The United Way Reviews with the Board the
“Cliff Effect” Facing Lower Wage Earners
Geauga Metropolitan Housing Authority (GMHA) - 5/22/2025
Meeting Info: Regular meeting held on May 22, 2025 at 4:00 pm (EST) in the Conference Room at Murray Manor at 385 Center Street, Chardon, OH 44024. This meeting was in-person only.
Agenda: An agenda was provided at the meeting. It is not available online. The documented
proceedings below follow the agenda and are presented sequentially.
1. Call to Order - 4:03 pm
2. Attendance: Chairperson Jeff Markley and Board Members Susan Kemerrer, Walter Claypool, and
Michael Petruziello were present. Member Sandy Grassman was absent.
Staff Attendance: Dawn Farrell, Executive Director, Carrie Carlson, Chief Financial Officer, and Todd Petersen, Legal Counsel.
Special Guest attendance: Ms. Karen Perko, Director of Community Engagement at United Way of Geauga County.
Others Present: This Observer and four other members of the public were in attendance.
Observer Note: The Executive Director indicated they were recording the audio of the meeting.
3. Pledge of Allegiance - Recited
4. Special Guest Presentation: Poverty Simulation by Karen Perko, Geauga United Way
Ms. Karen Perko, representing the Geauga United Way, was introduced by Ms. Farrell as a special guest speaker. She opened with a brief video designed to illustrate the everyday realities faced by families relying on social assistance programs. The video portrayed the “cliff effect,” where incremental wage increases lead to an abrupt loss of crucial benefits such as childcare subsidies, resulting in families facing a net loss despite earning more.
Perko emphasized that this “cliff effect” poses a significant barrier to economic mobility and can discourage recipients from pursuing wage increases or job advancement. She urged policymakers to consider adjustments that would phase out benefits gradually based on income increases, creating a “soft landing” for families transitioning out of poverty. Citing recent local data, Ms. Perko shared insights from the ALICE (Asset Limited, Income, Constrained, Employed) report released May 12, 2025 by United Way Worldwide. She explained that although 6% of households in Geauga County live below the federal poverty level (approximately $32,000 annually for a family of four), a larger segment—the ALICE population—earns above poverty but still struggles with basic expenses such as housing, food, and childcare.
Specific figures highlighted include:
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Average income for ALICE households in Geauga County is approximately $99,000, higher than Ohio’s $67,000 average.
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Hourly wages for typical ALICE jobs vary: retail $15, manufacturing $11, construction $20, healthcare/social services $13, while a living wage in the county is estimated between $27 and $45 per hour depending on family size and childcare needs.
Ms. Perko engaged the board in a simulation exercise, using physical “dollar pieces” to represent limited household income. Board members attempted to allocate these pieces to essential expenses such as rent, utilities, food, and childcare. This hands-on approach illustrated the severe budget constraints many families face, often leading to hard choices.
During the discussion, board members Mr. Claypool and Mr. Petruziello voiced their difficulty in understanding why the report was being presented. They acknowledged that many of the Housing Authority’s patrons fall into the ALICE category, but they weren’t sure how they could impact the situation. Ms. Perko acknowledged the complexity of poverty and emphasized that many affected individuals are hardworking community members trapped in cycles that require systemic solutions.
The presentation concluded with a call for empathy and practical policy reforms to support families more effectively, emphasizing that organizations like the Housing Authority and United Way play critical roles in this effort.
5. Discussion and Approval of Minutes
The minutes from the April 17 regular and April 24, 2025 special meetings were reviewed. There were
no corrections or additions. The board voted unanimously to approve the minutes
6. Financial Statements and Write-Offs
The board reviewed and unanimously approved financial statements for Public Housing, Section 8, and
non-federal funds. No write-offs were reported.
7. Commissioner’s Report
There were no comments concerning activities at the County Commissioners’ level.
8. Report of Counsel
Legal counsel, Mr. Todd Petersen, commented that the legal environment has been “real stable” with no need for court activities in the past approximately six months.
9. Report of Director
Ms. Farrel, provided a detailed briefing on multiple operational and programmatic fronts:
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April Programs Report: Board members discussed that approximately only 76% of Housing Choice Vouchers (HCVs) are currently used within Geauga County, a notable drop from pre-pandemic levels near 99%. This is due mainly to landlords’ reluctance to accept vouchers, partly because many properties were sold to private equity firms enforcing stricter policies.
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Outreach efforts to landlords, especially in mobile home communities, are ongoing to increase voucher acceptance. The board debated whether to allow voucher holders to use vouchers outside the county, as current policy requires a 12-month residency before porting elsewhere.
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Mr. Claypool noted that expanding portability could improve voucher use by opening housing options in other areas. However, Mr. Petersen raised concerns about losing focus on Geauga residents and disrupting community ties, and he noted that the policy of the organization would need to be significantly altered.
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The board agreed that any policy change would require public input and careful consideration. Meanwhile, efforts continue to increase local voucher utilization and explore housing partnerships.
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Rental Assistance Demonstration (RAD): The RAD program continues to advance, aiming to convert public housing units to project-based vouchers to leverage private investment for modernization. Coordination with HUD’s Chicago Field Office remains active, including compliance reviews and planning for unit improvements. Reviewer Note: See LWVObserver Report from November 19, 2024 where the Board approved the RAD application and where more information about the RAD program is available.
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Vacant Lots and Property Management: The director discussed research into titles and appraisals for various properties, including Cloverdale II units. Environmental assessments are underway, involving multiple agencies, to meet HUD requirements before property disposition or development.
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NOC COG Lease: The Northeast Ohio Counties Council of Governments currently leases space from GMHA. The lease is up for renewal. NOC COG’s board meets on May 28, 2025, and plans to review the lease renewal.
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Capital Fund Emergency Grant: The authority is applying for a new capital fund grant to repair and resurface the driveway behind Harris House, which has been closed due to safety issues. The director stressed the urgency of grant approval, given Northeast Ohio’s limited construction season.
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Housing Specialist Funding: The Geauga County Mental Health Board requested funding to share the cost of a housing specialist position based at Ravenwood. The request was declined as member Mr. Mike Petruziello, who is a member of the Mental Health board, indicated an alternate direction was being taken.
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Tenant Success Stories: To balance the meeting’s often difficult topics, the director shared positive feedback from tenants, including a note of gratitude for staff efforts to create welcoming, safe environments. Maintenance achievements were also praised, highlighting a recent accommodation modification successfully completed.
Old Business
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On-Call Maintenance Policy: The board chairperson asked members for comments on the policy, discussed in previous board meetings and refined in a document. There were no comments. A motion and second were made to approve, followed by approval of all board members present.
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Virtual Meetings Policy: A draft policy to allow board members to participate remotely was reviewed. This allows improved flexibility and attendance, especially when members are traveling or unavailable. The board agreed that this policy was not to be used to replace regular meetings, nor be over-utilized. Everyone agreed that would result in a loss of dynamic in-person discussions and potential voting complications. The board considered a provision that would require two members or 10% of the board to object to virtual participation to mandate in-person meetings for specific agenda items. The policy is expected to be refined by Mr. Petersen and finalized at the next meeting.
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Hiring Notification Policy: The board reviewed a proposal requiring the Executive Director to inform the board ahead of any new hires, providing position summaries and candidate information. This would enhance transparency and board oversight. The policy is expected to be refined and brought back for approval after a July 1st deadline to establish an organizational chart and long-term hiring plan.
New Business
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Harris House Exterior Doors Replacement: The board approved a contract with Enterprise Door Inc. for replacement of fourteen exterior doors at Harris House, not to exceed $9,543. This project aims to improve building security and energy efficiency.
Board members inquired about door specifications and installation timelines, expressing
support for prompt completion before winter.
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Location Carpet Contract Extension: A one-year contract extension was approved for carpet cleaning and maintenance services at a cost not exceeding $45,000. Ms. Farrell noted the necessity of ongoing unit upkeep, especially with increased tenant turnover and renovations.
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Murray Manor Backup Generator Project: Following a successful final inspection, the board authorized release of the 10% retainer payment totaling $23,572 to Die Electric. This finalizes the installation of a backup generator to ensure reliable backup power for Murray Manor residents during outages.
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Record Retention Policy Update: The director presented a revised record retention schedule aligned with Ohio History Connection standards. The updated policy simplifies document management by consolidating formats and clarifies retention periods for various record types, including administrative emails, voicemails, and meeting recordings. The board discussed challenges with retaining records from social media and electronic communications due to third-party controls and legal uncertainties. Given these complexities, the board tabled the policy pending further legal counsel review.
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Asset Disposal Authorization: The board approved a motion declaring various agency assets obsolete, including 20 stoves, multiple water tanks from Harris House and Cloverdale properties, and several refrigerators. The board authorized listing these items for sale or donation, with unsold items to be recycled after 45 days.
10. Hearing of the Public
Several public comments were heard:
11. Executive Session
The board entered executive session to discuss confidential legal matters, citing Ohio Revised Code § 121.22(G)(3) regarding pending litigation.
Following the executive session, the board reconvened in open session. Upon returning, a formal motion was introduced consistent with the discussions and agreements reached during the executive session.
The motion authorized the Executive Director to sign a settlement agreement that had been prepared by the housing authority’s labor counsel. The specifics of the settlement were not disclosed publicly due to confidentiality requirements.
The board members present unanimously approved the motion by voice vote signaling full board support for the settlement resolution.
12. Any Further Business
No additional matters were brought forward following the executive session.
13. Adjournment
The meeting adjourned at 5:57 pm.
Next Meeting: June 17, 2025 at 4:00 pm at Murray Manor.
More information about the Geauga Metropolitan Housing Authority can be found here.
Observer: David Lewis
Editor: Sarah McGlone
Reviewer: Carol Benton
Date Submitted: June 2, 2025
The League of Women Voters of Geauga is a 501(c)(3) nonpartisan political organization that encourages informed and active participation in government, works to increase understanding of major public policy issues, and influences public policy through education and advocacy. They do not support or oppose individual candidates or parties. Learn more about the LWVG at www.lwvgeauga.org.