Becky Hurlburt, Cornwall’s social services director, oversees the town’s food pantry, which she said is serving a high volume of residents seeking assistance amid rising need.
Pockets of Poverty: A Northwest Corner Series
Poverty in the Northwest Corner doesn’t define an entire town. Instead, it exists in quieter pockets — apartments above storefronts, income-restricted housing and older homes where seniors and working residents struggle to keep pace with rising costs.
Pockets of Poverty is a series examining where financial hardship exists in Region One towns, what is driving it and how communities are responding.
Behind the Northwest Corner’s image of rural affluence, demand for basic support is rising sharply.
At the Community Health & Wellness Center, the region’s only federally qualified health center, patient visits climbed to about 37,000 in 2025, serving 7,212 individuals — roughly 600 more patients than the year before.
At the Corner Food Pantry in Lakeville, the number of families served jumped from 6,218 in 2024 to 7,798 in 2025, while the number of individuals served rose from 27,442 to 35,703.
Taken together, the numbers point to a quieter crisis unfolding across the Region One towns, where working families, seniors and long-time residents are increasingly relying on town social services offices, food pantries and health clinics to cover gaps in housing, food, health care and energy costs.
On a typical weekday, that informal safety net is already at work.
Municipal social services offices often serve as the first point of contact for residents seeking help. In Sharon, social service agent Melia Hill said the people coming in are often working households or retirees on fixed incomes.
“South Main Street is lined with mansions,” Hill said, “but poverty is here and it’s prevalent.”
Hill said requests for assistance — particularly for groceries and basic needs — have risen sharply in recent years. In response, she has expanded coordination with The Corner Food Pantry, helping residents who are unable to access it during regular hours.
Hardship in Sharon, she said, is not concentrated in one place, but is spread throughout the community.
“There are people who could describe what they’re doing as a sort of couch-surfing,” Hill said, noting that it is not unusual for residents to rely on temporary living arrangements with friends or family.
In North Canaan, social worker MaryBeth Wabrek said rising energy costs are compounding financial strain for households already living paycheck to paycheck.
“When people are using whatever disposable income they might have for energy costs, it’s like robbing Peter to pay Paul,” Wabrek said.
That pressure, she said, often falls hardest on residents who earn too much to qualify for traditional assistance programs but still struggle to meet basic expenses.
“Low-income people have got SNAP and are eligible for so much assistance,” she said. “But people who are not necessarily low income, that’s who is getting hit pretty hard.”
Even when help is available, stigma can prevent people from seeking it.
“We have a lot of resources, and so many people are eligible for assistance,” Wabrek said, “but a lot really don’t want their personal business to be out there.”
Stressed systems in Cornwall
In Cornwall — one of the state’s smallest towns, with about 3,200 residents — social service agent Becky Hurlburt said demand is highest among older residents living alone and, to a lesser extent, larger families.
Fuel assistance remains the most common request. But a quieter concern, town officials say, is growing social isolation.
“A lot of people come in and just want to talk,” Hurlburt said.
First Selectman Gordon Ridgway said the challenges facing residents are increasingly complex, often involving overlapping issues tied to health, housing and access to care.
“The number one pressure point is health,” Ridgway said. “Our systems are being stressed as people are stressed. We now have much more complicated cases of mental illness, which can sometimes be combined with housing insecurity and a lack of healthcare resources.”
In response, the town has partnered with Greenwoods Counseling to expand access to behavioral health services, including for school-age residents. Officials are also working to keep seniors connected through programs offered by the Parks and Recreation Department, while exploring cross-training town staff to serve as emergency medical responders.
“The most important thing a community can do is pick people up when they’re down, whether emotionally or physically,” Ridgway said.
Housing shortages reshape the Northwest Corner
Housing costs remain one of the most significant barriers for residents trying to remain in the Northwest Corner.
Median home prices in towns such as Salisbury now approach $1 million, while rental housing remains scarce across the Region One towns. Many available rentals are single-family homes rather than apartments, with monthly rents often exceeding $2,000.
“Litchfield County has become a vacation and second-home market layered on top of a rural housing market,” said Brierley Lloyd Hannan, a realtor with William Pitt Sotheby’s International Realty. “Those two conditions often result in housing scarcity and premium pricing.”
Large minimum lot sizes — typically between two and five acres — further limit housing density, she said.
“As a result, most rentals here are single-family homes owned by individuals rather than multi-family buildings operated by developers or rental companies.”
John Harney, a Salisbury real estate broker and president of the Salisbury Housing Trust, said the shortage affects both buyers and renters.
“Both home ownership and rentals are in short supply,” Harney said.
Zoning regulations, aging housing stock and limited development opportunities have long constrained efforts to expand housing options.
“Zoning has historically been designed to restrict affordable housing by focusing on single-family homes on two-acre parcels,” Harney said.
He also pointed to ongoing tensions between conservation priorities and housing needs.
“There is a tension between conservation land trusts and community land trusts,” Harney said, suggesting that some land donors could reserve small portions of conserved land for affordable housing.
Housing debates often reflect broader concerns about preserving the region’s rural character.
“It’s a real tension,” Hannan said. “But many people recognize that farmers, teachers, health care workers and young families need places to live in the communities they serve.”
At the same time, housing advocates say progress is being made through regional collaboration.
Jocelyn Ayer, director of the Litchfield County Center for Housing Opportunity, said her organization is working with local nonprofits to advance affordable housing projects across the region.
Together, those groups currently have 209 affordable rental homes and 21 affordable homeownership units in development across 12 towns, she said.
“None of this would be possible without the many volunteers who serve on the boards of these local housing nonprofits and town housing commissions,” Ayer said. “They donate countless hours to identify projects, conduct community outreach and maintain housing over time.”
Health providers see the strain firsthand
Health care providers say the region’s economic pressures are becoming increasingly visible in exam rooms.
Joanne Borduas, chief executive officer of Community Health & Wellness Center, said most patients served by the nonprofit health system live at or near the federal poverty line.
She estimated that roughly 65% of patients live at or below the federal poverty level, while another 32% fall between 101% and 200% of that threshold — a group often described as ALICE households.
For a single person, the federal poverty line is about $15,000. Yet in northwest Connecticut, a single adult earning between $15,000 and $38,000 a year can still fall below the ALICE survival budget, which measures the income needed to cover basic living costs and sits well above the federal poverty line.
For a family of four, the federal poverty line is about $30,000. But households earning between $30,000 and $116,000 in the region can still fall short of meeting basic living expenses, according to ALICE measures.
“These are families who work hard but earn just above the poverty line,” Borduas said. “They often don’t qualify for many types of assistance, but they’re still struggling to survive.”
Food insecurity remains one of the most common challenges clinicians encounter.
“We continue to see food insecurity as one of the top issues,” she said, noting that the organization has secured grant funding to establish food closets at each of its three locations.
Health insurance costs are also rising sharply. Borduas said premiums have increased by as much as 35% in some cases, forcing difficult choices for families.
In one example, she said, a family of four saw monthly premiums increase from $798 to $2,425.
Faced with those costs, some residents forgo insurance altogether.
“They tell us they’re taking their chances, because they have a family to feed and bills to pay,” Borduas said.
Economic stress is also driving increased demand for behavioral health services, while provider shortages have extended wait times for care.
Housing affordability, she added, is compounding those challenges.
“The housing market for most families is unaffordable,” Borduas said. “Without providers, we limit access to care.”
Food pantries and volunteers step in
Much of the day-to-day response to hardship across the Northwest Corner is carried out by nonprofit organizations and volunteers.
At the Corner Food Pantry in Lakeville, co-president Holly Kempner said the rise in demand over the past year marks the largest increase since the COVID-19 pandemic.
“These are the largest increases since COVID,” Kempner said.
At another regional pantry, Fishes & Loaves, which operates out of Pilgrim House in North Canaan, executive director Louise Riley said about 120 people visit the walk-in pantry each month.
Riley said uncertainty surrounding SNAP eligibility could place additional strain on local food systems.
“The outlook is definitely uncertain because cutbacks will have a ripple effect,” she said.
What remains constant, she added, is the role of volunteers.
“The volunteers are the backbone of our organizations.”
A small measure of relief
For Lakeville resident Janet Lynn — whose struggles were detailed in Part One — the pressures of rising costs remain a daily reality.
But last week brought a measure of good news.
Dental services are expected to resume at Community Health & Wellness Center’s Torrington site in mid-April and will also be available at its Winsted location, according to Borduas.
The service had been suspended in 2025 due to financial shortfalls, including insufficient Medicaid reimbursement rates, leaving a gap in care for low-income patients.
Lynn, who said she needs extensive dental work and has struggled to find affordable care since the program ended, said the reopening offers a measure of relief.
But across the Northwest Corner, the pressures driving more residents to seek help show little sign of easing.
Residents do not need to be unemployed to qualify, as most food pantries require proof of residence, not proof of income.
If unsure where to start, residents can contact United Way of Northwest Connecticut for guidance.
Assistance is confidential, and there are no questions about immigration status.
For emergencies — including the loss of housing, utility shutoffs or domestic violence — contact FISH of Northwestern Connecticut or the Susan B. Anthony Project immediately.
The following organizations serve individuals and families in the Northwest Corner facing poverty, food insecurity, housing instability and financial hardship. This list represents a cross section of available resources.
United Way 211 is a free, confidential 24/7 service that connects individuals with local community resource specialists who help find assistance for food, housing, utility payments, mental health and emergency needs. Dial 2-1-1 or visit their website.
Kent Food Bank
Lower level of the Kent Community House, 93 North Main St., 860-927-1586
The Corner Food Pantry
Serves Lakeville, Salisbury, and surrounding towns, contact@thecornerfoodpantry.org860-435-9886
Sharon Food Pantry
Sharon Town Hall/Social Services, 63 Main Street, Sharon 860-364-1003
Cornwall Public Assistance/Food Pantry
Cornwall Town Hall. Email Cornwallsocialservices@gmail.com 860-671-0325
Friendly Hands Food Bank
The largest food pantry in Litchfield County, www.friendlyhandsfoodbanknwct.org, 860-482-3338
FISH of Northwestern Connecticut
Provides emergency food, shelter, utilities, crisis support, www.fishnwct.orgor 860-482-7300
Fishes & Loaves Food Pantry
Serving North Canaan, Falls Village and Norfolkwww.fishesandloavespantrynorthcanaanct.org, 860-824-0058
Norfolk Food Pantry
Community-based food distribution, www.norfolkfoodpantry.org, 860-542-5721
Susan B. Anthony Project
Domestic violence services, emergency shelter, advocacy, www.sbaproject.org 860-482-7133, 24-hour hotline: 888-773-2724
Salvation Army Torrington Corps
Food assistance, seasonal aid, referrals, easternusa.salvationarmy.org/torrington, 860-480-2369
United Way of Northwest Connecticut
Financial coaching, childcare support, crisis referrals, www.northwestunitedway.org 860-482-1266
Northwest Connecticut Community Foundation
Funds and coordinates local poverty-relief nonprofits, www.yournccf.org860-435-5959
Connecticut Foodshare
Supplies food pantries statewide, including Northwest Connecticut, www.ctfoodshare.org
Compiled by Debra A. Aleksinas.
Alec Linden
Officials closed the Sharon town beach at Mudge Pond on Wednesday, July 15, after a fallen tree limb exposed a large beehive. The beach is expected to reopen Thursday.
SHARON – The town beach on Mudge Pond closed on Wednesday, July 15, but the cause wasn’t the smoky haze drifting in from Canadian wildfires – it was angry bees.
According to Sharon’s Parks and Recreation Director Bryan Failla, a large limb fell from an old tree near the lifeguard stand overnight, exposing a hole that houses a large beehive. He said the town made the decision to close the beach Wednesday morning “out of an abundance of caution.”
He said that when he went to the beach in the morning, the bees were understandably riled up. “If your home got destroyed you’d be a little agitated as well,” he said.
The town has been aware of the hive in the tree for a long time, Failla said, but it hasn’t caused any concern for safety previously. With it now exposed, he said the time has come for a relocation for the sake of the bees and beachgoers alike.
Mike’s Beehives, an apiary and beekeeping supply store in Goshen, will be handling the operation “first thing tomorrow,” Failla said, with the aim being to safely relocate the hive with as little disturbance to the bees as possible.
Failla said he’s hopeful that the beach will be able to reopen Thursday by 10 a.m., its normal opening time, but noted that delays are possible based on how long the extraction takes.
Ed Bahr, who owns the business, said he frequently performs similar relocations across the state. He said the first step is to remove the bees safely, then take care of the comb, which contains the larva, eggs and honey stores. “It’s basically the furniture of their house,” he said.
He said he will take the bees and their comb back to the Goshen apiary, where he has about 60 other hives. He said it’s important to keep the bees fed and cared for throughout the relocation process, because “you do not want to kill honeybees – that’s not good.”
He promised the bees will be happy in their new home. “We’ll just bring them to a new neighborhood, take care of them and keep them good and happy,” he said.
Aly Morrissey
If you’ve driven down Main Street in Millerton, you’ve passed the former home and shop of one of the village’s earliest female entrepreneurs. At a time when most businesses were owned by men, Mary Kisselbrack made a name for herself in the late 1800s as a well-respected milliner and dressmaker.
On April 11, 1891, train conductor George Kisselbrack purchased a 124-by-232-foot vacant lot at 54 Main St. and hired locally renowned builders Beers and Trafford to design what would become their home and Mary’s business.
In a historical document, “A Beckon Call to a Village,” the house was referred to as “one of the handsomest, architecturally, in the village.” With gables, pointed roof lines and delicate shades of colors on its exterior ornamentation, the document noted that “no stranger passes it without an admiring glance.”
Today, the home still stands, and recently operated as a restaurant called Manna Dew Cafe, which closed its doors in 2023.
Mary Kisselbrack operated her business out of the west side of her home and developed a reputation for her skill, style, and business acumen.
“Mrs. Kisselbrack spares no pains in satisfying her patrons,” an 1890s Telegram article, the village’s newspaper at the time, said.
Kisselbrack’s reputation earned her customers from different parts of the country — some as far away as Florida — in addition to regular clients from Salisbury, Lakeville, Sharon, Amenia, Pine Plains, Copake and Hillsdale.
“With a woman of the long experience and exquisite taste of Mrs. Kisselbrack at the head of the millinery and dressmaking business, we may be sure that our wives and daughters will be reasonably supplied with the most stylish bonnets and dresses,” the article said.
In her 1905 obituary, Kisselbrack was described as a “self-made woman” who possessed “more than ordinary ability.”
On Oct. 5, 1905 — just over two months shy of her 56th birthday — Kisselbrack died following a severe, three-week illness. According to an obituary that appeared in the Millerton Telegram, she suffered a fibrous tumor and peritonitis.
“While she was not afraid to die, she lamented leaving home and loved ones,” the obituary said. “She talked of dying and of her funeral arrangements as calmly as if going away on a visit.”
Nathan Miller
Millerton’s business community will soon see the completion of a public wastewater system, addressing what local officials and business owners have called a major constraint on commercial development in the community for decades.
The $13.8 million project, which is expected to serve the core of the Village of Millerton and a commercial stretch of the Town of North East along U.S. Route 44, represents one of the largest infrastructure investments in the community in decades, and brings an end to calls for a sewer system that stretch back to World War II. Officials say the system will safeguard local waterways while creating a foundation for long-term economic stability.
Millerton trustee Matt Soleau, who has been working closely on the wastewater project and also operates a local full-service custom building firm, said in February that both residents and businesses are constrained by outdated septic systems, particularly on smaller lots where upgrades cannot meet modern health standards.
The proposed wastewater district aims to serve the core of the village, including its business district, as well as the commercial section of the Town of North East along Route 44 extending from Cumberland Farms to the New York-Connecticut border. Properties within the proposed service area currently rely on individual septic systems, including tanks with leach fields, and outdated systems like seepage pits, cesspools and holding tanks.
Village officials said many properties are limited not by zoning alone, but by septic constraints.
“As a result, many homes cannot legally add bedrooms, create accessory dwelling units or convert existing structures,” Soleau said.
Under the proposed system, most properties would retain their existing septic tanks if they are code-compliant and in good working condition. If a tank does not meet current standards, a new one would be installed as part of the project.
The existing tanks will still be used to collect solid waste, but liquid waste will travel through the municipal system to a treatment center. Treated wastewater will then be returned to Webatuck Creek.
Existing leach fields would be taken out of service and left in place, allowing property owners to reclaim that land for landscaping, driveways or ADUs.
For businesses, many commercial properties rely on old septic systems that are already maxed out, which makes it difficult or impossible to open water-heavy businesses like restaurants, cafes, salons or fitness studios.
Officials also emphasize the environmental benefits. A modern, up-to-date wastewater system will protect the natural environment, including the Webatuck Creek that flows right through the village.
Village officials say the construction phase will aim to limit disruption throughout the village and town, proceeding in targeted segments, with defined areas opened for installation, restored, and then closed before crews move on. The goal, Soleau said, is to allow normal activity to continue as much as possible throughout the process.
“Protecting the safety of our residents and visitors, preserving continuity of local businesses, maintaining access, and retaining residents’ quality of life throughout construction are non-negotiable priorities,” Soleau added.
The project hit major milestones this year, with village officials securing needed funding from a congressionally-directed spending grant of just under $4 million announced in February. That additional federal funding represented the last chunk of money needed to move the project forward.
Officials expect to begin construction on the system next year, with a tentative completion date targeting 2028.
Additional reporting provided by Aly Morrissey.
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Graham Corrigan
Wooden beams made from tree trunks comprise the load-bearing structure under Millerton’s Moviehouse.
There are a handful of buildings that have stood the test of time over Millerton’s 175-year history. But if there’s one that stands out as a singular representation of the town, it’s the Millerton Moviehouse and its iconic clock tower.
Built in 1903 as a grange hall, it was soon converted into a movie theater with a second-floor ballroom. It was one of a handful of buildings that came to define the town in the following decades, standing tall across the street from the Episcopal Church and Millerton Inn, next to Terni’s, and up the hill from Millerton’s train station.
When a fire destroyed the local department store and other storefronts on the north side of Main Street in 1955, the Moviehouse became a landmark that represented the village’s early history.
It fell into disrepair in the 1970s and was briefly run as an adult theater. Marian and Carr Ferguson bought the theater in 1974, hoping to revive its status as a first-run theater and remove the pornographic element. Their four teenage daughters ran the theater for two years before the Fergusons sold the Moviehouse to Carol and Robert Sadlon in 1978.
“It was a single theater with 300 seats. There was no heat, no air conditioning,” said Carol Sadlon when asked about the state of the theater when she and her husband purchased it.
The Sadlons worked hard to improve the facilities over their nearly 50-year tenure. They added heat, air conditioning, and a second screening room. In 2012, they replaced the 35mm projection systems with a digital system.
But when COVID hit in 2020, the Moviehouse was an early casualty. By November 2020, the property was on the market, and the whole concept of movie theaters was in question.
Vaccines arrived in early 2021 — and a buyer for the Moviehouse followed soon after. The new co-chairs, David Maltby and Chelsea Altman, made the purchase in February 2021 and reopened the theater as a non-profit.
Its new non-profit status allowed the Moviehouse’s operators to seek grant funding. They initiated a massive renovation campaign that included redesigning both floors and adding an elevator. They also replaced the signage, and upgraded the seating this past April.
This past month, the Moviehouse received $99,000 as part of a grant provided by the New York State Council on the Arts that will pay to renovate and stabilize the 120-year-old building.
Looking forward, general manager Jeremy Boviard has big plans for the Moviehouse’s future. “What excites me about the possibilities looking forward is that we continue our positive trajectory as a regional arts center,” Boviard said. “We want to reach a wide variety of demographics, and continue to grow in lockstep with the needs of our community.”
Aly Morrissey
Ralph Fedele sits at a desk in the historic Irondale Schoolhouse, which he led the effort to relocate to downtown Millerton.
“It was in dire straits. Right on the road, but beautiful. I remember thinking, ‘Wouldn’t that be a great building to move into the village?’” —Ralph Fedele
A one-room schoolhouse sits on Main Street along the Harlem Valley Rail Trail, offering an opportunity for locals and visitors to step inside a piece of living history.
The Irondale Schoolhouse that now sits in downtown Millerton was not originally located on Main Street. The building was first constructed in 1858 along what is now Route 22 in the Irondale section of town, defined by Irondale road and the Old Mill that still sits along Webatuck Creek. At the time, the schoolhouse was one of 14 that served the Town of North East’s children.
Starting in 2015, the building was disassembled and moved — piece-by-piece — thanks to the efforts of a local organization called the Friends of the Irondale Schoolhouse and a Millerton resident that has dedicated much of his life to the community and preserving local landmarks.
That man is Ralph Fedele, a revered figure in the community both for his efforts to restore, maintain and educate people about the former schoolhouse and for more than a decade serving on the North East Town Board.
Fedele moved to Millerton from New York City 37 years ago, in 1988, and has since worn many hats – volunteer, historian, advocate, elected official – yet he still doesn’t believe he’s earned that title.
“I’m a transplant,” he said matter of factly. “I’m from the city.”
Years after settling in Millerton full time, Fedele was driving north on Route 22 when he spotted an old, classic building and couldn’t stop thinking about it.
“It was in dire straits,” he recalled. “Right on the road, but beautiful. I remember thinking, ‘Wouldn’t that be a great building to move into the village?’”
That moment would eventually turn into Fedele’s lasting legacy.
Fedele joked that people may have thought he was crazy during the lengthy restoration. “I was a tyrant,” he said with a laugh. “I really made sure that we were able to get it done.” The effort required coordination with the state, the county, village and town officials, and his newly assembled nonprofit board.
As a self-proclaimed history buff, Fedele didn’t stop at the restoration. He found a list of students in old records and did what any determined historian would do. He opened the telephone book and started making calls.
Eventually, he tracked down one of the schoolhouse’s original students – Mary (Mechare) Leitch – who, at the age of 101, returned to the building after renovations were complete.
“It was a marvelous time,” smiled Fedele. “I was so happy to see her.”
North East Town Supervisor Chris Kennan, left, and Mary Leitch, who was the last living Irondale Schoolhouse student until her death in 2025.Provided
Leitch died on Dec. 24, 2025, at the age of 103.
Leitch was born in Millerton in 1922 and grew up on Winchell Mountain in the hamlet of Irondale. Her early schooling was at Irondale’s 1858 one-room schoolhouse until it closed in 1930. She was proud of having been the last person to attend the school. From the third grade onward, she attended school in the Millerton school district.
“If you sit still, you will rust,” was a favorite Leitch saying, perhaps inspired by the Irondale district and the area’s iron industry.
Leitch delighted in the outdoors and in the company of animals and people, caring for many dogs—especially Jack Russells—and cherishing the horses that were part of her long, vibrant life. An avid sportswoman, she enjoyed deer hunting and fishing, keeping her licenses current right up until her passing. She was a longtime member of both the Jack Russell Club of America and the Dutchess County Professional Horsemen’s Association.
In 1958, she married William “Billy” Leitch of Millbrook, a professional horseman, sharing a love of the sporting life and enjoying active membership in the Millbrook Hunt Club. Billy pre-deceased her in 2015.
Nathan Miller
Millerton’s former Water Department building, ravaged by fire, as it awaited demolition in summer 2025.
Nearly 18 months after a fire destroyed Millerton’s Public Works building, which housed the Highway Department and Water Department, construction is expected to begin within weeks on a new Water Department facility and pumphouse.
The new building would restore the village’s full water pumping capacity and allow officials to end the state of emergency declared after the fire. Village officials are also planning a separate Highway garage, with details of that project still being finalized.
Fire project manager Caroline Farr-Killmer has been in charge of replacing the building since the fire destroyed it. In June, she said construction could begin on the new Water Department and pumphouse once the plan is approved by the Dutchess County Department of Health.
Millerton Mayor Jenn Najdek said she expects construction to start as soon as the designs get approval from the health department.
Officials described the new Water Department building as an urgent need. Farr-Killmer explained the village’s water system has been functioning with just one operational well, causing concerns about potential water shortages at that wellhead and its longevity. The village cannot operate the second well until it is enclosed in a structure, Farr-Killmer said.
Najdek originally expected Board of Health approval to come in early June, but as of Thursday, July 9, the plans are stalled as health officials deliberate the plans.
Despite the stall, Najdek doesn’t expect the project to affect Millerton’s plans for the week-long celebration of Millerton’s 175th birthday set for July 11 to 19.
Since the fire last winter, property restoration firm BELFOR has been working to clear and prep the site for a brand new set of buildings.
Farr-Killmer explained the Water Department building, which will house one of Millerton’s municipal wells, must now be a separate structure from the Highway Department building due to environmental and health regulations. Municipal wells require up to a 200-foot buffer from other structures to prevent drinking water contamination.
In the weeks after the fire, Farr-Killmer visited the charred building almost daily and documented damage to the structure and inventory. She said the fire itself was only the beginning, and pointed out that navigating insurance, rebuilding plans and deadlines have been hidden challenges.
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