New Canaan Housing Authority Approves 3% Rent Increase

Other Committee 2026-10-21 Part 2 · Meeting of October 21, 2026

New Canaan Housing Authority approved a three percent rent increase at Millport and Canaan Parish, effective February 1, 2027. The board voted unanimously with three of its five members present after an executive session, following roughly an hour of resident complaints about broken door locks, dumped mattresses and dying landscaping. Board member Scott said the authority has "a lot of obstacles inside of affordable housing" that make keeping rents low unsustainable, while resident Charles Vitale called hallway conditions "horrendous." Millport manager Amy said replacement exterior doors, costing roughly $25,000, are on an eight-week order cycle.

The board discussed deferring a driveway paving project to spring 2027 after contractor delays pushed the schedule into the December holiday season.

In the full story:

• Who Was There
• Organizations And Documents Referenced
• The complete report — 2,622 words

Source: the Other Committee 2026-10-21 Part 2 meeting of October 21, 2026, reported from the official video recording and transcript.

Checked against the record: before publication this article was automatically compared with the meeting transcript. It was corrected where it differed.

The Full Article

Call to Order and Minutes

The New Canaan Housing Authority opened its October 21 meeting at 5:35 p.m. with a motion to waive the reading of the previous meeting's minutes, seconded and approved without objection, followed by a motion to approve those minutes, also approved unanimously. Board members present included Peggy Dannemann, Tim Welsh, board member Marilyn, and board members referred to in discussion as Scott and Rick; three of the board's five members were present for the evening's formal vote later in the meeting. The board then opened the floor to residents of Millport and Canaan Parish, the authority's two managed properties, capping comments at two to three minutes per speaker.

Tree Work and Building Maintenance at Millport

Background and stakes: Resident Wendy, described by the board as the meeting's senior commenter, raised an outstanding tree-maintenance issue near Building 6 at Millport, where branch debris has damaged roof shingles.

The question before the body: whether additional tree work beyond a recently approved removal would be scheduled before winter.

Substantive content: Amy, who handles day-to-day maintenance coordination at Millport, told the board that tree work "will commence on Saturday" after a contractor visited to scope additional work, which had been approved that same day. Wendy also raised a separate issue: a malfunctioning office phone line, the "594 number," that was producing busy signals and preventing residents from reaching management.

The deliberation: Amy explained she still lacks a working office phone and is routing calls through her cell phone in the interim, telling Wendy to leave a message and expect a callback. Wendy expressed frustration that calls were not going through at all. No resolution beyond a workaround was offered.

Procedural steps and outcome: No vote was taken; the tree work was characterized as already approved and scheduled for the coming Saturday.

Implications and what is next: Building 6 roof damage repair depends on completion of the Saturday tree work; the phone outage remains unresolved pending an equipment fix.

Rent Increases and Affordability

Background and stakes: Several Millport residents, introduced collectively by resident Mark as neighbors Franco Vitagliano, Sheena Stephens and Charles Vitale, raised concerns that annual three percent rent increases have outpaced their fixed Social Security income, which they said has risen roughly 3.6 percent this year after smaller increases in prior years.

The question before the body: whether the scale of rent increases is compatible with the properties' stated affordable-housing mission.

Substantive content: Board member Scott said the authority charges below the maximum rate the state allows for the properties, and that in past years the board kept increases artificially low, which left it unable to afford maintenance. "We'd skipped at least one year... and then we found ourselves way back footed where it's like we could not afford to do maintenance," Scott said. He added that the properties receive no ongoing subsidy.

The deliberation: One resident countered that even modest percentage increases "take away from our food," citing comparison to market-rate properties like Avalon that are unaffordable to her. Scott responded that the board tries to balance tenant affordability against the project's financial viability: "If we don't end up charging enough, then this whole project falls apart." Board member Mark later said during the financial segment that he does not object to increases if they translate into visible maintenance improvements: "I don't mind the increase if that means that we're going to see more of these actionable items actually start to get taken action on here." Resident Debra said that affordability has limits regardless of the rationale: "There does come a point where rent increases become too much for us."

Procedural steps and outcome: No vote was taken during this public-comment segment; the formal rent vote occurred later, after executive session.

Implications and what is next: The rent debate set up the board's later formal vote to raise rents three percent effective February 1, 2027.

Section 8 Vouchers and Why New Canaan Doesn't Administer Them

Background and stakes: A resident asked why the New Canaan Housing Authority does not offer Section 8 vouchers directly to tenants, prompting a detailed explanation from board member Rick.

The question before the body: clarifying the housing authority's eligibility and structure relative to federal rental assistance programs.

Substantive content: Rick distinguished between project-based vouchers, which attach to specific apartments and are administered directly by HUD rather than the local authority, and housing choice vouchers, which attach to individuals and are issued by larger regional housing authorities such as those in Stamford, Danbury, Norwalk and Bridgeport. He said New Canaan's housing authority is too small to be set up to administer either voucher type on its own, though Canaan Parish's north building holds a project-based voucher contract through HUD. Board member Scott confirmed that voucher holders pay rent based on income but that, overall, "the total rent is greater than what the tax credit rent is" for voucher holders compared with standard tenants, since HUD allows annual increases on those units as well.

The deliberation: A resident pressed on why New Canaan specifically lacks a larger voucher program; Rick said the allocation process runs through state and federal channels tied to the size of a housing authority, and that New Canaan's authority has lobbied unsuccessfully to change the system. Board member Marilyn separately noted that senior-specific housing programs, with waitlists based on age or disability, represent another avenue for residents struggling with costs, urging early application.

Procedural steps and outcome: Informational discussion only; no vote.

Implications and what is next: Residents seeking rental assistance beyond what Millport and Canaan Parish offer directly were directed toward regional housing authorities and senior-housing waitlists.

Building Conditions, Security Cameras and Enforcement

Background and stakes: Resident Sheena Stephens raised ongoing concerns about mattresses and furniture dumped near the property, inoperative security cameras, and inconsistent enforcement of lease rules against residents who violate waste-disposal policies.

The question before the body: how the authority intends to enforce lease violations and expand camera coverage.

Substantive content: Amy said she had already identified the tenant responsible for a recent mattress dumping incident and issued a written violation, and confirmed the authority has a fine schedule for such violations, though it lacks straightforward legal recourse if fines go unpaid. She said upgraded cameras are being installed, including a 360-degree camera near a resident identified only as Jim's area of the property, tied to the broader paving and security-conduit project.

The deliberation: Resident Sheena Stephens called for a "strongly enforced" three-strike system for rule violations, arguing that "living here is not a right, it is a privilege." Charles Vitale separately described unlocked exterior doors as a safety hazard, noting "there are children in this building and you don't want to lock the door." Board member Scott and Amy acknowledged hinges have been patched repeatedly as a stopgap while new doors, costing roughly $25,000 and on an eight-week delivery cycle after being ordered four to five weeks earlier, are pending.

Procedural steps and outcome: No vote; management committed to installing new doors "soon" and continuing to pursue painting and carpet-cleaning bids.

Implications and what is next: Door replacement and expanded camera coverage are tied to the same capital schedule as the paving project, discussed later in the meeting.

Proposed Playground Initiative

Background and stakes: Resident Mark raised a new proposal to privately fund a children's playground at Millport after witnessing a child nearly struck by a car while roller-skating in the parking lot at dusk.

The question before the body: whether the board would support exploring a privately funded playground, pending site and zoning review.

Substantive content: Mark proposed personally raising outside funding so the project would not burden the authority's budget, and floated two possible sites: a sloped patch of land near a newly installed generator at the end of Building 33, and a possible easement or purchase of an adjacent pediatric medical practice's parking lot. Board member Scott said the idea was broadly favored but flagged zoning restrictions on structures and a parking-preservation requirement as likely obstacles, along with the political sensitivity of a playground sited near residents' windows. Board member Peggy noted that adequate equipment clearance and liability exposure have historically been the biggest barriers to past playground proposals, and pointed out that Millport residents can already obtain a fob to use the existing playground at Canaan Parish.

The deliberation: Resident Debra Jacobson-style skepticism was echoed by a resident referred to as Peggy, who questioned whether children "aged out" of playground use and raised unresolved concerns about a missing pedestrian path connecting Millport to the Canaan Parish playground, as well as the practicality of parental supervision across both sites.

Procedural steps and outcome: No formal vote; the board gave informal, non-binding encouragement for Mark to research playground design standards and consult with New Canaan's Planning and Zoning staff, including a staffer identified as Sarah Carey.

Implications and what is next: Any formal proposal would require zoning review and a parking-impact analysis before returning to the board for consideration.

Landscaping and Grounds Complaints

Background and stakes: Resident Debra, one of Millport's earliest tenants, described nearly a decade of declining landscaping, including dead azalea and hosta plantings she said she personally removed and replaced using donated plants.

The question before the body: whether the authority would authorize bush trimming and parking-area line markings that residents said have been requested for years.

Substantive content: Debra said landscapers were on-site the day of the meeting but told her they lacked authorization to trim overgrown rose bushes near the pond, and that parking-space markings requested nearly four years ago still have not been painted.

The deliberation: Debra connected grounds neglect to broader morale, saying unaddressed requests make residents feel overlooked "in Canaan, one of the richest towns in Connecticut." No board member offered a specific remediation timeline during this segment.

Procedural steps and outcome: No vote; the complaint was acknowledged without a committed action item.

Implications and what is next: Landscaping and striping requests remain outstanding pending further coordination with Westmount, the properties' management company.

Public Phone-In Comments on Paving and Security Cameras

Background and stakes: A caller identified as Jim asked for a paving schedule update and a site sketch of planned security-camera locations.

The question before the body: providing residents visibility into capital-project scheduling.

Substantive content: Board member Scott acknowledged the authority solicited paving bids, received only one initial bid, sought a second, and was told that work would be pushed to the end of December, a timeline the board called impractical given holiday parking demand and asphalt-plant seasonal shutdowns around late November. Amy confirmed a camera plan exists and said a single 360-degree camera near Jim's area of the property would cover that section once installed, tied to the same underground conduit work as the paving.

The deliberation: Jim and Amy briefly disputed whether an existing camera near the dumpster area was functioning; Amy maintained multiple cameras already cover the dumpsters.

Procedural steps and outcome: No vote; the board indicated it would discuss further, later in the meeting, whether to delay paving to spring 2027 while still completing concrete sidewalk work before winter.

Implications and what is next: A final paving decision was deferred; concrete sidewalk repairs may proceed in the week of Thanksgiving regardless of the paving outcome, pending coordination with contractor All-Star Paving.

Property Manager Reports: Millport and Canaan Parish

Millport manager Amy reported ongoing unit turnover work and said she needed the board's final rent-increase number to issue tenant notices ahead of the February 1, 2027 effective date. She said an extermination contractor is scheduled for the following week and that she had received final approval for the day's tree-removal work.

Canaan Parish manager Chandrita reported two pending unit move-ins, one expected within days pending a utility-transfer confirmation from Eversource, and a second applicant expected before Halloween or by November 1. She said the property completed its monthly emergency exit light test, a quarterly sprinkler inspection by Mag Fire, and was preparing to shut down irrigation for the season. Board member Peggy and a contact identified as Mark, working with a contractor, confirmed a window-replacement project at Canaan Parish is scheduled to begin the week of November 9, with casement windows either repaired or replaced; Chandrita flagged an additional fourth-floor resident with a stuck casement window not yet on the contractor's list. Maintenance staffer Aziz, on vacation, was expected back December 2 to assist with the window work.

Executive Session and Formal Rent Vote

Background and stakes: Connecticut housing authorities commonly discuss rent-setting and budget matters, which involve vendor-sensitive financial detail, in executive session before taking a public vote.

The question before the body: whether to formally adopt a three percent rent increase at Millport and Canaan Parish for the coming year.

Substantive content: The board entered executive session at 6:41 p.m. and returned to open session at 7:35 p.m. Upon returning, the chair confirmed three of five board members were present, meeting quorum. Board member Marilyn moved "that we go with the three percent increase for Millport and New Canaan Parish apartments for the new year"; the motion was seconded, and all members present voted in favor.

Procedural steps and outcome: Approved unanimously among the three members present. Rent increases take effect February 1, 2027, through the following February.

Implications and what is next: Amy said she can now issue formal rent notices to tenants at both properties using the approved three percent figure.

Adjournment

The board moved to adjourn following the rent vote; the motion was seconded and approved unanimously, closing the meeting.

Peggy Dannemann, board member, New Canaan Housing Authority. Tim Welsh, board member, New Canaan Housing Authority. Marilyn, board member, New Canaan Housing Authority (surname not given in transcript). Scott, board member, New Canaan Housing Authority (surname not given in transcript). Rick, board member, New Canaan Housing Authority (surname not given in transcript). Amy, Millport property manager contact for Westmount (surname and formal title not stated in transcript). Chandrita, Canaan Parish property manager contact for Westmount (surname and formal title not stated in transcript; spelling uncertain). Wendy, Millport resident, public comment. Cindy, Millport resident, public comment. Mark, Millport resident, public comment; proposed playground funding effort. Franco Vitagliano, Millport resident, public comment. Sheena Stephens, Millport resident, public comment. Charles Vitale, Millport resident, public comment. Debra, Millport resident, public comment. Laura, phone/remote attendee, did not speak substantively. Jim, phone-in commenter, asked about paving and security-camera schedule.

Westmount — the property management company for Millport and Canaan Parish, referenced throughout as handling maintenance, leasing and tenant relations. U.S. Department of Housing and Urban Development (HUD) — cited by board member Rick as the administrator of project-based Section 8 vouchers at Canaan Parish's north building. New Canaan Housing Authority board — the body itself, described in transcript as having five seated members, three of whom were present for the formal rent vote. Avalon — a market-rate apartment complex cited by a resident as a comparison point for unaffordable rent in town. All-Star Paving — contractor referenced in connection with the Millport driveway and parking-lot paving project. Orange Cleaning Service — contracted weekly carpet-cleaning vendor at Millport, from which the board sought a steam-cleaning price quote. Mag Fire — vendor that performed the quarterly sprinkler inspection at Canaan Parish. Eversource — utility referenced in connection with transferring service for an incoming Canaan Parish tenant. New Canaan Planning and Zoning (P&Z) — referenced in connection with the proposed Millport playground, including a staff contact identified as Sarah Carey. Social Security Administration cost-of-living adjustment — cited by residents and board member Scott in discussing a roughly 3.6 percent benefit increase this year as context for the rent debate.