THA GOVERNING BOARD QUARTERLY UPDATE_012226.PDF

1 
 
 
MEMORANDUM 
 
TO: 
 
Tempe Housing Authority Governing Board 
FROM: 
 
Irma Hollamby Cain, THA Executive Director  
DATE: 
 
January  22, 2026 
SUBJECT:  
 Housing Authority Governing Board Quarterly Update  
Background 
The following memorandum provides updates on the Tempe Housing Authority’s (THA) current events, 
program performance, and other Housing Services Division-related activities. 
THA’s various housing subsidy types and associated projected leasing rates as of November 2025: 
 
 
 
 
 
 
 
 
 
 
 
 
 
Financial Update 
THA predominantly operates with funding allocated through the 
Congressional budget process to HUD.  The allocated funding is 
committed to the Agency based on an established funding formula.   
Tempe’s CY 2025 estimated total budget authority is $18,854,178.  As 
of November 2025, THA budget utilization is 100.6%.  Housing voucher 
leasing is 92.5% of allocated vouchers leased up in the private market.  
THA’s current average Per Unit Cost is $1,517 a $53 increase in per unit 
cost average since January 2025.   
In calendar year 2025, funding of THA’s Mainstream program was capped by HUD at 90% of eligible 
funding.  This has caused THA to carefully balance voucher issuance and rental assistance provided on 
behalf of participants.   
 
 
Program 
 
Units 
Leasing 
Rate 
Housing Choice Voucher Program 
 
1,069 
92% 
HUD-VASH Program 
 
40 
95% 
Mainstream Voucher 
 
64 
88% 
Family Unification Program 
 
30 
77% 
Emergency Housing Vouchers 
 
40 
83% 
Total Vouchers 
 
1,243 
 
Budget Authority 
$18.8M 
Percentage Utilized 
100.6%

2 
 
Program Update (Preliminary November 2025 Data) 
 
• 
HUD-VASH: The HUD-VASH program is a collaboration between HUD and the Department of Veterans 
Affairs.  This program provides housing assistance for VA eligible Veterans who meet the McKinney Act 
definition of homelessness.  Eligible participants participate in case management, supportive services, 
and treatment recommendations needed to successfully maintain recovery and sustain housing in the 
community.  This program currently has 38 families housed.  We are actively collaborating with the 
referring agency to ensure full utilization of our VASH voucher allocation.  At this time, two families are 
currently searching for a unit.  
 
• 
MAINSTREAM: Mainstream is a HUD program designed specifically to assist non-elderly persons with 
disabilities who are at serious risk of institutionalization, homelessness, or at risk of becoming 
homeless.  This program currently has 56 families housed.  The full allocation of Mainstream vouchers 
has not been utilized due to a 10% funding reduction from the previous year, resulting in a shortfall that 
limits the THA from issuing additional vouchers. 
 
• 
FAMILY UNIFICATION PROGRAM:  The Family Unification Program (FUP) is a HUD program specifically 
designed to assist two distinct populations, Families and Foster Youth: 
1. Families for whom the lack of adequate housing is a primary factor in: 
 
The imminent placement of the family’s child or children in out-of-home care, or 
 
The delay in the discharge of the child or children to the family from out-of-home care. 
2. Foster youth 18 to 24 years old and who have aged out of the system or will leave foster care within 
90 days.  The duration of housing assistance for foster youth is not to exceed 36 months. 
 
The THA is currently processing additional referrals received from the Department of Children’s 
Services.  This program currently has 23 families leased.  We are actively collaborating with the 
referring agency to ensure full utilization of our FUP voucher allocation.  At this time, one family is 
currently searching for a unit, and we are working closely with our partners to identify and refer 
additional eligible families and youth.  
 
• 
EMERGENCY HOUSING VOUCHERS: THA received an allocation of 40 vouchers.                                                    
These are limited, one-time use vouchers specifically for individuals/households impacted by COVID-
19.  They are to be available for a period of up to 10 years to ensure continued stability.  The program is 
operated in conjunction with the Regional Continuum of Care and Coordinated Entry.  This program 
currently has 31 families leased. 
 
• 
TENANT BASED RENTAL ASSISTANCE VOUCHERS: THA administers a HOME funded Tenant Based 
Rental Assistance program designed to end/prevent homelessness for individuals who are currently 
homeless, at risk of homelessness, or will be homeless due to fleeing domestic violence.  Referrals to 
the program are required.  Referral partners include Mercy House Living Centers, CARE7, HOPE Team, 
Community Supervision, and Tempe Union High School District McKenny Vento liaisons.  26 
households are currently leased up.

3 
 
• 
FAMILY SELF SUFFICIENCY (FSS): The THA Family Self Sufficiency (FSS) program is a key initiative 
designed to help Housing Choice Voucher families achieve economic independence and self-
sufficiency.  Participants work toward specific goals, such as obtaining employment, improving their 
education and increasing their income.  Currently there are 62 families enrolled in the FSS program 
with 20 families earning escrow. 15 families are currently on the FSS waitlist.  
 
Other Housing Related Activities & Information 
 
• 
FUNDING AND IMPACTS TO HOUSING PROGRAMS: The U.S. Department of Housing and Urban 
Development (HUD) has already obligated funding for many HCV/HAP (Housing Assistance Payment) 
contracts that cover current voucher holders.  According to THA analysis, voucher payments to 
property owners on behalf of low-income tenants are expected to continue through January 2026.  
Program funding through the current continuing resolution will expire at the end of January 2026.  
 
• 
EMERGENCY HOUSING VOUCHER TO SUNSET: HUD has officially notified Public Housing Authorities 
that EHV funding will no longer be renewed under current budget projections.  The remaining funds are 
estimated to sustain current families through early 2027, but no new funding will be available after 
December 2026, unless HUD is able to reallocate unspent funds from other PHAs in the Country.  
PHAs are encouraged to transition EHV participants into the standard Housing Choice Voucher (HCV) 
program using available HCV funding capacity.  In preparation for this transition, the THA will work 
closely with HUD and the 33 participating households to be added to the waitlist and transitioned to 
HCV as capacity is available.  THA has submitted the required waiver to add participating EHV families 
to the current HCV waiting list and received notification that the waiver has been approved. THA will 
develop and implement a transition plan to place current EHV participants onto the HCV waiting list. 
As HCV funding becomes available, eligible EHV participants will be transitioned from the EHV 
program to the HCV program in accordance with HUD regulations and THA policy 
 
• 
STAFFING UPDATE: We welcome Brandon Bruce as a Neighborhood Revitalization Coordinator who 
will be administering homeowner rehab programs. Brandon brings home rehabilitation program 
expertise to THA.  
 
• 
HOME REPAIR PROGRAMMING: As of August 2025, outreach has been conducted to 19 households for 
our targeted AC Repair program; and of those, 3 have completed the eligibility determination and 
scope development phase, and are now in the environmental review phase.  The larger Home 
Rehabilitation Loan Program is scheduled to be launched by January 2026, targeting the 49 
households that are on the wait list for substantial home repair services and addressing any Microburst 
Emergency Home Repair inquires.

4 
 
• 
FAMILY SELF SUFFICIENCY SUCCESSES: In 2025, the Family Self-Sufficiency (FSS) Program served a 
total of 73 participants, with 7 families successfully graduating after meeting their self-sufficiency 
goals.  Participants earned an impressive total of $109,773.11 in escrow disbursements, reflecting a 
measurable increase in their earned income and a reduced reliance on subsidy assistance. 
Additionally, one graduate achieved homeownership and successfully exited the Housing Choice 
Voucher program.  To further support participant success, the program hosted two educational 
classes during the year: a spring workshop focused on childcare resources and family services, and a 
Credit 101 class. The Credit 101 class, offered virtually in response to participant feedback, saw high 
attendance and strong engagement. 
 
• 
HUD-VASH VOUCHER REGISTRATION: HUD announced the opening of the Registration of Interest 
period for additional HUD-Veterans Affairs Supportive Housing (HUD-VASH) vouchers.  THA is 
partnering with the local VA Medical Center (VAMC) to assess and discuss the need for additional 
vouchers in our community.  An application has been submitted and is currently pending HUD 
approval 
 
• 
BRIDGE SHELTER OPERATIONS: Bridge Shelter Operations-and Case Management are currently being 
offered for up to 90 days, through the utilization of 40 rooms located at 2101 E Apache Blvd to 
participants of the City of Tempe’s Homeless Outreach Preventative Programming. Services will be 
offered at this location through approximately June 30, 2026, only accepting referrals from Tempe’s 
Coordinated Entry system, to include referrals from City of Tempe’s HOPE and Tempe Works 
programs. Non-congregate bridge shelter and case management services will transition to 1915 E 
Apache Blvd on or around July 1, 2026, once the planned rehabilitation of the facility has been 
completed, increasing shelter capacity from 40 to 52 rooms, continuing to only accept referrals from 
Tempe’s Coordinated Entry system. 
 
• 
HOUSING INVENTORY AND AFFORDABILITY ANALYSIS: THA is currently working with Matrix Design 
Group to update the City’s Housing Inventory and Affordability Analysis report to include fresh data and 
expanded metrics on Tempe’s housing inventory and affordability.

1 
 
BOARD OF DIRECTORS PACKAGE 
NOVEMBER 2025

2
AGENDA 
 
Location: Tempe Library –Conference Room | 3500 S Rural Rd, Tempe, AZ 85282 
Date: Wednesday, November 19, 2025  
Type: Hybrid 
Time: 3:30pm  
* Executive Session may be held during the meeting at the discretion of the Board of Directors  
 
REGULAR BUSINESS    
1. Call to Order 
2. Roll Call 
3. Welcome & Announcements 
4. Approval of September 17, 2025, Meeting Minutes 
 
Action: Discussion and Vote  
GENERAL BUSINESS  
5. President’s Update (Irma Hollamby Cain)  
a. City of Tempe Hometown for All Q1 Disbursement  
b. La Victoria Commons Loan  
6. Portfolio Performance Update (Danielle Amorosa)  
7. CFO Update (Theresa Carmichael)  
NEW BUSINESS  
8. Care 7 Domestic Violence Units (Kris Scharlau, Dr. Jacqueline Webster)  
Action: Presentation and Vote  
9. TCAH Brand Launch (Christopher Groesbeck, Beatriz Kravetz)  
 
Action: Discussion 
10. Metro Phoenix Affordable Housing Collaborative Grant (Irma Hollamby Cain) 
Action: Discussion

3
 
ADJOURN  
Next Regular Board Meeting: Wednesday January 21, 2026

4
MEETING MINUTES 
 
Location: Tempe Library –Conference Room | 3500 S Rural Rd, Tempe, AZ 85282 
Date: Wednesday, September 17, 2025  
Type: Hybrid 
Time: 3:30pm  
 
REGULAR BUSINESS    
1. Call to Order 
Irma Hollamby Cain called the meeting to order at 3:30pm  
 
2. Roll Call 
Attendance was as follows:  
 
Board Members: 
 
 
Irma Hollamby Cain 
 
 
Cathy Chiang  
 
 
Octavia Harris  
 
 
Dan Colton 
 
 
 
Officers and Guests: 
 
 
Christopher Groesbeck 
 
 
Travys Harvey  
 
 
Theresa Carmichael 
 
 
Danielle Amorosa  
 
 
Bea Kravetz  
 
 
3. Welcome & Announcements 
Ms. Hollamby Cain welcomed Board members and guests. 
 
4. Approval of July 16, 2025 Meeting Minutes 
Mr. Colton motioned to approve the minutes with identified changes. Ms. Chiang 
seconded. The motion carried, and the minutes were adopted.

5
 
GENERAL BUSINESS  
5. President’s Update (Irma Hollamby Cain)  
Ms. Hollamby Cain updated the Board on the City of Tempe’s Hometown for All 
disbursement to TCAH. Ms. Hollamby Cain provided the Board information on 
donation amounts from the City of Tempe to TCAH. Ms. Harvey updated the Board on 
TCAH’s loan to Copa Health for La Victoria Commons. Ms. Harvey confirmed that 
TCAH loan documents are ready to be sent to Copa Health for their consideration. 
Ms. Harvey is expecting the loan closing within the next two months.  
 
6. Portfolio Performance Update (Danielle Amorosa)  
Ms. Amorosa provided the Board with a portfolio performance update covering July 
and August 2025 and provided financial highlights and property statistics for the 
dates covered. Ms. Amorosa advised that MEBA made some changes to staffing and 
promoted internally a Maintenance Supervisor. This staffing change will provide 
operating cost savings for TCAH. Ms. Amorosa explained that MEBA is making 
progress in increasing leased units by converting month-to- month leases into 
longer-term lease agreements.  
 
Mr. Colton shared with the Board a CoStar report on Phoenix metro apartment rental 
data.  Mr. Colton stated that based on rental trends in the area, TCAH should be 
aware of this data to make any necessary adjustments to our available units and 
rental rates. Ms. Hollamby Cain advised that TCAH with the support of MEBA is 
looking at our rental rates and their comparison to the current market, in addition to 
TCAH unit vacancies and will adjust as needed.  
 
NEW BUSINESS  
7. TCAH Website Update (Christopher Groesbeck, Beatriz Kravetz) 
 
Ms. Hollamby Cain introduced Ms. Kravetz to the Board. Mr. Groesbeck and Ms. 
Kravetz presented to the Board an update and progress report on the TCAH website 
and communication plans. Mr. Groesbeck gave the Board background information on 
TCAH’s history and progression to date. Ms. Kravetz provided an outline of TCAH’s 
planned communications outreach approach after the TCAH website launches in late 
October and our social media accounts become active. Ms. Kravetz explained how 
the launch will take place and that the new website and planned communications 
will reach more people to inform them about TCAH’s mission and available housing.

6
ADJOURN  
 
Ms. Harris motioned to adjourn the meeting. Ms. Chiang seconded. Motion carried. 
 
The meeting adjourned at 4:09pm.

Month:
September 2025
Asset Director:
Manager:
,
Monthly 
Monthly 
MO $$
MO %
YTD 
YTD 
YTD $$
YTD %
(Red indicates unfavorable variance)
Actual
Budget
Var
Var
Actual
Budget
Var
Var
Rental Income
$72,056
$94,875
($22,819)
-24%
$643,293
$760,413
($117,121)
-15%
Other Income
$1,985
$1,805
$180
10%
$16,285
$16,008
$277
2%
Total Income
$74,041
$96,680
($22,639)
-23%
$659,577
$776,421
($116,844)
-15%
Operating Expense
$47,774
$53,276
$5,502
10%
$463,113
$438,782
($24,332)
-6%
Net Operating Income
$26,267
$43,404
($17,136)
-39%
$196,464
$337,640
($141,176)
-42%
Capital Expense
$0
$0
$0
0%
$0
$0
$0
0%
Annualized Op Exp/Unit
#VALUE!
Total Units
0
Total Occupied Units
64
Total Occupied Sq. Ft
0
Eff Rent Per Occupied Unit - This Month
$1,126
Eff Rent Per Occupied Sq Ft - This Month
$0.00
ASSET OVERVIEW
Financial Highlights
1 of 2

Month:
Asset Director:
Manager:
EOM Occupancy
83.33%
Shows
2
Leases Expiring
0
Total Units
0
Applied
2
Lease Renewals
0
Total Sq. Ft
0
Cancels/Denials
1
Renewal Ratio
0%
Total Occ. Units
64
Net Leases
1
MTM Lease Expiring
16
Total Occ. Sq. Ft
0
Net Closing Ratio
50.00%
Exposure Ratio including 
MTM
100%
Total Vac.Units
8
Move-ins
1
Notices Received
2
Market Ready
5
Move-outs
2
Notices Pre-Leased
0
Market Ready %
62.50%
Aged Payables
$0.00
Resident Delinquency
$4,080.00
Aged Payable Details:
Print/Internet Ads:
Additional Marketing:
Month to Month Premium
Move In Concessions:
Lease Renewal Concessions:
Resident Functions:
Renovations:
Pending Litigation:
           Property Statistics
Marketing:
                      
N/A
N/A
151 completed and back on market by 11/1.  2543-3706-904 under renovation, not turned over to MEBA at this time.
September 2025
N/A
N/A
N/A
Aged Payables
No payables open in Oseptmeber
Craigs List, MyHousingSearch.com, MySection8.org, Affordablehousing.org and Irma is sending out email blasts to contacts with in the 
organisation for additional leads.
Concessions:
N/A
Monthly Statistics
2 of 2

Month:
Asset Director:
Manager:
,
Monthly 
Monthly 
MO $$
MO %
YTD 
YTD 
YTD $$
YTD %
(Red indicates unfavorable variance)
Actual
Budget
Var
Var
Actual
Budget
Var
Var
Rental Income
$72,056
$94,875
($22,819)
-24%
$643,293
$760,413
($117,121)
-15%
Other Income
$1,985
$1,805
$180
10%
$16,285
$16,008
$277
2%
Total Income
$74,041
$96,680
($22,639)
-23%
$659,577
$776,421
($116,844)
-15%
Operating Expense
$47,774
$53,276
$5,502
10%
$463,113
$438,782
($24,332)
-6%
Net Operating Income
$26,267
$43,404
($17,136)
-39%
$196,464
$337,640
($141,176)
-42%
Capital Expense
$0
$0
$0
0%
$0
$0
$0
0%
Annualized Op Exp/Unit
#VALUE!
Total Units
0
Total Occupied Units
64
Total Occupied Sq. Ft
0
Eff Rent Per Occupied Unit - This Month
$1,126
Eff Rent Per Occupied Sq Ft - This Month
$0.00
ASSET OVERVIEW
Financial Highlights
October 2025
1 of 2

Month:
Asset Director:
Manager:
EOM Occupancy
83.33%
Shows
2
Leases Expiring
0
Total Units
0
Applied
2
Lease Renewals
0
Total Sq. Ft
0
Cancels/Denials
1
Renewal Ratio
0%
Total Occ. Units
64
Net Leases
1
MTM Lease Expiring
16
Total Occ. Sq. Ft
0
Net Closing Ratio
50.00%
Exposure Ratio including 
MTM
100%
Total Vac.Units
8
Move-ins
1
Notices Received
2
Market Ready
5
Move-outs
2
Notices Pre-Leased
0
Market Ready %
62.50%
Aged Payables
$0.00
Resident Delinquency
$4,080.00
Aged Payable Details:
Print/Internet Ads:
Additional Marketing:
Month to Month Premium
Move In Concessions:
Lease Renewal Concessions:
Resident Functions:
Renovations:
Pending Litigation:
           Property Statistics
Marketing:
                      
N/A
N/A
151 completed and back on market by 11/1.  2543-3706-904 under renovation, not turned over to MEBA at this time.
October 2025
N/A
N/A
N/A
Aged Payables
No payables open in Oseptmeber
Craigs List, MyHousingSearch.com, MySection8.org, Affordablehousing.org and Irma is sending out email blasts to contacts with in the 
organisation for additional leads.
Concessions:
N/A
Monthly Statistics
2 of 2

TCAH-Tempe Coalition for Affordable Housing
Statement of Financial Position
As of September 30, 2025
Accrual Basis  Friday, November 14, 2025 12:13 PM GMT-07:00
  1/2
TOTAL
AS OF SEP 30, 2025
AS OF SEP 30, 2024 (PY)
ASSETS
Current Assets
Bank Accounts
CD-Chase
250,000.00
Checking - Chase
42,214.39
5,881,191.57
Checking - Chase 2
18,000.00
2,743,000.00
Checking - Chase 3
2,000.00
2,000.00
Checking - Prop Mgt (MEB)
125,789.96
266,047.57
Checking - Security Dep (MEB)
49,904.82
43,230.74
Petty Cash
300.00
300.00
Savings-Raymond James XX3361
2,000,307.23
Total Bank Accounts
$2,488,516.40
$8,935,769.88
Accounts Receivable
$22,821.12
$23,891.35
Other Current Assets
Clearing Account
131,919.60
0.00
Investments-RJ AMB XX5257
578,186.90
Investments-RJ Retail XX6622
1,001.30
Investments-RJ SMA XX2662
2,577,886.84
Investments-Unrealized Gain/Loss
-26,702.05
Prepaid Expense
26,118.71
20,457.17
Total Other Current Assets
$3,288,411.30
$20,457.17
Total Current Assets
$5,799,748.82
$8,980,118.40
Fixed Assets
15100 Rental Properties
10,926,041.14
8,379,341.64
15200 Property Improvements
950,859.84
647,675.28
15500 Land
5,821,923.50
5,181,923.50
16500 Accumulated Depreciation
-1,166,438.33
-868,912.77
Total Fixed Assets
$16,532,386.15
$13,340,027.65
Other Assets
Deposits
43,750.00
43,000.00
Intangible Assets-Domain/Website
4,800.00
Total Other Assets
$48,550.00
$43,000.00
TOTAL ASSETS
$22,380,684.97
$22,363,146.05

TCAH-Tempe Coalition for Affordable Housing
Statement of Financial Position
As of September 30, 2025
Accrual Basis  Friday, November 14, 2025 12:13 PM GMT-07:00
  2/2
TOTAL
AS OF SEP 30, 2025
AS OF SEP 30, 2024 (PY)
LIABILITIES AND EQUITY
Liabilities
Current Liabilities
Other Current Liabilities
Accrued Expenses
18,189.25
11,208.90
Prepaid Rents
28,066.09
26,998.81
Sales Tax/TPT Payable
0.00
1,981.12
Security Deposits
49,904.82
43,230.74
Total Other Current Liabilities
$96,160.16
$83,419.57
Total Current Liabilities
$96,160.16
$83,419.57
Total Liabilities
$96,160.16
$83,419.57
Equity
Net Assets
22,255,557.37
18,667,718.60
Net Revenue
28,967.44
3,612,007.88
Total Equity
$22,284,524.81
$22,279,726.48
TOTAL LIABILITIES AND EQUITY
$22,380,684.97
$22,363,146.05

Tempe Coalition for Affordable Housing
Statement of Activity
January - September, 2025
Accrual Basis  Friday, November 14, 2025 12:11 PM GMT-07:00
  1/2
TOTAL
JAN - SEP, 2025
JAN - SEP, 2024 (PY)
Revenue
41000 Rents Received
41100 Gross Potential Rents
1,224,515.04
1,015,461.00
41200 Tenant Subsidy
-385,919.34
-338,340.16
41300 Loss to Vacancy
-159,918.16
-95,340.45
Total 41000 Rents Received
678,677.54
581,780.39
41600 Rental Late Fees
10,195.00
9,220.00
41700 Rental Miscellaneous Income
10,205.20
3,827.51
47000 Contributions
2,500.00
3,772,060.97
Total Revenue
$701,577.74
$4,366,888.87
GROSS PROFIT
$701,577.74
$4,366,888.87
Expenditures
Bad Debt Expense
10,731.12
4,428.11
Bank Charges
95.00
Cleaning
3,175.00
1,580.00
Depreciation
228,000.00
175,500.00
Donations
289,673.14
Electric
12,568.64
10,653.46
Gas/Propane
256.57
288.01
HOA Fees
59,587.21
55,446.90
Insurance
57,625.17
50,960.09
Internet
6,333.32
5,176.67
Landscaping
51,005.70
12,866.84
Legal & Professional
24,712.00
74,950.75
Licenses/Permits
50.00
Management Fees
156,460.59
131,943.26
Meetings, Conferences
4,023.17
Notice/Application Fees
1,000.50
643.00
Office Expense
1,373.21
2,648.45
Other Rental Expense
1,235.96
1,408.55
Pest Control
14,930.59
9,739.00
Property Taxes
8,529.62
Repairs & Maintenance
104,527.19
60,177.21
Security
7,621.32
15,552.70
Supplies
32,144.70
16,208.66
Training
3,500.00
220.00
Water/Sewer/Trash
22,921.45
13,515.04
Total Expenditures
$803,828.41
$942,159.46
NET OPERATING REVENUE
$ -102,250.67
$3,424,729.41

Tempe Coalition for Affordable Housing
Statement of Activity
January - September, 2025
Accrual Basis  Friday, November 14, 2025 12:11 PM GMT-07:00
  2/2
TOTAL
JAN - SEP, 2025
JAN - SEP, 2024 (PY)
Other Revenue
Gain/Loss on Disposal of Assets
186,966.99
Interest Income
141,101.16
311.48
Total Other Revenue
$141,101.16
$187,278.47
Other Expenditures
Investment Fees
9,883.05
Total Other Expenditures
$9,883.05
$0.00
NET OTHER REVENUE
$131,218.11
$187,278.47
NET REVENUE
$28,967.44
$3,612,007.88

7
 
BOARD OF DIRECTORS 
Irma Hollamby Cain 
Cathy Chiang 
Manjula Vaz 
Octavia Harris  
Dan Colton