public review and comment. Commissioner Townsend made a motion to approve Resolution 54-2026, seconded by Commissioner Ruiz. The motion was approved unanimously.
Yes: Bojo, Cooper, Ruiz, Townsend, Wallace
No: None
Reports
Finance Department Update - James Garvin reported June 2026 ending cash available is $3,979,442. The total Operating Expenses for June 2026 are $7,333,460. Total Operating Revenues are $6,103,565. Approval of NWGHA Financial Statements for June 2026:
Yes: Bojo, Cooper, Ruiz, Townsend, Wallace
No: None
Chief Executive Officer Comments
Justin Jones presented the CEO Report, providing an overview of key operational, financial, and development updates across NWGHA. As of July 31, 2026, NWGHA maintained an internal reserve balance of $1,033,552.83. The reserve position reflects the Authority's continued commitment to sound financial management, fiscal stewardship, and long-term organizational sustainability. All goals established for the previous quarter had been successfully completed. The Leadership Team conducted a strategic planning session on August 4, 2026, during which new quarterly goals were established with a completion target of November 4, 2026. The goals include: Submission of financing plans for Joe Wright Village, Maple Avenue Renaissance, and Jackson Square; Completion of the Highrise 2 alarm system project; Initiation of ticket sales for the Opportunity Home Build Annual Fundraiser; Leasing of the remaining 28% vacant units at Willingham Village 2; Final determination regarding the purchase and renovation of an existing home or construction of a new home for the second Opportunity Home Build project; Completion of remaining Standard Operating Procedures (SOPs) for all positions; and Replacement of five additional fleet vehicles. The lawncare equipment has been purchased and recruitment efforts for lawncare positions are underway, with several positions already filled. The Authority anticipates transitioning all lawncare services to in-house operations by the end of the 2026 mowing season. Renovations at Willingham Village 2 have been completed. Following completion of a rent reasonableness study, the Board previously approved a rent increase for the property. Leasing activities have commenced, with full lease-up anticipated by November 2026. A groundbreaking ceremony is planned during the fourth quarter. The elevator modernization project for Highrise 2 and Highrise 3 has been successfully completed. The Elm Street project is progressing successfully. The Village in Cave Spring successfully closed on August 19, 2026. A groundbreaking ceremony was held on August 24, 2026, attended by residents, representatives of the City of Cave Spring, members of the Board of Commissioners, and NWGHA staff. Construction activities commenced immediately following the ceremony. Lastly, the closing date for John Graham Homes Phase 1 has not yet been determined and that staff continues to work through the necessary development and financing requirements. The Board will be updated as additional information becomes available.
Commissioner Comments - None
Executive Session
Chairperson Hickman asked for a motion to enter into Executive Session for the purpose of real estate matters, personnel matters, and threatened and/or potential litigation. Commissioner Townsend made a motion to adjourn Regular Session and enter into Executive Session, seconded by Commissioner Cooper. The motion passed unanimously. No action was taken during the Executive Session. Commissioner Cooper made a motion to return to Regular Session, seconded by Commissioner Ruiz. The motion was approved unanimously.
Yes: Bojo, Cooper, Ruiz, Townsend, Wallace
No: None
Adjourn
Commissioner Cooper made a motion to adjourn, seconded by Commissioner Ruiz. The meeting was adjourned at 11:30 a.m.
