SUNDAY, SEPTEMBER 7

2:00 PM - 4:30 PM                CONFERENCE REGISTRATION Hotel Lobby

3:30 PM – 4:30 PM               PEER ROUNDTABLES Courtyard

Join your colleagues for open discussion to share best practices, ask questions, and make new acquaintances. 

Small Housing Authority

Medium/Large Housing Authority

*Rain back ups will be in Race Point, and Chatham

4:00 PM- 6:30 PM                 EXHIBIT HALL VIEWING                   Nauset               

Visit with the vendors and discover the many products and services they provide to housing agencies.

5:00 PM - 6:30 PM               RECEPTION IN EXHIBIT HALL                Nauset

Co-Sponsored by: Worcester Housing Authority; Joseph J Corcoran Company

6:30 PM                                    DINNER       Ocean View Ballroom

Guest Speaker: Representative Kip Diggs, Assistant Vice Chair, Joint Committee on Ways and Means

8:30 PM - 10:30 PM              WELCOME BEACH BONFIRE      Beach

Sponsored by: Worcester Housing Authority

 Join us for a lively beach fire filled with music, laughter, and fun games like Name That Tune.

MONDAY, SEPTEMBER 8

7:00 AM          CONFERENCE REGISTRATION              Hotel Lobby                                

7:00 AM  BREAKFAST BUFFET Ocean View Ballroom 

8:00 AM MORNING COFFEE     Ballroom 1 & 2

Co-Sponsored by: NSHEDA; CEDA; Pure Source

8:15 AM – 9:15 AM               PLENARY SESSION     Ballroom 1 & 2

Welcome & MassNAHRO Update

Speakers:   Senator Dylan Fernandes, Senate Chair, Joint Committee on Agriculture; Senator Julian Cyr, Senate Chair, Joint Committee on Housing; Peter Proulx, MassNAHRO President & COO, Worcester Housing Authority; Donna Brown-Rego, Executive Director, MassNAHRO

9:30 AM – 10:45 AM            CONCURRENT SESSIONS

"You Can’t Do That!" A Mock Board Meeting on

Open Meeting Law Blunders and Best Practices [E, S, B]    Nauset 5

Step inside a fictional—but all-too-familiar—housing authority board meeting where the agenda goes sideways, the executive session crosses the line, and someone definitely didn’t read the memo. This interactive session uses a fast-paced mock meeting (starring some familiar faces!) to unpack the most common Open Meeting Law missteps—from vague postings to off-the-record whispers. Through real-time role-play and audience reaction, you’ll walk away with the tools to run more compliant, transparent, and confident board meetings whether you're new to public housing governance or a seasoned board member.

Panelists: Jeffrey Driscoll, Esq., Executive Director, Medford H.A.; Jonathan Driscoll, Esq., Partner, Driscoll & Driscoll PC; Barbara Vivian, Executive Assistant, Medford H.A.; Skye Kessler, Board Member, Dedham H.A.; Jennifer Polito, Executive Director, Concord H.A.; Caileen Foley, Executive Director, Lexington H.A.; Benjamin Gold, Esq., Executive Director, Leominster H.A.

“Did You Hear What She Said?” -Tackling Bullying & Building Community in Public Housing  [E, S, B] Race Point

Whispers. Cold shoulders. Power plays in the laundry room. Social aggression—also known as bullying—is a growing challenge in public housing communities, especially among older adults. This powerful, hands-on workshop goes beyond surface conflict to explore the root causes of resident tension and provides practical, evidence-based strategies for change. Through real-life scenarios, discussion, and interactive exercises, participants will gain tools to promote respect, strengthen interpersonal skills, and create a culture of care.

Moderator: Edlin Ortiz, Chief Resident Program Officer, Worcester H.A.

Presenter: Mary Curlew, LICSW, LLC; Tiffany Shliapa, Chief Administrative Officer, Worcester H.A.

“That’s Discrimination!” - Protecting Your Agency Before the Complaint Hits Your Desk[E, S, B] Chatham

Discrimination claims don’t just cost money—they cost trust. In a time of growing diversity and heightened accountability, public housing agencies must be ready to navigate fair housing and civil rights laws with confidence. This essential session breaks down the most common legal pitfalls related to race, disability, family status, and more—while giving you real-world tools to prevent them. From proactive policy updates to staff training strategies, you’ll learn how to build a culture of inclusion that keeps your agency compliant and respected. Don’t wait for the complaint—get ahead of it.

Moderator: Pamela Rogers, Executive Director, Amherst H.A.

Presenter: Caitlin Milone, Esq., Partner, Turk & Milone LLP

EOHLC Town Hall [E, S, B] Ballroom 1

Join EOHLC staff for updates from the State and an open forum with guided questions designed to gather feedback and ideas that will help strengthen EOHLC programs and improve processes.

Moderator: Jennifer Hapgood, Executive Director, Gloucester H.A.

Panelists: Fatima Razzaq, Acting Director of Division of Public Housing, EOHLC; Christine Devore, Director of the Bureau of Housing Management, EOHLC; Jason Wright, Director of Policy, Operations, and Performance, EOHLC; Robert Garrett, Director of Capital Planning, EOHLC; Stacey Reiling, Capital Data and Systems Manager, EOHLC; Shanyan Li, Assistance Director of Architects and Engineers, EOHLC; Greg Abbe, Senior Climate Programs Specialist, EOHLC

10:00 AM - 3:00 PM        EOHLC RESOURCE ROOM         Shutters

10:30 AM               EXHIBIT HALL VIEWING            Nauset                              

Visit with the vendors and discover the many products and services they provide to housing agencies.

10:30 AM – 6:00 PM              SILENT AUCTION VIEWING      Nobska   

All proceeds benefit the Past Presidents Scholarship Fund. Auction items requested – gift baskets, gift cards, crafts, etc.!

10:45 AM - 11:15 AM              COFFEE BREAK WITH EXHIBITORS    Nauset

Co-Sponsored by: O'D Answering Services; Eastern Bank; MMDT/Federated Hermes; Matcha EV

Raffle to win a free 2026 Spring Conference registration or a Sea Crest Gift Card for a two night stay will be drawn at 11:00 AM.  You must be present to win.

11:30 AM – 12:45 PM           CONCURRENT SESSIONS

When a Tenant Passes: What Happens Next? Navigating Death, Property, and Policy with Compassion and Compliance [E, S]     Nauset 5

A tenant’s death can leave behind more than grief—it brings complex legal and logistical challenges that housing staff must handle with care and precision. This essential session walks you through the proper procedures for managing unit recovery, personal property, and lease termination while remaining fully compliant with state and local laws. Learn how to communicate with next of kin, secure belongings, document your actions, and avoid missteps that could lead to liability. With real-world scenarios and best-practice guidance, you’ll leave equipped to respond professionally and compassionately during one of the most delicate situations your agency may face.

Moderator: Steve Alvarez, Chief Facilities Management Officer, Worcester H.A.

Presenter: Jonathan Driscoll, Esq., Partner, Driscoll & Driscoll PC

Leading Together – How to Strengthen the Relationship Between Boards and Executive Directors [E, B] Ballroom 1

Behind every thriving housing authority is a strong partnership between the Board of Commissioners and the Executive Director. But even well-intentioned leaders can run into conflict when roles blur, communication falters, or tensions rise. This session dives into the keys to a successful working relationship—from building trust and aligning on strategy to managing crises and defining boundaries. With real-world case studies and facilitated dialogue, attendees will gain tools to enhance collaboration, improve governance, and lead with unity—no matter the challenge.

Moderator: Maggie Cleary, Executive Director, North Andover H.A.

Panelists: Jeffrey Driscoll, Esq., Executive Director, Medford H.A.; Benjamin Gold Esq., Executive Director, Leominster H.A.; Diane Cohen, Executive Director, Somerville H.A.; Thomas Thibeault, Executive Director, Brockton H.A.; Stephan Bader, Board Member, Concord H.A.

Before It Becomes Discipline - Coaching, Training, and Setting Expectations for Employee Success  [E, S]

  Race Point

The best way to avoid disciplinary issues? Start strong. This session shifts the focus from punishment to preparation—offering a proactive roadmap for onboarding, coaching, and developing employees in the public housing sector. Learn how to clearly communicate expectations, support staff through early challenges, and intervene constructively before problems escalate. You’ll also explore how progressive discipline fits into a larger framework of performance management—especially when navigating the complexities of union contracts, civil service rules, and legal protections. Whether you're managing a new hire or a seasoned team member, this session gives you the tools to lead with fairness, clarity, and confidence.

Moderator: Candace Avery, Executive Director, Millis H.A.

Presenter: Timothy D. Zessin, Esq., Attorney, KP Law; Richard Menard, Chief Services Officer, Worcester H.A.

Development Isn’t Just for the Big Guys – How Small and Mid-Sized PHAs Can Build Big [E, S, B] Chatham

Think development is only for large housing authorities with deep pockets and in-house experts? Think again. This energizing session proves that size doesn’t limit impact. Learn how small and mid-sized agencies are tackling new construction, RAD conversions, and mixed-finance deals—with limited staff, lean budgets, and big vision. You’ll hear real success stories, discover practical strategies to assess your readiness, engage strong partners, and manage development risk. Whether you're just getting started or looking to scale up, this session will give you the confidence and tools to bring transformative projects to life in your community.

Moderator: Gina Govoni, Executive Director, Franklin County Regional H.R.A.

Panelists: Laura Shufelt, Senior Advisor & Real Estate Development Officer, Massachusetts Housing Partnership; Carsten Snow-Eikelberg, Senior Real Estate Development Officer, Massachusetts Housing Partnership; Jack Redman, Executive Director, Greenfield H.A.; James Marathas, Executive Director, Quincy H.A.; Patrick Travaglio-Romeo, Assistant Vice President of Development, Worcester H.A.

1:00 PM                                  LUNCH                                                  Ocean View Ballroom

Sponsored By: MassNAHRO Insurance Group, Inc.

Presentations: 2025 Massachusetts Public Housing Administrator (MPHA) Certification and Board Member Certification Graduates; Board Member of the Year, and Member of the Year.          

Guest Speaker:   Sean Gilbert PHM, SPHM, National Senior Vice President, NAHRO; Mark Thiele, CEO, NAHRO

2:15 PM - 3:30 PM                CONCURRENT SESSIONS

Ask the Attorney & Therapist – Legal Smarts Meets Emotional Insight on the Housing Front Lines [E, S, B]       Nauset 5

Housing professionals don’t just manage units—they manage people, emotions, and risk. This one-of-a-kind session pairs a housing attorney and a licensed therapist to tackle your most complex challenges, from tenant mental health crises and hoarding to staff burnout and legal liability. Through real case scenarios and your candid questions, you’ll get grounded, practical advice that blends compliance with compassion. Learn how to respond effectively while protecting your agency—and your well-being. Come curious, leave empowered.

Moderator: Kirk Fulton, Sr. Director of Operation, Chelmsford H.A.

Presenters: Jonathan Driscoll Esq., Partner, Driscoll & Driscoll PC; Cathy Hoog LMHC, LMFT, Executive Director, Salem H.A.

Management Agreements: Myths, Facts and Best Practices [E, B]    Ballroom 1

Are management agreements the secret to doing more with less—or a fast track to conflict and confusion? As housing authorities look for ways to stretch limited resources, shared service models are gaining ground—but they come with complexity. This candid panel brings together Executive Directors and Board Members who’ve lived through the ups and downs of real management agreements. They’ll separate myth from fact, share lessons learned, and offer practical guidance for agencies exploring or currently engaged in these partnerships. Whether you’re curious, cautious, or committed, this session will help you navigate with clarity and confidence.

Moderator: Benjamin Gold, Esq.,  Executive Director, Leominster H.A.

Panelists: Colleen Doherty, Executive Director, Taunton H.A.; Charles Laverty, Board Member, Belmont H.A.; James Marathas, Executive Director, Quincy H.A.; Kerry Richardson, Board Member, Marshfield H.A.; Missie Williams, Executive Director, Norton H.A.

Creating and Promoting a Safety Culture in Your LHA [E, S] Race Point

A strong safety culture does more than just promote workplace safety for your employees—it supports your housing authority’s success by reducing insurance costs, improving employee morale and engagement, and ensuring compliance with the Mass. DLS Workplace Safety and Health Program (the Mass. equivalent of OSHA). We will discuss and review the ten action steps you can implement at your housing authority to promote an organizational safety culture where both management and employees make safety a priority each day.  When safety is part of an organization’s daily routine, safe choices become a normal part of the workday and deliberate decisions are made to avoid unsafe acts. 

Moderator: Richard Menard, Chief Services Officer, Worcester H.A.

Presenter: David Matosky, CRM, Vice President of CMS Associates Inc., on behalf of the MassNAHRO Insurance Group, Inc.; John Degon, Health and Safety Manager, Worcester H.A.

3:45 PM - 5:00 PM                 CONCURRENT SESSIONS

Protect Your Peace – Setting Boundaries to Stay Grounded in Public Housing Work [E, S, B]  Race Point

When everyone needs something from you, who’s protecting you? In the fast-paced, emotionally intense world of public housing, burnout is real—and boundaries are essential. This uplifting, practical session helps staff at all levels recognize the warning signs of stress and learn how to set healthy, respectful limits with residents, coworkers, and even supervisors. You'll gain simple tools to safeguard your mental health, reclaim your time, and still provide the compassionate service your community deserves. Because protecting your peace isn’t selfish—it’s how you stay in the work for the long haul.

Moderator: Michelle Bibeau, Administrative Clerk, Ayer H.A.

Presenter: Cathy Hoog LMHC, LMFT, Executive Director, Salem H.A.

Real-World Property Management Challenges - Practical Solutions for Everyday Issues in Public Housing [E, S]     Ballroom 1

Leaky pipes, bed bugs, and cluttered units—welcome to a day in the life of public housing property management. This session tackles the persistent challenges that housing staff face head-on, from maintenance headaches to resident-related complications like hoarding and infestations. Learn how to respond swiftly, document properly, and balance regulatory compliance with compassion for residents. Whether you're in the field or overseeing operations, you’ll gain real-world strategies to keep your properties safe, livable, and under control.

Moderator: Christina Andersen, Sr. Director of Property Management and Compliance, Chelmsford H.A.

Panelists: Kevin Braga, Director of Operations, Cambridge H.A.; Karrie Canavan, Deputy Director of Operations, Cambridge H.A.; Caitlin Milone Esq., Partner, Turk & Milone, LLP; Tiffany Shliapa, Chief Administrative Officer, Worcester H.A.

“Wait, A.I. Can Do That?” - Intro to ChatGPT, CoPilot & AI Tools for Housing Authority Efficiency  [E, S]   Chatham

Feeling unsure about Artificial Intelligence (AI)? You’re not alone—but you are missing out on one of the biggest time-saving tools available today. This beginner-friendly session introduces you to ChatGPT, Microsoft CoPilot, and other AI platforms that can help housing professionals write faster, work smarter, and reduce burnout. Whether you're at a large housing authority or a small two-person office, you'll see practical, real-life examples of how AI can support everyday tasks—from drafting letters and board reports to organizing inspections, simplifying HR, or planning events. No jargon, no judgment—just the tools you need to get started and take control of your workflow.

Presenters: Alex Corrales, Chief Executive Officer, Worcester H.A.; Edlin Ortiz, Chief Resident Program Officer, Worcester H.A.

Cybersecurity Under Fire - How to Make Your Housing Authority a Hard Target  [E, S, B] Nauset 5

Cybercriminals are watching—and housing authorities are increasingly in their crosshairs. With sensitive data, limited resources, and growing digital footprints, LHAs must act now to strengthen their defenses. This high-stakes session features experts from the Cybersecurity and Infrastructure Security Agency (CISA), who will share real-world insights, current threat trends, and practical tools to help you prevent, detect, and respond to cyberattacks and fraud. You’ll learn how to identify vulnerabilities, prioritize improvements, and access federal resources designed to help public agencies stay a step ahead of today’s most sophisticated bad actors.  

Moderator: Kathryn Gallant, Executive Director, Reading H.A.

Presenter: Monsurat Ottun, Cybersecurity Advisor, Cybersecurity and Infrastructure Security Agency

5:00 PM – 6:30 PM    EXHIBIT HALL VIEWING AND RECEPTION        Nauset

Sponsored by: AffordableHousing.com

Final opportunity to talk with exhibitors you missed this morning!  Silent Auction and raffle winners will be announced.

7:00 PM                                         GLOW PARTY & DINNER Ocean View Ballroom  

Get ready to light up the night! Join us for an evening of glowing fun, light dinner, and vibrant vibes with DJ Cubey.

TUESDAY, SEPTEMBER 9

8:00 AM                                 CONFERENCE REGISTRATION                       Hotel Lobby

8:00 AM                                 BREAKFAST BUFFET                          Ocean View Ballroom

9:00 AM - 10:30 AM          CONCURRENT SESSIONS

From Washington With Impact - HUD, Funding, and Policy Updates Every PHA Needs to Know [E, S, B] Ballroom 1

In a time of growing uncertainty around federal funding, staying informed is more than important—it’s essential. This must-attend session delivers the latest updates straight from Capitol Hill, HUD, and the White House, including key developments on appropriations, regulatory changes, and program notices that could directly affect your housing authority’s future. Whether you’re navigating budget planning, policy shifts, or advocacy strategy, this session will arm you with the insight you need to lead your agency through whatever comes next.

Moderator: Matthew Mainville, Executive Director, Holyoke H.A.

Presenter: Andrew VanHorn, Policy and Research Advisor, NAHRO

Answering the Knock – How to Handle Law Enforcement Requests at Your PHA [E, S, B]  Race Point  

When law enforcement shows up—will your team know what to do? From local police to federal agencies, housing authorities are increasingly asked to respond to law enforcement requests that carry legal, ethical, and tenant-relations consequences. This essential session breaks down the best practices every LHA should have in place for law enforcement encounters, including how to protect your agency and support your residents.  Especially critical for smaller LHAs, this session will equip you with the knowledge and protocols you need to navigate these situations with confidence, clarity, and compliance.

Moderator: Thomas Thibeault, Executive Director, Brockton H.A.

Presenter: Cylas Martell-Crawford, J.D., Director of Policy and Program Development, MassNAHRO

From Shortfalls to Success: Mastering HUD’s Two-Year Tool & Tool of Tools [E,S]  Ballroom 2

Struggling with shortfalls? Want to stretch your funding and boost your program’s performance? HUD’s Two-Year Tool (TYT) and Tool of Tools (ToT) are powerful (and underused!) resources that can help you make smarter decisions with real-time data. This session will break down how to use these tools to track leasing trends, set payment standards, forecast HAP costs, and pinpoint where your program may be losing ground or running aground. No technical background needed since most of HUD’s Tools are formula-driven—just practical guidance you can take home and put to work, especially in today’s tough funding environment.

Moderator: Colleen Doherty, Executive Director, Taunton H.A.

Presenter: Jonathan Zimmerman, Co-Owner, Section Eight Associates, LLC

10:30 AM                                COFFEE BREAK                                        Hotel Lobby

Co-Sponsored by: Webster Bank; KP Law, P.C.; Fenton, Ewald, and Associates, P.C.; Casey Lundgren Burns, P.C.

10:45 AM - 12:15 PM          CONCURRENT SESSIONS

Finding the Sweet Spot - How to Recalibrate Payment Standards to Balance Choice and Sustainability  [E,S]  Ballroom 2

Getting payment standards right is harder than it sounds—and in Massachusetts’ unique statewide portability system, the stakes are even higher. Many families live outside their original PHA’s jurisdiction, making it essential to align payment standards with real rental costs both locally and in outlying markets. This session will show you how to analyze and adjust your payment standards so you can expand housing choice, support families who wish to return to their home communities and maintain a sustainable voucher program—even in the face of chronic underfunding. Learn practical strategies you can put to work immediately to create fairness and flexibility for your participants.

Moderator: Kristin Anderson, Regional Portfolio Director, Taunton H.A.

Presenter: Jonathan Zimmerman, Co-Owner, Section Eight Associates, LLC

Helping Tenants Stay Safe: A Practical Guide to VAWA and Housing Protections [E,S]   Race Point

Understanding and implementing the Violence Against Women Act (VAWA) is essential for all housing providers. This session offers a practical refresher on the core VAWA requirements for Public Housing Authorities (PHAs), including notification and transfer provisions first outlined in the 2013 reauthorization and clarified by HUD's 2016 Final Rule and 2017 PIH Notice. We'll cover important updates, including expanded definitions under VAWA 2022 and the latest HUD forms and notices released in early 2025. Special attention will also be given to Massachusetts-specific protections under Chapter 402 of the Acts of 2012 (M.G.L. c. 186, §§23–29) and the related guidance issued by EOHLC in 2020. This session is designed to help PHA staff stay informed, compliant, and ready to support tenants experiencing domestic violence, sexual assault, or stalking. Join us for discussion, clarification, and real-world examples of how PHAs are putting VAWA into practice.

Moderator: Sean Barnicle, Executive Director, Norwood H.A.

Presenters: Manette Donovan, Lead Consultant and General Counsel, Manette Donovan & Associates; Edlin Ortiz, Chief Resident Programs Officer, Worcester H.A.

“What If It Happens Tomorrow?” - Emergency & Evacuation Planning for Every Housing Authority [E,S]  Ballroom 1

Fires, floods, power outages—or a building-wide rehab. Emergencies come in many forms, and housing authorities must be ready to act fast to protect residents and staff. This essential session will walk you through how to create a clear, effective emergency and evacuation plan tailored to your properties, your people, and your capacity. Whether you're in a high-rise, a scattered site, or a senior building, you’ll learn the steps to prepare your team, communicate with residents, and coordinate with first responders. Don’t wait for the crisis—plan now so you’re ready when it counts.

Moderator: Krishonna Murray, Executive Director, Gardner H.A.

Presenters: Richard Menard, Chief Services Officer, Worcester H.A.; John Degon, Health and Safety Manager, Worcester H.A.; Jack Nagle, Executive Director, Arlington H.A.; Christopher Partridge, Director of Maintenance and Modernization, Arlington H.A.

12:30 PM       PAST PRESIDENTS SCHOLARSHIP LUNCH        Ocean View Ballroom    

Recognition of MassNAHRO Past Presidents and presentation of 2025 Past Presidents Memorial Scholarship Recipients

2:00 PM – 3: 00 PM           PULL UP A CHAIR: REAL TALK WITH REAL PEERS

No slides. No scripts. Just real conversations with housing professionals who get it. Join your colleagues from across the state for an open roundtable discussion where you can ask questions, swap strategies, share challenges, and walk away with fresh ideas—and maybe a few new friends. Whether you’re a first-timer or a seasoned pro, this is your space to connect, collaborate, and grow.

Executive Directors [E] Ballroom 2

Board Members [B] Race Point

Staff [S] Chatham

4:30 PM - 6:30 PM              RECEPTION            Courtyard

Co-Sponsored by: Driscoll & Driscoll PC; Joseph J Corcoran Company

Enjoy your favorite beverage and an array of appetizers!

[Dinner on own]                                          

WEDNESDAY, SEPTEMBER 10

8:00 AM                                 BREAKFAST BUFFET                           Ocean View Ballroom

8:30 AM                                 WRAP UP SESSION                                     Ballroom 1

This interactive session provides a chance to render conference feedback and raise issues and items for future sessions.