Westchester Residential Opportunities, Inc.
Westchester Residential Opportunities, Inc. (WRO) is a non-profit organization whose mission is to promote equal, affordable and accessible housing opportunities for all residents of the lower
Hudson Valley region.
2012 Annual Report Please visit www.wroinc.org
Dear Friends and Supporters of WRO, This year, WRO is proud to celebrate its 45th anniversary. Today we remain just as committed to equal housing opportunity for all people as we were in 1968. After all, what could be more fundamental than ensuring all Americans have a decent place to call home?
A landmark 2006 housing discrimination lawsuit and resultant 2009 settlement has engendered some of WRO’s most important work this past year. As a HUD-certified Housing Counseling and Fair Housing Agency with decades of experience, WRO is uniquely qualified to assist in affirmatively marketing fair and affordable housing in the area to all who are financially qualified regardless of age, race, ethnicity, disability or religion. WRO is committed to the creation of vibrant, diverse, stable, and inclusive communities that benefit everyone who calls this region home. There have been some challenges this year. Our work as fair housing advocates requires that we challenge any practices that obstruct fair housing. Sometimes, our programs to prevent eviction, foreclosure and homelessness for seniors, persons with disabilities and other vulnerable populations, require us to work with government funders who may take positions that appear to conflict with furthering fair housing. We have also faced fiscal challenges. The withholding of federal community development block grant funds to the County has limited our ability to provide essential services to needy residents. Despite this, we pride ourselves on excellent relationships with our stakeholders and look forward to working together for years! Sincerely, Geoffrey Anderson, Executive Director
Hello to All,
You may recall in the last Annual Report that Nick Beilenson announced he was stepping down as Board Chair. Luckily for us, Nick’s legacy and presence continue as our important work continues. Nick co-founded WRO the same year Lyndon Johnson signed into law the Civil Rights Act of 1968 (known as the Fair Housing Act). During these 45 years, WRO has given thousands of families and individuals the opportunity to obtain affordable housing by combating discriminatory and predatory practices by those who did not (and do not) respect the right of all to have equal, affordable and accessible housing opportunities. During these 45 years, WRO has been funded by a combination of government grants and your generous contributions. Because the government and corporations have reduced or eliminated their contributions, we have had to juggle funds to ensure continued support of clientele and retention of our knowledgeable and dedicated staff. Fortunately, our executive leadership has been getting the word out about our good works. We recently received a vote of confidence from the US Department of Housing and Urban Development. The Deputy Secretary of HUD asked WRO to coordinate a press conference at our White Plains offices and then met with our staff to better understand the problems and progress we experience. HUD’s recognition of the importance of WRO and its mission is good news for our clients and our future as a contributor to a better life for our neighbors in Westchester, Rockland and Putnam counties. None of this could have happened without the foresight and dedication of Nick Beilenson. On behalf of the thousands who have been helped by WRO during the last 45 years and the thousands yet to enjoy the support of WRO, thank you Nick!
Alan Wolfert, Esq., Chairman of the Board
“As we celebrate the 45th anniversary of the landmark Fair Housing Act, it is easy to forget how close we came to being denied the benefit of that landmark legislation. After Congress passed the Civil Rights Act of 1968 and the Voting Rights Act of 1965, civil rights supporters were met with fierce Congressional opposition to extend federal anti-discrimination protections to housing. That years-long resistance was only overcome by the anger and frustration that followed the assassination of Dr. Martin Luther King and the growing sense of unfairness that Americans of color could be asked to die in Vietnam but could not rely on the promise of fair housing back in the United States.” -Dennis Parker Director, ACLU Racial Justice Program and WRO Board Member
Westchester County, home to almost one million people, is rich in history, culture and natural beauty. While often perceived as a wealthy enclave, it is a socioeconomically diverse area where finding safe and affordable housing is a challenge. Unemployment, illness and injury, an aging population and ongoing housing discrimination put many of Westchester’s residents at risk for unsafe housing, eviction, foreclosure and homelessness. Since 1968 (the year the Civil Rights Act and the accompanying Fair Housing Act were signed into law) Westchester Residential Opportunities has championed the expansion of nondiscriminatory housing opportunities for low- and moderate-income people, minorities, senior citizens and people with physical and psychiatric
disabilities. WRO is a HUD-certified Housing Counseling Agency, a licensed real estate broker, and a United Way Agency. All WRO’s housing services are free to clients and are funded by government grants, corporate support and private contributions. WRO collaborates with nonprofit and government agencies, Realtors®, managing agents, landlords, banks and other lenders to ensure compliance with fair housing laws and fair lending procedures. It is the only private nonprofit agency doing fair housing work in Westchester, Putnam and Rockland. Each year, through its White Plains headquarters and satellite office in Mount Vernon, WRO helps more than 7,000 people with housing issues. It provides counseling in English
and Spanish to adults and children, minorities, women, gays and lesbians, senior citizens, young adults, persons with disabilities and immigrants. About 80 percent of the households WRO serves are low- to moderate-income. WRO’s services include: housing assistance and financial counseling for senior citizens; supported housing and independent living opportunities for persons with mental illness; first-time homebuyer counseling and assistance; financial literacy training; eviction and utility shut-off prevention; mortgage and property tax foreclosure prevention; physical house modifications for persons with mobility impairments; and promotion of fair housing and fair lending practices through community education and enforcement.
Please visit www.wroinc.org to learn more about WRO or to make a donation.
FAIR HOUSING PROGRAM
Fair Housing works to eliminate discrimination in the Lower Hudson Valley housing market by handling client complaints, conducting testing, providing education for consumers, advocating for fair housing legislation, and training real estate professionals, co-op boards, other fair housing providers, and community groups in fair housing practices.
In the wake of the 2009 Westchester County Housing Settlement, WRO continues its rigorous outreach, education, and research efforts to raise awareness about fair housing rights and responsibilities in our region.
market and give even more importance vouchers—to use any legal source of to WRO’s efforts on behalf of lowincome to pay for their housing. income and other underserved • Partnered with Pace Law School’s individuals and families in our area. Center for Continuing Legal Education to train lawyers to handle In addition to the testing grants, WRO is housing discrimination cases based also administering five HUD FHIP grants on disabilities. In 2011, WRO began an 18-month fair totaling more than $800,000. WRO housing testing grant funded by the received almost $400,000 from HUD to • Conducted 37 Fair Housing Workshops at HGAR or members’ U.S. Department of Housing and Urban further its ongoing work in fair housing offices providing free fair housing Development (HUD) under its Fair education and outreach; a $125,000 education to more than 900 Realtors Housing Initiatives Program (FHIP). WRO fair lending grant to teach clients how and lenders. remains the only private nonprofit HUD- to spot predatory lending practices certified Housing Counseling Agency in and avoid mortgage rescue scams; • Provided a Fair Housing Hotline for the lower Hudson Valley region of New and a $125,000 General Fair Housing HGAR members affording immediate York conducting fair housing activities. Grant to train local real estate agents access to fair housing advice and Between April 2011 and October 2012, in fair housing practices and increase information. WRO conducted extensive audit- and community outreach to potential clients • Sponsored three panel discussions in complaint-based testing of housing through faith-based organizations, honor of Fair Housing Month: “Race providers including real estate agencies, Rotary clubs, advocacy groups, and and National Origin and Fair Housing private landlords, and property other non-profit agencies. Finally, a Law” at the Croton Free Library; management companies in selected $125,000 Affirmatively Furthering Fair “Fair Lending” at the White Plains communities across Westchester. Housing (AFFH) Grant funds WRO’s Public Library; and “Fair Housing Law training of municipal officials to create and Disability Rights” at the Yonkers In testing 90 landlords, property inclusive communities and welcome Public Library. managers and real estate agents, WRO diversity in towns and neighborhoods. • Collaborated with HGAR, found that 40 percent showed unequal Westchester Disabled on the Move, treatment on the bases of race and In 2012 WRO’s Fair Housing the Westchester County Human national origin. In 2012, WRO also Department also: Rights Commission, the YWCA of conducted a fair lending testing program White Plains, the Sharing Community, in which it found that of the 63 mortgage • Advocated with Hudson Gateway Pathways Transitional Housing, and brokers and banks tested in Westchester, Associates of REALTORS ® (HGAR) Hope’s Door, as well as numerous Rockland and Putnam counties, 16 for transparency and disclosure in other non-profit organizations, faithpercent demonstrated unequal treatment cooperative housing. based institutions and community of potential loan applicants based on • Promoted source-of-income groups, to promote fair housing for race and national origin. protection to allow all apartment their constituents. applicants—including veterans and These results highlight the inequalities others who rely on government that still exist in our local housing disability payments and Section 8
Pathways to Housing
Pathways to Housing, a not-for-profit agency that assists homeless persons with psychiatric disabilities to transition into supported housing in the community, came to WRO for fair housing assistance when a landlord refused to renew a lease for a client. They believed that the refusal was based on stereotypes about persons with mental illness rather than any lease violation, as the landlord had failed to articulate any nondiscriminatory reason for the refusal. Essentially, the management company was reacting to complaints by other tenants that the client was “different.”
Waiting outside the building for his van to pick him up was disturbing to some residents, who found him “strange.” WRO brought a complaint with Pathways to Housing to the NYS Division of Human Rights, alleging discrimination on the basis of disability. With the assistance of the Division of Human Rights, we were able to resolve the issue and enable the client to remain in his home. As part of the settlement, the management company agreed to accept fair housing training by WRO and facilitate fair housing training for all building residents.
WESTCHESTER COUNTY AVERAGE ADVERTISED RENTS – 4TH QUARTER 2012 Average Rent by Number of Bedrooms Community
0
1
Armonk
1000
1306
Bedford
1007
2
3 1925
1443
1809
Briarcliff
1350
1900
2150
Buchanan
1005
*1585
*1857
Chappaqua
1850
Cortlandt / Montrose
845
1169
1406
1588
Croton
895
1258
1549
1800
*1261
*1666
2200
1210
1650
*2300
*1781
*2443
Dobbs Ferry Elmsford
916
Goldens Bridge
*825
1073
Harrison
*1158
*1331
Hawthorne Katonah
875
Mamaroneck
950
Mohegan Lake
700
Mount Kisco
1683
1155
1637
1880
1500
1741
*1869
1081
1558
2150
1282
1620
1160
1395
1759 1816
Mount Vernon
970
New Rochelle
*1017
1317
1720
North Salem
*975
*1116
1875
Ossining
910
1201
1628
2044
Peekskill
900
1188
1448
1540
Pleasantville
983
1362
1712
2057
Port Chester
1093
*1350
1649
Sleepy Hollow
785
Somers South Salem
766
Tarrytown
1121
*1900
1645
*1105
1896
1967
*1436
1550
*2225
1447
1500
Thornwood
926
1459
*1635
Valhalla
1048
1455
1733
2283
White Plains
1060
1503
1867
*2265
Yonkers
1000
1111
1426
1583
Yorktown / Shrub Oak
833
1165
1701
1952
0
1
2
3
$923
$1,286
$1,650
$1,890
$36,920
$51,440
$66,000
$75,600
Average County Rent Yearly Income needed to spend (30%) on rent
• WRO tracks apartment listings advertised in local newspapers, from private landlords, and via the internet, without a broker or other fees. This report is drawn from WRO’s apartment listing service. Listings are compiled twice a week and distributed at no cost to consumers seeking rental housing throughout the calendar year. • Where apartments are advertised without an asking rent included in the listing, WRO attempts to learn the asking rent and includes the unit if the asking price is ascertained. • There must be three or more units advertised by bedroom size and community in order to be included in this report. Blank spaces next to communities, therefore, indicate that there were insufficient advertised units to be included in the average. In some communities where no average rent is listed by bedroom size, there were no vacancies at all in our data, or too little data to compile an average. • If there were insufficient rental data in 2012 for some communities, the * indicates 2011 advertised rents. • Note that community designation is based on how advertisers describe the unit’s location. Advertisers often use post office designation as opposed to municipality. For example, a unit advertised in White Plains might be located in Greenburgh or Harrison; a Bronxville mailing address might refer to a unit in Yonkers, units advertised with a Scarsdale address may be located in Eastchester, New Rochelle or Yonkers and Mohegan Lake vacancies could be in Yorktown or Cortlandt. • Total of 1,423 advertised units were used to compile averages for this report.
“The Westchester Community Foundation has proudly supported Westchester Residential Opportunities since 2001. WRO is a compassionate and effective advocate for fair, affordable and accessible housing in our communities. We applaud the dedication of WRO’s staff, who have helped so many find and remain in a place they call home.” -Catherine Marsh, Executive Director Westchester Community Foundation
MORTGAGE FORECLOSURE PREVENTION PROGRAM
WRO assists homeowners who are experiencing temporary income disruption or ongoing financial hardship, due to issues such as illness or unemployment, that can lead to mortgage default. WRO’s Mortgage Default Counselors work with homeowners and lenders to explore all possible resolutions to financial difficulties. Early intervention is key to maintaining home security.
Following the current national trend, 1,820 mortgage foreclosures were filed in 2012, up slightly from 1,654 in 2011, according to the Office of the Westchester County Clerk. WRO received 444 requests for assistance from homeowners on the brink of foreclosure. WRO also continued to work on behalf of 167 clients whose modifications filed in 2010 and 2011 have not yet been resolved.
Aparna B.
In 2012, in addition to working oneon-one with families facing foreclosure and giving group seminars on financial literacy, WRO’s counselors also filed complaints under the historic joint state-federal National Mortgage Settlement Agreement with the country’s five largest mortgage servicers. This bipartisan settlement provides as much as $25 billion in relief to distressed borrowers and direct payments to signing states (including New York) and the federal government. WRO filed 27 complaints against five of the largest mortgage servicers on behalf of clients. Also in 2012, WRO continued is coalition efforts to gain support for the Klein-Weinstein Bill, which closes an administrative loophole in the New York State court system. Thanks in part to WRO’s efforts, the bill passed in June of 2013.
Aparna B. is a small business owner and the sole breadwinner for her family. She began to have financial problems in 2010 when her husband’s business had a garnishment from the IRS and a rental unit they owned was vacant for a year. As Aparna’s business also began to fail, she was not able to keep up with her household expenses and began to fall behind on her mortgage. Aparna was unable to get a bank to work with despite repeated attempts over the last two years. Finally, she heard about WRO and attended an orientation workshop for mortgage foreclosure prevention. Ultimately her WRO counselor, Mernys Calero, was able to assist Aparna with reducing the interest and principal on her mortgage from $3,568.70 to $1,862.96 (two percent) monthly and with obtaining a trial modification. The trial modification will be complete in August 2013 and should result in a permanent modification. Aparna and her family have also resolved their issue with the IRS. With WRO’s help, they are returning to a sustainable income level.
Lisa Nero
“I was trying to maintain my parents’ home after they passed. Unfortunately, they fell into debt by refinancing the house several times. Slowly but surely, the mortgage became too much to bear. Desperate, I went to a workshop and was introduced to WRO. One of the directors spoke about the services they provided and I called the next day to see if they could assist me in keeping my home. After what seemed like a long process of paperwork, extreme patience on both sides and one denial, my loan modification finally came into fruition after approximately one year. I could not have done this alone. WRO took the time and the effort to fight for my right to retain ownership of my family home. I thank God everyday that I attended that seminar for without them, I would not be in my home in Westchester County. The Lord continues to bless me because I just found out I am pregnant, so I received my loan modification right on time. I highly recommend WRO for any and all assistance with your home; they deserve to be recognized for all their efforts to help people save their homes.”
ys h Mern it w g in e d work as in th I starte y felt like I w for n e h “W all me O], I fin asked she [at WR e. No one . And l and y c r o la t p s t righ or my siona , only f as so profes relief. money w a s such em d. She listene ionate. It wa I needed th n s s e e a h w Aft r comp e along so grateful. I was m a c WRO I am lem, st, and rtgage prob oing o m e o th d g my m ew job in resolvin le to find a n m good at, a b I a a t y a I ll h a w nd m fin ve and unications, a ithout lo I t a m wh . W of com lf again on my field upport myse ve been out s a h o t t able migh help, I .” WRO’s t. Thank you Harris e e r t -Cecil the s
Cecil Harris
Cecil Harris is a college-educated man who spent his career in print media, writing about sports for publications including the Journal News and the New York Post. Unfortunately, newspapers and other print media are faring poorly, and Cecil was unable to continue in his chosen field. He became a salesman but could not make enough to cover his expenses, and fell behind with his mortgage. Without any warning, Loan Care
contacted him with an auction date to sell his Yonkers co-operative apartment. He was terrified that he would come home from work and find himself locked out with his belongings on the street. Mr. Harris didn’t know where to get help. While listening to a Yankee game on the radio, he heard an ad for a law firm that claimed it could prevent all mortgage foreclosures. After scraping together a $1,500 “retainer,” Mr. Harris never heard from them again.
SENIOR HOUSING ASSISTANCE PROGRAM
WRO’s Senior Housing Assistance Program provides a comprehensive housing counseling program to residents of Westchester County who are age 60 and over to assist them in solving their individual housing or housing related issues.
WRO’s Senior Housing Assistance Program served 1,475 clients in 2012, a 9 percent increase over 2011. Despite the 2012 opening of two subsidized senior housing buildings in Westchester, low- income seniors living at or below the poverty level still face a wait of three-plus years for many apartments. As a result of the housing shortage, WRO has stepped up its shared housing services, helping seniors on waiting lists find rooms in apartments and houses to avoid homelessness until rentals become available.
often combined with isolation, death of a partner, or the failure of Social Security to keep pace with property tax increases, are facing potential financial disaster. Seniors facing tax foreclosure can lose their homes — and often their entire net worth — over a relatively small lien.
During 2012, WRO’s counseling process revealed that almost half of senior homeowner clients are eligible for, but are not receiving, tax exemptions such as Enhanced STAR or the Veteran’s exemption. WRO helps seniors claim these. Such cases can take a year or more to process.
WRO is the only agency in Westchester WRO’s Senior Housing Assistance that seeks out and counsels seniors Program continued its outreach efforts facing property tax foreclosure, this year. Most visibly, an original PSA using tools like reverse mortgages, on tax foreclosure prevention aired repayment plans, family involvement, on Verizon FIOS and Cablevision. and borrowing against a 401K or life WRO has also increased its speaking insurance policy. A $50,000 grant engagements to include new — and What began as a major WRO initiative from the Westchester Community heavily attended — events such as in late 2011 in Yonkers — property tax Foundation has enabled WRO Financial Education day at Westchester foreclosure counseling for seniors — to expand its tax Community College, and has continued uncovered an urgent new need. Seniors foreclosure counseling to sponsor events such with physical and mental impairments, services. as Senior “Thank April 20 Law Day at s for ca 13 lling me going t a h Westchester n a John D. confirm t extra mile to d if I had County Center. John D. is an 80-year-old bachelor who fell behind on r applica tion or eceived the his property taxes. An unscrupulous lender tried to force if I had questio any ns him to take a full drawdown on his new reverse mortgage And a d , which I did (s m o – an action that would have increased John’s interest there in uble thanks for ile). s b u expense, as well as the lender’s fees. WRO intervened caring a ch a professio eing n n d al y comfort and forced the lender to redo the mortgage documents. ing way et .“ WRO also helped John to set up drawdowns by phone G la dys P. on his reverse mortgage. “I have learned first-hand how important your office is for any senior citizen needing a Gladys P. reverse mortgage. Your knowledge and professionalism Gladys P. is a WRO client who avoided eviction concerning this matter has impressed me immensely. and homelessness thanks to the efforts of her Thank you for all you have done for me.” WRO Senior Housing counselor. Now even further in debt, Mr. Harris searched online for “foreclosure prevention.” He got the name of an agency in Sugarland, Texas, that referred him to WRO. Mr. Harris called and spoke with Mernys Calero, one of our mortgage counselors. She advised him to come to a weekly orientation workshop that helps people understand and prepare for the mortgage modification process. Leaving his job in New Jersey early, he came to the evening workshop, then met with Mernys on
a Friday afternoon to start his individual counseling. Just a few hours later, Mernys called Mr. Harris to tell him she had stopped the auction. She was then able to get Mr. Harris a modification that reduced his payments from $447.50/ month to $281.36/month. His interest rate dropped from 9% to 4.125%. These changes enabled Mr. Harris to remain in his home. Mernys Calero and Cecil Harris
INDEPENDENT LIVING PROGRAM
WRO’s Independent Living Program (ILP) provides housing in Westchester for residents recovering from mental illness. WRO operates a single room occupancy (SRO) house in White Plains with 24/7 staff coverage where residents live with the security of knowing that someone is always on call for assistance and support. Additionally, WRO provides rental assistance and case management services for adults discharged from various mental health facilities throughout Westchester County. WRO also assists them with finding apartments, and partners with Furniture Sharehouse to find gently used furniture for clients. WRO recently hired a new Director for the Independent Living Program. Gail Kelly comes to WRO from the Lexington Center for Recovery, where she ran the Shelter Plus Care program for women with children. She received her Masters Degree in Organizational Leadership and Management from Mercy College, and her Bachelors Degree in Counseling from Empire State. Gail says she loves helping people. “I want to save lives and change lives. Sometimes it seems like a thankless job, but then when a client says thank you for helping them, it is so rewarding.” In 2012, WRO supervised ten SRO residents, as well as 22 clients living independently but with WRO case management and support in apartments throughout the county. Among these 22 households, 6 included families with children where one member of the household was recovering from mental illness. Additionally, under the federally funded Shelter Plus Care Program, WRO supervised 68 clients living in supported housing throughout the county.
WRO’s Independent Living, Shelter Plus Care, Supported Housing and Single Room Occupancy Programs help psychiatrically disabled and/or homeless individuals obtain safe, affordable and supervised housing.
Janice M.
This year one of WRO’s long-term clients graduated from the Independent Living Program. After living in supported housing with WRO supervision for many years and learning how to hold down a job, Janice M. became stable enough to leave the program and live on her own. Says Leah Bundy, one of WRO’s Independent Living counselors,
‘Janice is a true success story’ “Janice is a true success story. Because of the stable housing provided to her by WRO, Janice was able to return to work, graduate from Hope House’s Peer Advocacy Program to provide assistance for others recovering from mental illness, fulfill her rental obligations and become completely independent. Not only did Janice transition out of our program, but she was independent enough to move out of the state to a new home and a new life.”
Lisa Primavera
Lisa Primavera is a 43-year old client in WRO’s Independent Living Program. After years of living in an assortment of rented rooms, often without kitchens, and being unable to hold down a job, Lisa became homeless and had to move into a shelter. For almost four months, Lisa tried unsuccessfully to get public assistance that would enable her to move out of the shelter, Finally, Lisa was referred to WRO. Lisa was accepted into WRO’s Independent Living Program, which helps people recovering from mental illness to find stable and supported housing. Lisa moved into WRO’s singleroom occupancy residence in White Plains, where clients live in a community setting with
24-hour staff supervision. With the support of WRO counselors, Lisa was ultimately able to secure permanent independent housing, and moved into her own 1-bedroom apartment in June. With the stability in housing afforded to her by WRO, Lisa was able to obtain her license to become a hairdresser and secured a steady job. Lisa is thrilled to finally have a home of her own! Says Lisa, “Without WRO, I’d be without housing. WRO helped me to pay my rent, get furniture and finally have security in my life. The counselors were always so caring, helpful and supportive. Now I will finally be able to become more independent and have the privacy of my own home. Nothing compares to having a home of your own. Housing is the key to a stable life.”
Please visit www.wroinc.org to learn more about WRO or to make a donation.
GENERAL HOUSING
The General Housing Program provides apartment listing services as well as grants, mediation, advocacy, counseling, and referrals for renters facing eviction, utility shut-off, landlord-tenant disputes, and domestic violence issues.
2012 was a challenging year for WRO’s General Housing department. With Westchester rental prices the third highest in the state, WRO continues to help families experiencing loss of income find subsidized housing and counsels them in managing budgets to cover housing expenses.The 384 clients served by General Housing received services including: • Under WRO’s Emergency Food and Shelter Program, $25,680 in grants helped 26 clients with eviction prevention and 11 with utility assistance. Another 17 were referred to other agencies participating in the county’s homelessness prevention network for rental assistance. • In Mount Vernon, 21 clients received Emergency Shelter Grants totaling $41,016.91, helping them avoid eviction. • WRO’s Homelessness Prevention and Rapid Re-Housing Program (HPRP) processed housing applications and conducted budgeting counseling for 35 clients in Mount Vernon, helping them to pay their debts and become current with rent for up to 6 months until a determination is made whether to keep them in their current housing or to help them downsize to a more affordable rental unit.
• Through the Westchester County HPRP Program, WRO provided five clients with budget counseling and rental arrears assistance totaling $12,757.70. • Through WRO’s vacancy and subsidized housing lists, which are updated and distributed to 1,866 consumers weekly, General Housing helped 269 clients find affordable housing. • WRO’s housing counselors provided counseling on landlord-tenant issues and Section 8 inquiries, and referred clients to legal services or other rental assistance agencies when warranted.
Linda G.
Linda G.’s electricity was turned off by Con Edison because Linda could not afford to pay her bill. After several days, living without lights and having to eat every meal out was becoming a terrible burden for Linda and her teenaged daughter, who were already in financial distress. Linda made numerous phone calls to Con Ed without any success negotiating her bill, and then turned to WRO. Delores Palmer, WRO’s General Housing Counselor, was able to speak with a Con Ed representative and get them to agree to a lower down payment amount for Linda.
GREEN JOBS - GREEN NY
In 2011, WRO entered into a partnership with the Rural Ulster Preservation Company (RUPCO) to represent the New York Energy Research and Development Authority (NYSERDA) Green Jobs – Green New York program for the mid-Hudson region. In 1975 NYSERDA, a public benefit corporation, was created with the mission of helping New York and New Yorkers reduce energy consumption, promote the use of renewable energy sources, and protect the environment. Green Jobs-Green New York (GJGNY) is a statewide program designed to promote energy efficiency and the
April, 2013 “Dear Ms. Palmer, I want to th ank you fr om the bott of my hear om t for all th e time and e you put in ffort to helping me last we showed up ek. I without an appointme and you to nt ok the tim e out to m with me. Y e e t ou are tru ly dedicate serving th d to e people. G od bless yo Thank you u. again.” -Linda G.
installation of clean technologies to reduce energy costs and minimize greenhouse gas emissions. The program supports sustainable community development and creates opportunities for green jobs. It also provides New Yorkers with access to free or low-cost energy audits (to assess residences for air leakage, heat loss, combustion, HVAC equipment efficiency, and health and safety issues), installation services, low-cost financing for residential energy efficiency upgrades, and pathways to training for various green-collar careers. WRO promotes the GJGNY program with public outreach events throughout
Westchester and Putnam counties, as well as one-on-one customer conversations and referrals from strategic partnerships. In 2012, our program director was a featured speaker at 36 public outreach events, resulting in close to 600 referrals to the program. WRO follows up with every homeowner who attends an event, helping potential customers navigate the often-tricky state-sponsored incentive programs, fill out applications, and gather necessary paperwork. WRO also helps homeowners find reliable building contractors to provide energy audits and implement energy-conscious home renovations.
FIRST-TIME HOMEBUYER COUNSELING AND ASSISTANCE
WRO’s trained and experienced first-time homebuying counselors assess clients’ unique financial situations and make recommendations to help them prepare to become homebuyers. Counselors also refer clients to down payment and closing cost assistance programs to help make their dreams of homeownership a reality.
WRO’s Homebuyer Counseling Program was founded on the premise that one of the key components of residential stability is financial literacy. WRO’s counselors teach clients who want to purchase their first homes how to maintain a good credit score and make sure their financial profiles are mortgage-ready.
how to save money. Nicole Burton, who took over for Judith, was also excellent. She made phone call after phone call on my behalf. The home I was buying had to be re-inspected after Hurricane Sandy, and Nicole advocated on my behalf. She also came to a second closing appointment after my first one was cancelled, also right after the hurricane, driving to meet me even though there were trees down and no working traffic lights. I am so happy and grateful for WRO’s help, and know that they helped me to become financially savvy and ready to be a homeowner.” -- Temetra Todd
In 2012, 55 Homebuyer Counseling clients graduated from WRO’s Homebuying Training Program. Of these, 15 enrolled in the First Home Club Savers Program, which provides $7,500 to be used at the client’s closing, and 12 of these clients successfully bought their first homes. These programs continue to have a 100 percent success rate: Every homebuyer who has worked with WRO has remained sustainable, and none have defaulted on their mortgages.
Temetra Todd
“Working with WRO was an excellent experience. Judith Capote, my counselor, was the best. She went through things with me step by step, and taught me
Tashica Clarke
Tashica Clarke is a school psychologist who grew up in Westchester. Ready to buy her first home, Tashica came to WRO last March for assistance. Tashica says that working with WRO’s homebuying counselor and taking WRO’s classes was a very positive experience. “My counselor helped me through the whole process, making sure my paperwork was filed on time and helping me to grow my savings through the First Time Home Club Savers Program. Even the classes were interesting, and went by quickly! I would not have been as prepared to buy a house without the program.”
ACCESS TO HOME
Access to Home is a community collaborative to make houses and apartments for low- and moderate-income households significantly more accessible for people in wheelchairs and with other mobility impairments. The goal of this program is to reduce housing barriers that result in nursing home placement and to promote independent living.
In 2012, WRO received $150,000 from New York State to fund a two-year renewal of the Access to Home Program, which will provide funding beginning in 2013.
keep their independence. The Access to Home program, which is state-funded but administered by WRO, provides up to $25,000 in funding to those with both limited funds and limited mobility for modifications including building exterior ramps, installing lifts, widening doorways, lowering kitchen cabinets, and making bathroom modifications.
Physical modifications are often necessary for disabled residents and frail seniors to remain in their homes and
To be eligible, a client’s income cannot exceed 80 percent of the adjusted gross income set for Westchester County by HUD. Program staff assists clients with paperwork, eligibility, and locating and supervising contractors to perform the work.
Please visit www.wroinc.org to learn more about WRO or to make a donation.
2012 DONORS AND FUNDERS
Paul & Mary Adler Sally Adler Advantech Consulting David & Francine Alexander Geoffrey & Andrea Anderson Lynn Bagliebter Bank of America Ann Bernstein Bart Jeffrey & Barbara Becker Anthony & Dolores Beilenson John & Wanda Beilenson Laurence & Esther Beilenson Nick & Evelyn Beilenson Suzanne Beilenson & Robert Wiesenberg Arnold & Susan Beiles Lucretia Benek Gary Bernstein & Elizabeth Szpylka John & Marjorie Beyersdorf BHG Rand Realty Ellen C. Blauner David Blumenthal Karen Blumenthal Joy R. Borgos Warren & Beth Bromberg Bronxville-Ley Real Estate Charles & Lois Bronz Miriam Buhl Anthony & Diane Canonaco Anthony Catalano Capital One Judith Capote Vernise Cardillo Henry J. Carnage Leah Caro & Douglas Kouluris Anthony Catalano Jane & Donald Cecil Center for Disability Rights David Chao Jason Chapin J. T. (Ted) Childs, Jr. Mavis L Chin Citibank City of Mount Vernon City of New Rochelle City of White Plains City of Yonkers Mary Clyde Jerome Cohen Richard & Emily Cohen Eugene Conroy/Community Housing Management Conri Services, Inc. Betty & Stuart Cotton Thomas & Miriam Curnin Beth & Ed DeLaurentis Stephen Hamburg & Toni Del Bene Bart & Christina DiMinno Joseph & Joanne DiSalvo Gerald & Katherine Eisner J. P. Endres-Fein Tony M. Ettinger Gail Fattizzi Robert & Marjorie Feder Barry & Barbara Feiden Linda Feldman Stuart & Beth Finkelstein Margaret M. Flint Alexander Forger
All of us at WRO offer heartfelt and sincere thanks to all of our donors and funders, whether individuals, governments or corporations. Without your support, our work would be that much more difficult. Thank you.
Sharlene Forman Rita Freedman Dana & Bruce Freyer Helen & Stephen Freidus Campbell Geeslin Thomas & Laura Ghirardi David & Judith Gilberg Loren & Carla Glassman Andrea Glenn Marianna Glennon Richard & Carolyn Glickstein David & Judith Glinert Victor Goldberg & Patricia Waldeck Albert Goffe Oscar Gomez Richard & Linda Goldstein Lawrence Otis Graham Howard & Linda Green Helen Greer Bobbi & Herb Gstalder Richard Haggerty John Hartley Linda & Leon Heyward Richard Hobish & Flo Weiner/Fowey Light Fund Houlihan Lawrence Hudson Gateway Association of Realtors (HGAR) HSBC Timothy G. Hudson Hudson Valley Bank Human Development Services of Westchester Tim Idoni Margot Irish J. Philip Real Estate JP Morgan Chase Julie & Bruce Jakubovitz The Jandon Foundation Nancy Katz Johnson Stanley Josephson Mary Helen Jordan Daniel & Gail Kabakoff Gloria Karp Joan & Steve Kass Eric Katz Nancy Katz Johnson Daniel & Gail Kabakoff Mary T. Keane Arleen & David Kemler John P. Kildahl Bonnie Lee Kivel Andrea & Ron Klausner Robert & Elaine Klein Carroll & Percy Klingenstein Carol & John Kope Barry Kramer/John Crittenden Douglas & Wendy Kreeger Michael & Barbara Kornfield Alice & Douglas Kraus Mark & Peggy Kurland Maureen Lahey James Lawson Richard Lampert Lederer, Levine & Associates Kenneth & Barbara Leish Anthony & Andrea Lembeck Donna & Richard Leroy Lowell & Betsy Lifschultz
David Lindau Daniel & Jane Lindau Edward D. Liu Franklin Lowy Dolly Maass Jodee MacDonald David & Sheila Manischewitz James & Jacqueline Mann Robert & Barbara Mann Mariani Management Emilie & Marie McCarthy Dennis McDermott Ann & Patrick McEvily McGraw Hill Richard & Debra Mark Stephen Meyers Stephanie P. Miller Katherine Moore James David Moore Jarvie Commonweal Service Joel Mounty (Mountco Construction) National Community Reinvestment Coalition N.Y.S. Dept. of Housing and Community Renewal N.Y.S. Dept. of Law N.Y.S. Energy Research and Development Authority (NYSERDA) Frank & Theresa Narcisco David & Laura Neil Edward & Elaine Nolan John & Ann Nolon Eleanor & Robert November Theodore Nygreen Richard & Lee Ann O’Donnell Jack Oisher Patrick & Pauline Oliva Richard & Holly Osman Dennis Parker/Cecilia Quintero Peter Pauper Press, Inc. Nancy Petschek-Kohn Harry & Marjorie Phillips Carl H. Pforzheimer III Henry & Jean Pollak Milton Pollack Family Foundation Mary T. Prenon Rand Commercial Services Regal Printing (Maurice Kwan) Regent Publishing (George Tai) Peter J. Riolo, Inc. Andrew & Lisa Rodman Rogers Furniture Mark Rokowsky & Associates Judith & Robert Rosen Deena & Sara Rosenthal Winston & Rosalind Ross Eric Rothschild Nancy Rubini Aks Michael & Karla Rubinger A. Chester Safian Linda S. Saltzman Elizabeth Schildkraut Madeline Schultz Rosalind Schulman Mitchell & Linda Schumer Susan & Samuel Schwartz Arthur & Susan Schwarz Paul and Barbara Schwarz Scott Stiefvater Real Estate
Harvey & Carol Shaw Fred & Carolyn Shulman Shulman, Jones & Co. Signature Bank Ann Silver & Marty Katz Sotheby’s Spencer-Adams Cathleen S. Stack Henry J. Steinglass David and Marlene Stevens Michael Stillman Carol Stix Peter and Laura Strauss Clarence C. Strowbridge Stewart and Emily Tabin TD Bank Ian Teixeira June Tooni Tri-Crest Realty Trustco Bank Jacqueline Tuggle Diana & Barton Tyler United Way of Westchester U.S. Dept. of Housing and Urban Development Richard & Linda Vendig Beth & Brian Wallach Maryellen Walsh Mary Alice & Kent Warner Jonas & Sharon Weiner Marc Weinstein & Linda Rodney Paul & Harriet Weissman Barbara & Bob Welsh Wells Fargo Advisors Lucy & John Werner Westchester Choice Realty Westchester Community Foundation Westchester County Dept. of Community Mental Health Westchester County Dept. of Planning Westchester County Dept. of Senior Programs and Services Westchester Reform Temple Lynton & Joan Wiener Windels, Marx, Lane & Mittendorf, LLP Barbara and Alan Wolfert Nancy & Saul Yanofsky Paula & Jeffrey Yormak Marlene Zarfes & Michael Durand Special thanks to the following for their in-kind contributions: Averill & Associates LLC Fred Freiberg Diane Houk, Esq. James Hyer, Esq. Paul, Weiss, Rifkind, Wharton & Garrison LLP Pro Bono Partnership Rachel Rader David Riss/Greyskye Marketing Consultants LLC WRO’s Panel of Cooperating Attorneys
Contributions - individuals Corporate contributions Grant income Fundraising events Contributed services Rental income Program fees and other
Revenue 72,215 3,800 2,895,153 78,960 14,000 148,821 21,489
WESTCHESTER RESIDENTIAL OPPORTUNITIES, INC. AND AFFILIATE AS OF DECEMBER 31, 2012 AND 2011
2012
Revenue
2011
ASSETS
Current Assets
Cash and Cash equivalents
$410,661
$291,896
Certificate of deposit
29,016
28,959
Accounts receivable, net
469,429
507,432
Prepaid expenses
14,722
3,896
Restricted deposits
34,505
30,256
Security deposits
32,345
32,213
990,678
894,652
Total Current Assets
2.44% 0.43% 4.60% 0.66% 2.23% 0.12%
89.51%
Property and equipment, net
539,519
Contributions - individuals
TOTAL ASSETS
563,759 Revenue
Corporate contributions $1,530,197 Grant income Fundraising events Contributed services Rental income Program fees and other
LIABILITIES
72,215
$1,458,411 3,800
Program services Management and general Fundraising
2,895,153 78,960 14,000 148,821 21,489
Current Liabililties
Accrued expenses and other payables
$61,432
$68,282
Refundable advances
244,165
65,433
Loans payable – current portion
35,810
33,230
Total Current Liabilities
Loans payable – noncurrent
341,407
166,945
69,482
105,294
$410,889
$272,239
TOTAL LIABILITIES
Exspenses
Contributions - individuals Grant income Contributed services Program fees and other
2,844,194 405,407 62,435
Corporate contributions Fundraising events Rental income
Expenses 2.44% 0.43% 4.60% 0.66%
12%
2.23% 0.12%
COMMITMENTS AND CONTINGENCIES
Net Assets 89.51% Unrestricted
$1,108,683
Temporarily restricted
10,625
$1,067,617
2% 86%
118,555
Total Net Assets
1,119,308
TOTAL LIABILITIES AND NET ASSETS
$1,530,197
Contributions - individuals Grant income Contributed services Program fees and other
1,186,172
$1,458,411
Corporate contributions Fundraising events Rental income
Program services Fundraising
Management and general
CONSOLIDATED STATEMENTS OF ACTIVITIES AS OF DECEMBER 31, 2012 AND 2011 2012 Unrestricted
Contributions-Individuals
Temporarily Restricted $72,215
Corporate contributions
3,800
REVENUE
Grant income
2,895,153
Total
Unrestricted
72,215
Temporarily Restricted $73,092
3,800
39,260
10,625
2,905,778
Fundraising events
78,960
78,960
Contributed Services
14,000 148,821 21,489 109
Rental Income Program fees and other Interest income Net assets released from restrictions
Total Revenue
118,555
3,353,102
$73,092 39,260 3,386,519
14,000
435,584
435,584
148,821
179,441
179,441
21,489
45,253
45,253
109
86
86
3,245,172
3,267,964
Total
118,555
(118,555)
(107,930)
2011
49,250
4,089,930
(49,250)
69,305
4,159,235
EXPENSES EXPENSES
Program services Management and general Fundraising
Total Expenses
Change in net assets Net Assets – Beginning of Year Net Assets – End of Year
2,844,194
2,844,194
3,579,413
3,579,413
405,407
405,407
339,206
339,206
62,435 62,435 38,473 38,473
3,312,036 3,312,036 3,957,092 3,957,092 41,066
(107,930)
(66,864)
132,838
69,305
1,067,617
118,555
1,186,172
934,779
49,250
$1,108,683
$10,625
$1,119,308
$1,067,617
$118,555
202,143 984,029
$1,186,172
** If you wish to see the accompanying notes to any financial data, please contact WRO’s White Plains office.**
Please visit www.wroinc.org to learn more about WRO or to make a donation.
WESTCHESTER RESIDENTIAL OPPORTUNITIES, INC. AND AFFILIATE CONSOLIDATED STATEMENTS OF CASH FLOWS FOR THE YEARS ENDED DECEMBER 31, 2012 AND 2011
2012
2011
Cash Flows From Operating Activities
Change in net assets
Adjustments to reconcile change in net assets to net cash provided by operating activities:
Depreciation and Amortization
(66,684)
202,143
24,240
23,250
38,003
97,986
Changes in operating assets and liabilities:
(Increase) decrease in assets:
Accounts Receivable Prepaid Expenses
(10,826)
369
Security Deposits
(132)
18,311
Increase (decrease) in liabilities:
Accrued expenses and other payables
Refundable Advances
Net Cash Provided by Operating Activities
(6,850)
(94,309)
178,732
56,269
156,303 304,019
Cash Flows From Investing Activities
Property and Equipment Acquisitions
Increase in Investments
Additions to Restricted Deposits
Net Cash Used by Investing Activities
(64,601)
(57)
(49)
(4,249)
(5,283)
(4,306) (69,933)
Cash Flows From Financing Activities
Principal repayments of loans payable
(33,232)
Net Cash Used by Financing Activities
(30,837)
(33,232) (30,837)
Net (Increase) Decrease in Cash and Cash Equivalents
118,765
Cash and Cash Equivalents – Beginning of Year
291,896
88,647
$410,661
$291,896
$9,920
$12,715
Cash and Cash Equivalents – End of Year
203,249
Supplementary Disclosure of Cash Flow Information: Cash paid during the year for interest
CONSOLIDATED STATEMENTS OF FUNCTIONAL EXPENSES FOR THE YEARS DECEMBER 31, 2012 AND 2011 2012 Program Services
Mgmt & General
Fundraising
Total
2011 Program Services
Mgmt & General
Fundraising
Total
EXPENSES Salaries $1,059,411 $224,658 $38,909 $1,322,978 $1,006,467 $182,118 $29,921 $1,218,506 Payroll Taxes 118,680 25,167 4,359 148,206 111,245 20,104 2,680 134,029 Employee Benefits 107,351 22,764 3,943 134,058 112,983 20,418 2,722 136,123 Total Personnel Costs 1,285,422 272,589 47,211 1,605,242 1,230,695 222,640 35,323 1,488,658 Professional Fees and Consultants 28,559 89,641 118,200 467,192 67,350 534,542 Supported Housing Rent and Client 1,277,244 1,277,244 1,616,831 1,616,831 Assistance Rent 56,843 15,707 2,244 74,794 67,838 18,745 2,678 89,261 Office Expenses 16,844 2,915 19,759 14,319 2,475 16,794 Relocation Expenses 9,731 9,731 7,770 7,770 Repairs and Maintenance 23,904 23,904 22,969 22,969 Office Supplies 14,029 2,874 16,903 12,981 2,659 15,640 Postage 4,237 868 5,105 8,812 1,805 10,617 Printing 11,591 2,374 13,965 8,978 1,839 10,817 Telephone 8,605 1,717 303 10,625 13,980 2,671 472 17,123 Insurance 30,081 3,345 33,426 29,295 3,045 32,340 Travel, Conferences, Dues, Publications 23,287 3,478 26,765 23,382 7,820 31,202 Interest Expense 9,055 9,055 11,464 11,464 Utilities 16,843 16,843 16,558 16,558 Advertising 10,455 10,455 3,371 3,371 Depreciation and Amortization 24,240 24,240 23,250 23,250 Real Estate Taxes 411 411 429 429 Fundraising expenses 12,677 12,677 Miscellaneous 2,524 168 2,692 7,069 387 7,456 Total Expenses $2,844,194 $405,407 $62,435 $3,312,036 $3,579,413 $339,206 $38,473 $3,957,092
WRO HOSTS HUD AT JUNE PRESS CONFERENCE
The U.S. Department of Housing and Urban Development (HUD) held a press conference hosted by WRO at its office in White Plains on Tuesday, June 4, 2013. HUD Deputy Secretary Maurice Jones traveled from Washington D.C. to address Westchester residents about the County's obligations under the Housing Settlement. Mirza Orriols, the Deputy Regional Director for HUD's NY/NJ Region, also gave remarks.
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1. Mirza Orriols, Deputy Regional Director of HUD's NY/NJ Region, addressing the media at the press conference. 2. Geoffrey Anderson, and other local housing advocates, giving remarks at the press conference. 3. HUD Deputy Secretary Maurice Jones at the press conference hosted by WRO. 4. From left: Dennis Hanratty, Executive Director of Mt. Vernon United Tenants; Andrea Klausner, Deputy Executive Director of WRO; Geoffrey Anderson, Executive Director of WRO; Maurice Jones; Alec Roberts, Executive Director of Community Housing Innovations; Joan Arnold, Executive Director of Allied Community Services; Rose Noonan, Executive Director of Housing Action Council; Jeremy Ingpen, Executive Director of Washingtonville Housing Alliance; Blanca Lopez, Director of HDSW Neighborhood Preservation Company; and Mirza Orriols.
HOUSING EXPO The Westchester County Fair and Affordable Housing Expo, which took place at the Westchester County Center on March 10, 2012 (and on March 9, 2013), is WRO’s largest and most visible annual outreach event. Hosted by WRO and the Housing Action Council, the Expo is free, open to current and prospective Westchester residents, and attracts more than 1,000 people for seminars and meetings with counselors, lenders, Realtors,
and other professionals. Twenty WRO staffers provided bilingual assistance in mortgage foreclosure prevention, senior housing assistance, independent living for those recovering from mental illness, and first-time homebuyers. Standing, from left to right - WRO staff Jay Stevens, Marlene Zarfes, Geoffrey Anderson and Dan Feintuck. Seated, from left to right are - Pat Henderson and Mernys Calero.
WRO’s 17-person volunteer Board of Directors is drawn from diverse professional and personal backgrounds. The full Board meets quarterly, and Board committees meet monthly, providing continuous oversight of all of WRO’s activities. WRO’s Finance Committee provides regular financial oversight.
BOARD OF DIRECTORS
STAFF Geoffrey Anderson, Executive Director Andrea Klausner, Deputy Executive Director Human Resources Director Nneka Reed Access to Home Manager Nneka Reed Fiscal Director Galina Shapiro Fair Housing Marlene Zarfes, Director Ariana Calderon Daniel Feintuck Dan Kane Nancy King Laura Morris Amrita Narasimhan Jay Stevens
General Housing / Eviction/Utility Shut-off Prevention Delores Palmer, Director Green Jobs - Green NY Program Manager Delores Palmer
First Time Homebuying Manager Nicole Burton Independent Living / Supported Services Gail Kelly, Director Leah Bundy Waller SRO Manager Karen Scott Senior Housing Jane Lindau, Director Esperanza Marte Receptionist/Administrative Assistant Maureen Davis Apartment Vacancy Listings Maureen Davis
Nick Beilenson Joy R. Borgos John Brecker Henry J. Carnage Leah Caro Joseph H. DiSalvo, Esq. Margaret M. Flint, Esq. Linda Grace-Heyward James L. Hyer, Esq. Barry Kramer Jodee MacDonald Dennis McDermott Dennis D. Parker Winston A. Ross Ann Silver Ian Teixeira Alan Wolfert, Esq.
1. WRO mortgage counselors (from left) Pat Ossino, Veronica Raphael and Mernys Calero prepared to meet with distressed homeowners at the Mortgage Foreclosure event co-sponsored by former State Senator Suzi Oppenheimer
Mortgage Default Program Veronica Raphael, Director Mernys Calero Bernice Giscombe Patricia Henderson Patricia Ossino
2. From left: WRO Deputy Executive Director Andrea Klausner; WRO Fair Housing Director Marlene Zarfes and Hilary Mason King, Executive Director of the Housing, Research and Advocacy Center of Cleveland, Ohio at the National Fair Housing Alliance Conference in Washington D.C., which was held in June.
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3. “A Call to Action” was a public hearing sponsored by WRO at the Holiday Inn, Mt. Kisco on March 22. The purpose of the community event was to raise awareness about the mortgage foreclosure crisis that continues to plague many homeowners in Westchester County. Pictured,left to right, are WRO Mortgage Default Program Director Veronica Raphael; WRO Mortgage Counselors Patricia Henderson, Carline Pierre-Lys, Amrita Narasimhan, Mernys Calero; HDSW Counselor Brenda Giancaspro; WRO Mortgage Counselor Patricia Ossino; and WRO Fair Lending Program Manager Steve Cahn. 2
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Westchester Residential Opportunities, Inc.
WHY IS WRO SO IMPORTANT TO WESTCHESTER RESIDENTS? • WRO is the only private nonprofit fair housing agency in Westchester County. WRO’s efforts to eradicate discrimination promote the fundamental American values upon which our country was founded. WRO promotes residential stability, which contributes to a strong local economy and the success of local businesses. • WRO spurs economic growth and strengthens our local tax base by helping potential homebuyers to purchase their first homes responsibly and sustainably. • WRO helps families and individuals avoid homelessness, thereby reducing the taxpayer burden of paying for social services for our county’s neediest residents. • WRO helps build vibrant, diverse communities that are magnets for people with a wide array of talents, ensuring that employers can tap into a broad local pool of potential workers with a multitude of skill sets. • WRO’s promotion of inclusive communities that welcome residents from all socio-economic backgrounds builds awareness and fosters cultural sensitivity that prepares our children for education and employment in our globally connected world.
HEADQUARTERS 470 Mamaroneck Avenue, Suite 410 White Plains, New York 10605 Phone (914) 428-4507 Fax (914) 428-9455 Mortgage Default Hotline: 1-877-WRO-4YOU (4968) Email: housinghelp@wroinc.org Web: www.wroinc.org
SATELLITE OFFICE Mount Vernon Armory Building 144 N. Fifth Avenue Mount Vernon, New York 10550
To learn more about WRO, or make a donation please visit
www.wroinc.org.
Phone (914) 668-4424 Fax (914) 668-9515
WRO gratefully acknowledges the underwriting of this Report by Peter Pauper Press, Inc.