Westchester Residential Opportunities, Inc.
2010 Annual Report
Westchester Residential Opportunities, Inc.
FOSTERING FAIR HOUSING – AND MUCH MORE
Hello Friends, WRO is committed to ensuring that all people—regardless of race, ethnicity, or any other protected classes—are able to buy homes and rent apartments anywhere in Westchester, Putnam, and Rockland Counties without encountering discrimination. In February, 2011, WRO announced that an 18-month program of “paired testing” uncovered unequal treatment of minorities in Westchester by real estate professionals in 17% of the tests. This was a substantial improvement over the results of a similar 2005 testing program, but showed that there is much work still to be done. While fair housing work is at the heart of what we do, WRO’s free housing counseling services span the spectrum of housing issues. WRO’s hardworking staff also: *Provides scatter-site apartments, and rooms in a rooming house, to people living with mental illness; *Assists seniors to find subsidized housing, obtain reverse mortgages, and apply for various benefits; *Counsels first-time homebuyers, and often assists them with financial benefits; *Saves the homes of many clients who are facing mortgage foreclosure; *Makes grants to save apartment dwellers from eviction; Provides ramps and other improvements so that people with physical disabilities can remain in their homes; and *Assists families and individuals looking for apartments. During 2010, WRO, through its dedicated staff, made significant progress in all these areas.
Nick Beilenson, Chairperson
ONE VISION: 43 YEARS AND COUNTING
Dear Friends and Supporters of WRO, In 1968, our founders set out to help integrate a segregated Westchester County. No one could have imagined the changes from then to now, not only in the County, but this Country. Demographics have changed dramatically but we continue to create new solutions to ever-evolving problems of housing and community-building in Westchester. For example, segregation patterns have never been more evident. Due to the Westchester County Housing Settlement, the County is required to build 750 fair and affordable housing units in communities deemed “eligible” by HUD. These 31 communities are those with small numbers of black and Hispanic residents. However, achieving truly diverse and inclusive communities involves more than race and ethnicity. Rather, our goal – and the goal of all Westchester residents – should be to provide housing at all price points to meet the needs of all of its residents – whether they are black or white, young or old, disabled or not, firefighters or financiers. As the premier nonprofit housing counseling agency in Westchester, we are part of a collective of dozens of agencies working to make Westchester a truly integrated community in every sense possible. We continue to strive for excellence in everything we do for our clients and with our partners, colleagues and the community. Not only is the County in a constant state of change and adaptation, but so is WRO. We looked a lot different in 1968—actually—we looked a lot different 5 years ago! WRO’s operating budget has almost doubled in the last few years and our once mostly part-time staff, has grown to over 30 full-time staff members in 7 programs that are integral in helping people in Westchester find and stay in safe and stable housing. Housing needs in Westchester County are far from static and WRO prides itself on its ability to help however, whomever and wherever we are needed. Sincerely,
Geoffrey Anderson, Executive Director WRO gratefully acknowledges the underwriting of this Report by Peter Pauper Press, Inc.
OUR MISSION:
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 our region.
S
ince 1968, Westchester Residential Opportunities, Inc. (“WRO”) has championed the expansion of non-discriminatory housing opportunities in our region for low- and moderateincome people, minorities, senior citizens and persons with disabilities, including the psychiatrically disabled. WRO is a HUD-certified Housing Counseling Agency, a licensed real estate broker and a United Way agency. All of our housing services for consumers are free, and are funded by government grants, private contributions and corporate support. WRO collaborates with other agencies, Realtors®, managing agents, landlords, banks and other lenders to ensure that fair housing laws and fair lending procedures are practiced. OUR PROGRAMS FAIR HOUSING PROGRAM
Fair Housing works to eliminate discrimination in the housing market through the handling of complaints, paired testing, the provision of education for consumers, the training of real estate professionals, and the training of co-op boards. MORTGAGE DEFAULT PROGRAM
WRO assists homeowners who are experiencing temporary interruptions in income or financial hardship, such as for illness or unemployment, causing nonpayment of the mortgage. WRO works with homeowners and the lender for possible options available to resolve financial
hardships they are facing. Early intervention is highly encouraged to obtain best results from default counselors. SENIOR HOUSING ASSISTANCE PROGRAM
We provide 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 has the only certified Reverse Equity Mortgage (HECM) Counselor on HUD’s HECM Roster in the County. INDEPENDENT LIVING PROGRAM
Our Independent Living, Shelter Plus Care, Supported Housing and Single Room Occupancy Programs provide help to psychiatrically disabled and/
or homeless individuals with obtaining safe, affordable and supervised housing. FIRST TIME HOMEBUYING PROGRAM
Our trained and experienced counselors thoroughly review consumers’ household financial situations and make recommendations to help them prepare to become home buyers, and also recommend down payment and closing cost assistance programs to help first time homebuyers bring their dreams to fruition. GENERAL HOUSING PROGRAM
listing services, as well as grants, mediation, advocacy, counseling and/or referrals for renters facing eviction, utility shut-off, landlordtenant problems and issues of domestic violence. ACCESS TO HOME PROGRAM
Access to Home is a community collaborative to make houses and apartments of low- and moderateincome households significantly more accessible for persons in wheelchairs and with other mobility impairments. Its focus is to reduce housing barriers that lead to nursing home placement and to promote independent living.
These programs provide apartment WRO remains the ONLY private nonprofit agency doing fair housing work in Westchester and Putnam Counties.
Director of First Time Homebuying Program, Judith Capote (bottom left) with program participants.
FAIR HOUSING PROGRAM
...fair housing for all.
Our Mission:
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 our region.
470 Mamaroneck Avenue • White Plains, N.Y. 10605 (914) 428-4507 • www.wroinc.org
“WRO means... fair housing for all.”
F
air Housing continues to be the backbone of all WRO programs. Within the Fair Housing Program, staff works to eliminate discrimination in the housing market based on all federal, state and local protected classes: race; color; national origin; religion; sex; familial status; disability; marital status; age; sexual orientation; military status; citizenship or alienage status; victims of domestic abuse; sexual abuse and stalking. WRO handles and investigates complaints, conducts paired testing and publishes accessibility surveys to promote housing access for persons with disabilities. WRO also organizes education and outreach for consumers, civic and business organizations and other housing agencies; and trains real estate professionals, co-op boards and management companies.
Department is now led by a new Director with extensive background—not only as a corporate attorney—but with countless hours spent doing pro bono legal work. Under her leadership, WRO concluded a study based on a HUD-funded 18-month fair housing testing program. 111 paired tests were conducted in Westchester, Putnam and Rockland Counties. Tests were based on race and national origin and focused on real estate offices, management companies and landlords. There were 5 focus areas: Sound Shore, Mount Kisco and Peekskill in Westchester County; Rockland County and Putnam County. Thirteen of the 69 (18.84%) real-estate offices, management companies and apartment complexes tested treated control testers differently than protected
testers and 23 (20.72%) of the 111 tests produced “unequal” results. The completion of the project could not have been more timely given the Westchester County Housing Settlement. Additionally, fair housing testing had never been done before in Rockland County and the results were striking. While some offices engaged in discriminatory behavior in Westchester, the rates of discrimination fell dramatically since WRO’s last testing project in 2005. WRO believes a strong partnership with the Westchester Putnam Association of Realtors® (WPAR) is the main reason for the reduction. Our Fair Housing trainings in real estate offices throughout Westchester continue to educate agents on fair housing laws.
“WRO has become an invaluable resource for the Chester Hill Board of Directors. Once again, we cannot thank you enough for your services” – Susan Scher and Kevin Koch FAIR HOUSING TESTING CHART
PROGRAM HIGHLIGHTS
2010 was a year to remember on every level. The Fair Housing
However, there is still work to be done to eliminate the vestiges of insidious discrimination. In one test that exhibited blatant unequal treatment by a Sound Shore management company against black testers, WRO filed a complaint with the Westchester County Human Rights Commission. An employee, a building superintendent, would arrange to meet testers on a street corner. He would pull up in his car, get out and amiably show housing units to white testers. However, with black testers he would inform them that he had no units available or he would refuse to show an apartment without first having a credit check and a completed application. He did not require a credit check or a completed application in order to show apartments to white testers. He would not even get out of his car for the black testers. All rentals shown to the white testers were in the price range that the black testers had indicated they could afford. With continued HUD funding, WRO will conduct another testing program during 20112012. WRO’s Fair Housing Department reaches countless groups throughout the region to ensure equal treatment in the housing market through continued testing programs, investigations and education and outreach.
Number of Tests
WRO means...
Overall Test Results Separated by Areas Tested
“You did a great job of communicating the material and especially, the importance of following these laws.” – June Jarvis, Executive Director of IFCA Housing Network
WESTCHESTER COUNTY AVERAGE ADVERTISED RENTS – 4TH QUARTER
Community
Average Rent by Number of Bedrooms
0
1
2
1200
1950
1273
1711
1870
Briarcliff
1330
1850
1908
Bronxville
1430
1745
1220
1415
Ardsley Bedford
1150
Buchanan
3
1783
Chappaqua
1300
2028
Cortlandt / Montrose
805
1028
1515
1705
Croton
860
1980
1165
1470
Dobbs Ferry
1440
1600
Eastchester
1365
1990
Elmsford
1270
1550
Harrison
950
1265
1605
Hartsdale
1283
1442
1878
1337
1625
Hastings Hawthorne
975
Irvington Katonah
915
Larchmont Mamaroneck
983
Mohegan Lake
1940
1300 1319
1545
1185
1675
1368
2090
1299
1613
1850
1063
1485
1900
2256
Mount Kisco
962
1276
1660
1975
Mount Vernon
900
1032
1335
1641
New Rochelle
909
1260
1526
1798
North Salem
1300
1866
Ossining
970
1057
1450
1764
Peekskill
789
1156
1370
1581
Pelham
1385
1680
Pleasantville
939
1180
1670
Port Chester
1006
1265
1504
1382
1890
Rye
1809
Sleepy Hollow
1100
1200
1639
1785
Somers
1090
1178
1587
South Salem
900
1127
Tarrytown
1011
1362
1687
1895
Thornwood
1425
1565
1715
Tuckahoe
1300
1868
Valhalla
910
1250
1612
White Plains/Greenburgh
995
1500
1717
2120
Yonkers
870
1096
1345
1630
Yorktown / Shrub Oak
900
1125
1615
1959
0
1
2
3
Average County Rent
$978
$1,260
$1,655
$1,850
Yearly Income needed to spend (30%) on rent
$39,120
$50,400
$66,200
$74,000
Notes: •Westchester Residential Opportunities, Inc. (WRO) tracks apartment listings advertised in two local newspapers, from private landlords and via the internet without a brokers or other fees. This report is drawn from WRO’s apartment listing service. Listings are compiled 2-3 times per 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. • 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 2758 advertised units were used to compile averages for this report.
MORTGAGE DEFAULT PROGRAM
WRO means...
...a light at the end of the tunnel.
homes, but also advocate for financial reform on a larger scale. WRO participates in national and state nonprofit coalitions that are attempting to reform legislation to offer greater assistance to homeowners facing foreclosures or resetting of their ARM’s. PROGRAM HIGHLIGHTS
Our Mission:
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 our region.
470 Mamaroneck Avenue • White Plains, N.Y. 10605 (914) 428-4507 • www.wroinc.org
In 2010, 977 mortgage intakes were received. These cases resulted in anything from loan modification and budget counseling to referral to Legal Services of the Hudson Valley and guidance on the short sale process.
“WRO means… a light at the end of the tunnel.”
Outreach and education continued to be a focus in 2010. WRO hosted two Homeowner Outreach Workshops with Chase ince 2003, WRO has Homeowner Preservation and been providing troubled Bank of America to provide an homeowners with an array opportunity for clients to meet of counseling, education and one-on-one with their lender mediation services. WRO works to obtain loan modifications with homeowners and the lender or workouts to save them from for all possible options available to foreclosure. More than 200 resolve financial hardships so they individuals attended. don’t go into foreclosure. Through a unique partnership with the An unprecedented partnership United Way of Westchester and between WRO and the New Putnam, consumers are directed to York State Banking Department, a hotline (1-877-WRO-4YOU) Housing Action Council (HAC), that refers callers to WRO. Human Development Services Mortgage counselors not only help of Westchester (HDSW) and the many individual homeowners Community Housing Innovations facing the possible loss of their (CHI) was initiated in 2010 to
S
CASE STUDY: RANDY A private Westchester-based Foundation provided WRO’s Mortgage Department with much-needed rescue funds. More than $50,000 in rescue funds were given out to homeowners who were enabled to avoid foreclosure: 13 homeowners were given between $3,000-$10,000 toward loan forgiveness and/or loan modification. Randy De La Cruz was one of WRO’s clients to receive these funds. WRO mortgage counselor, Mernys Ealy, worked tirelessly to help him.
Marlene Zarfes, Fair Housing Director; Andrea Klausner, Deputy Executive Director; and Gretchen Flint, WRO Board member attend NYCLU dinner honoring WRO.
provide pre-foreclosure counseling to at-risk homeowners to help them avoid the foreclosure process and mitigate their loss. WRO was named the lead agency to coordinate this counseling initiative. New York State chose
only experienced nonprofit agencies to participate in this program to help thousands of households in Westchester County.
Westchester County Board of Legislators Chair Ken Jenkins announces partnership with New York State Banking Department and WRO, Housing Action Council, Human Development Services of Westchester and Community Housing Innovations.
SENIOR HOUSING ASSISTANCE PROGRAM
WRO means...
...hope for the future.
Our Mission:
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 our region.
470 Mamaroneck Avenue • White Plains, N.Y. 10605 (914) 428-4507 • www.wroinc.org
“WRO means… hope for the future.”
W
RO provides comprehensive bi-lingual housing counseling for residents of Westchester County who are 60 and older. Such assistance includes one-onone counseling for a range of housing emergencies and housing-related problems. Counselors use Benefits Check-up—a program jointly developed by the National Council on Aging, the Administration on Aging and HUD—to ensure they are receiving the free help they need and are getting access to all the appropriate entitlements. This includes assistance in modifying their mortgages; processing applicants for senior citizen rent increase exemptions and state tax credits; applying for emergency assistance, food stamps, Section 8 subsidies, supplemental security income, social services disability, Medicaid and public
assistance; and filing rent abatement and rehabilitation assistance. WRO’s reverse-mortgage program (also known as Home Equity Conversion Mortgages or HECM’s) continues to thrive. Our program director remains the only HUDcertified reverse mortgage counselor in Westchester County. Our Project Share program provides affordable shared-housing arrangements for seniors with other unrelated seniors, as well as on an intergenerational basis to provide companionship, sharing of living expenses and sharing of household responsibilities. PROGRAM HIGHLIGHTS
In 2010, the Senior Housing Program served 2,225 clients which is a 43% increase from
Jane Lindau, Senior Housing Program Director (below). At right, WRO client Patricia HenryBlakeney and Independent Living Program Director Maureen Lahey.
CASE STUDY: BERTHA Many clients worked with WRO’s Senior Housing Program in 2010, and Bertha’s story is like many others throughout Westchester County. She is a 76-year-old woman who had lived in her home for 58 years. Unfortunately, she was facing mortgage foreclosure when she was referred to WRO. Mortgage Default counselor Pat Ossino pointed the client to WRO’s Director of Senior Housing, Jane Lindau. Jane provided alternatives to mortgage foreclosure, including obtaining a reverse mortgage. WRO provided her with reverse mortgage counseling and referred her to several lenders. Bertha was successfully able to refinance her mortgage with a reverse mortgage and stay in her home. Bertha said that the guidance and thoughtfulness of WRO’s staff was invaluable to her as she can remain in her home and in the neighborhood where she has spent most of her life.
2009. This year’s focus was on increased visibility throughout the region with outreach and education of other nonprofits, companies and the general public. Program Director, Jane Lindau, an expert in reverse mortgages, was a featured speaker on the topic at the New York State Society of Aging Conference, the 11th Annual
Westchester County Senior Law Day, the Westchester County Housing Expo, the Stanley Schear Breakfast and the Yonkers 55 Plus Luncheon, among other events. WRO was also an organizing member of the Coalition on Hispanic Aging Conferences and the Westchester County Salute to Seniors.
“Jane gave me much-needed information, advice and guidance... my meeting also gave me an optimistic feeling for the outcome” – Harriet Hansen
INDEPENDENT LIVING PROGRAM
WRO means...
...a new beginning.
Our Mission:
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 our region.
470 Mamaroneck Avenue • White Plains, N.Y. 10605 (914) 428-4507 • www.wroinc.org
“WRO means... a new beginning.”
W
RO’s Independent Living Program (ILP) provides housing help to Westchester residents recovering from mental illness. In 2010, ILP assisted 82 people, including clients from WRO’s new Families with Children Program. With funding from the New York State Office of Mental Health, WRO provides rental assistance to help clients secure permanent independent housing throughout the County. For clients not yet ready to live independently, ILP also manages a single-room occupancy residence in White Plains where clients live in a community setting with 24-hour staff supervision. Additionally, with funding from HUD, ILP runs a rental assistance program for individuals living in shelters and on the streets to ensure safe housing for those in need. PROGRAM HIGHLIGHTS
In April, 2010, WRO initiated its first-ever family program.
CASE STUDY: PATRICIA Patricia Blakeney is one the clients assisted by WRO’s Independent Living Program in 2010. Homeless for a year and living in a shelter in Yonkers, Patricia was referred to Maureen Lahey, Director of WRO’s Independent Living Program. After going through the interview process, Maureen was able to provide Patricia with subsidized housing through WRO’s Shelter Plus Care program, a housing initiative funded by HUD to help people with mental illness. Through this program, Patricia was able to obtain her own apartment and change her life. As a result of the services provided by WRO, Patricia, 51, has finished Culinary School. With the continued support of WRO, she is working toward her High School Diploma at Hope House. Patricia’s appreciation for the guidance and encouragement from Independent Living Program’s staff will last forever, she says, adding she feels that the assistance afforded by WRO has allowed her to create a productive and joyful life.
HOMEBUYER COUNSELING AND EDUCATION
“WRO means… a roof over your head.”
W
RO’s First Time Homebuying Program empowers participants to achieve successful homeownership. Our trained and experienced program director reviews consumers’ household financial situations and makes recommendations to help clients prepare to become home buyers. We use a network of programs to recommend the right down payment and closing cost assistance programs, should clients need it. Within the program, there is a First Home Club, a savings program that provides financial education in small workshops in all aspects of Homebuying including postpurchase counseling. Real estate agents, attorneys, bankers and home inspectors participate in the workshops so potential home buyers can become comfortable with all aspects of the homebuying process. The program promotes economic self-sufficiency and
WRO means...
...a roof over your head.
Our Mission:
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 our region.
470 Mamaroneck Avenue • White Plains, N.Y. 10605 (914) 428-4507 • www.wroinc.org
stability. To date, all of our program participants who have purchased homes have avoided foreclosure and subprime loans. PROGRAM HIGHLIGHTS
In 2010, the First Time Homebuying Program worked with 715 clients. Forty-two of those clients became homeowners for the very first time! This number more than doubled from 2009, which is a testament to the success of our program, even during difficult economic times.
To date, WRO works with ten families at risk of becoming homeless due to a mental illness. With case management from ILP staff, a tight network of referrals and strong relationships with other social agencies, we plan to expand this new endeavor to help more families in the coming year. WRO staff speaking to attendees of the Westchester County Fair and Affordable Housing Expo.
GENERAL HOUSING PROGRAM
WRO means...
...housing opportunities.
ACCESS TO HOME PROGRAM
arrears. People then suddenly find themselves on the verge of eviction. One-on-one counseling with WRO staff is the key to ensuring that clients get back on track and remain on a successful path.
“Words cannot express how grateful we are for the generous gift you have given us. We now have the opportunity to start over, get back on our feet and maintain the roof over our heads” –Aaron Johnson
PROGRAM HIGHLIGHTS Our Mission:
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 our region.
470 Mamaroneck Avenue • White Plains, N.Y. 10605 (914) 428-4507 • www.wroinc.org
“WRO means… housing opportunities.”
W
RO’s General Housing Assistance Programs assist clients to become financially stable through a broad and inclusive spectrum of services including apartment listing services, monetary grants, mediation, advocacy, counseling and/or referral for renters facing eviction, utility shut-off, landlord tenant problems and issues of domestic violence. Clients come to the General Housing Program for a variety of unexpected temporary hardships like illness, which can cause a loss of income and then unanticipated
In 2010, 395 clients were served in the General Housing Program through a variety of programs: Emergency Food and Shelter Program, Homeless Prevention and Rapid Housing (HPRP), rental arrears assistance and on-going subsidies, budget counseling, and assistance obtaining work-out plans with utility companies. The General Housing Programs continue to focus on budget counseling as a tool of prevention. Counselors work one-on-one and in small class settings to provide invaluable strategies to help clients remain current on rent and various bill payments. In 2010, 9 clients graduated from the budgeting program by becoming gainfully employed and received sufficient income to meet their household obligations.
CASE STUDY: ALVIN Alvin, a hardworking 45 year old, was recently laid off from his job. Due to his unemployment, he had difficulty paying his monthly rent, falling two months behind. Alvin came to WRO and met with General Housing/Eviction counselors Delores Palmer and Natalie Ruiz for advice and guidance. Delores and Natalie provided various options, including submitting an apartment arrears application. As a result, Alvin was able to successfully pay the rent he owed and stay in his apartment. For Alvin, the services that WRO provided were “amazing,” and he found Delores and Natalie “patient, kind and understanding.” He says he felt WRO gave him the momentum and courage to keep looking for a solution to his housing issue, and is grateful for the services WRO offers.
“WRO means… accessible housing for all.”
F
or disabled residents and frail seniors residing in older homes, modifications are often needed to allow them to remain independent in their homes. Access to Home assists these residents with funds to make modifications that can include building exterior ramps, installing lifts, widening doorways, lowering kitchen cabinets and making bathroom modifications. It is a statefunded program that WRO administers with the County Department of Planning, where low-to-moderate income residents with mobility impairments may receive up to $25,000 in grants. To be eligible, a client’s income cannot exceed 80% of the adjusted gross income set for Westchester County by HUD. Program staff assist clients with paperwork, eligibility, locating and supervising County-approved contractors to perform the work.
PROGRAM HIGHLIGHTS:
In 2010, WRO served 9 clients through this program, with dozens of further inquiries. Any resident unable to be helped by WRO, was referred to another agency.
CASE STUDY: JESSICA In 2010, WRO received a heartbreaking letter from the brother of a woman who survived a tragic accident, only to be confined to a wheelchair after having been a vibrant, active college student who had recently been accepted into the Police Academy. After a near-fatal fall down a flight of stairs, Jessica’s life was changed forever. Her loving family continues to care for her in their home and WRO was able to install an outdoor ramp, widened doors to provide wheelchair access, and an indoor chairlift so she could access her own bedroom on the second floor rather than staying in a makeshift bedroom in their living room. With WRO’s help, Jessica and her family can focus on the more important aspects of their lives, like healing and adapting to the new realities of their daily lives.
2010 DONORS
INDIVIDUALS
Douglas & Alice Kraus
Walter & Elizabeth Stern
Tracy Baron
Brian Lahey
Mark Weinstein & Linda Rodney
Jeffrey H. Becker
Barbara & Kenneth Leish
Nick & Evelyn Beilenson
Robert & Carolyn Mackey
Robyn & Scott Berman
Barbara Mann
David & Karen Blumenthal
Emilie & Marie McCarthy
CORPORATIONS / FOUNDATIONS
Charles & Lois Bronz
Mary Jane McKean
Bank of America
Anthony Catalano
John R. Nolon
David Chao
G. Theodore Nygreen
Peggy Cohn
Pauline Oliva
Robert & Karen Cuccaro
Isobel Perry
Antoinette Del Bene & Stephen Hamburg
Nancy Petschek-Kohn
Gerald & Katherine Eisner
Henry & Jean Pollak
Linda Feldman
Winston Ross
Margaret (Gretchen) Flint
A. Chester Safian
Stephen & Helen Freidus
Michael B. Saul
Campbell Geeslin
Elizabeth Schildkraut
Richard & Carolyn Glickstein
Susan & Samuel Schwartz
GOVERNMENT
Arthur & Gloria Goldstein
Paul & Barbara Schwarz
City of White Plains
Rick Hobish
Fred & Carolyn Shulman
Stanley J. Josephson
Judith Solomon
Dorothy Kabakoff
Peter & Laura Strauss
Peter Hess & Debra Kenyon
Elizabeth Szpylkz
Andrea Klausner
Ian Teixeira
Andrea Kocsis
Edmund & Linda Unneland
Sally Malin Adler
Douglas & Wendy Kreeger
O. William & Dolores Battalia
Bonnie Lee Kivel
Lawrence & Esther Beilenson
Jodee MacDonald
John & Wanda Beilenson
David & Sheila Manischewitz
Ellen Blauner
Richard & Debra Mark
Joy R. Borgos
Dennis McDermott
Henry J. Carnage, Jr.
David & Katherine Moore
Jane & Donald Catalano
Norman Sheer, Esq.
J.T. (Ted) Childs, Jr.
Jack Oisher
Eugene F. Conroy
Dennis Parker
Zelda G. Damashek
Julius Perry
Joseph & Joanne DiSalvo
Betty & Carl Pforzheimer lll
Tony & Patti Ettinger
Deena & Sara Rosenthal
Rhoda W. Fidler
Christine & Eric Rothschild
Rita Freedman
Theodore Sattler
Angelique Fusco
Lynnette & Richard Scherzer
Marianna Glennon
Sy & Rosalind Schulman
David and Judy Glinert
Arthur & Susan Schwarz
Larry Grosberg & Susan Rosenthal
Ann Seligsohn
Barbara J. Holland
Ann K. Silver
Daniel & Gail Kabakoff
Roy & Jane Stillman
Gloria Karp
Oliver & Beverly Swift
John P. Kildahl
Stewart & Emily Tabin
Robert & Elaine Klein
Barton P. Tyler
Michael & Barbara Kornfield
Richard & Linda Vendig Beth & Brian Wallach
Sharon & Jonas Weiner
Douglas & Margaret Weinstock Harriet & Paul Weissman
Barbara Kohn Welsh & Bob Welsh Lucy & John Werner
Martin & Ruth Wiesenberg Barbara & Alan Wolfert
Anonymous
Fidelity Charitable Gift Fund Fowey Flight Fund
Gannett Foundation HSBC
JP Morgan Chase
Keybank Foundation
Krupman Family Foundation
Lederer, Levine & Associates, LLC M & T Bank
Mas De Contractors Inc. Regent Publishing Spencer-Adams
TD Charitable Foundation
The Anbinder Family Foundation The Glickenhaus Foundation Trustco Bank
United Way of Westchester Wells Fargo
Westchester Community Foundation Westchester Progressive Forum
City of Mount Vernon City of Yonkers
N.Y.S. Homes and Community Renewal
N.Y.S. Legislative Grant (Rep. Suzi Oppenheimer) State of New York Mortgage Association (SONYMA)
U.S. Department of Housing & Urban Development (HUD)
Westchester County Board of Legislators
Westchester County Department of Community Mental Health
Westchester County Department of Planning Westchester County Department of Senior Programs & Services
WESTCHESTER RESIDENTIAL OPPORTUNITIES, INC. AND AFFILIATE AS OF DECEMBER 31, 2010 AND 2009
2009
Assets
Current Assets
Cash and Cash equivalents
(Notes B, D and H)
$88,647
605,418 365,260
Investments (Note B and E)
$241,555
28,910 28,857
Accounts receivable, net (Note B) Prepaid expenses
Restricted deposits (Note D) Security deposits
Total Current Assets
4,265
1,381
24,973 20,749 50,524
87,478
802,737
745,280
Property and equipment, net (Notes B and C)
522,408
Total Assets $1,325,145
530,970
$1,276,250
Liabilities
Current Liabililties
Accrued expenses and other payables
Refundable advances
Loans payable – current portion (Note D)
$162,591
$49,620
9,164
142,353
30,836
Total Current Liabilities
202,591
Loans payable – noncurrent (Note D)
28,615 220,588
138,525
Total Liabilities $341,116
169,362
$389,950
Commitments and Contingencies (Note F) Net Assets Unrestricted
$934,779
Temporarily restricted
$886,300
49,250
Total Net Assets
984,029
Total Liabilities and Net Assets
$1,325,145
886,300
$1,276,250
Individuals
Government Renatal Fees for Foundations/ Renatal Fees for Personnel General & Client Income Individuals Services Government Banks/ Income Services Administrativ Assistance General & ** If you Corporations wish to see the accompanying notes to any financial data, please contact WRO’s White Plains office.** Administrativ e Exspenses 63280 3153565 193028 14698 e Exspenses Region 1 81250 63280 3153565 193028 146981 Region 451638 1327271 1629183 Region 1 451638
venue
Revenue
Expenses
5.5% 0.4%90.0% 2.3% 1.8%
5.5% 0.4% 2.3%
Individuals Foundations/Banks/Corporations Rental Income Government Fees for Services
1.8%
Individuals Rental Income
Personnel
C Assi
1327271
Expenses
13%
nks/Corporations
s
2010
48%
13% 48%
39%
39%
General & Administrative Expenses Personnel General & Administrative Expenses Client Assistance Client Assistance
WESTCHESTER RESIDENTIAL OPPORTUNITIES, INC. AND AFFILIATE CONSOLIDATED STATEMENTS OF CASH FLOWS FOR THE YEARS ENDED DECEMBER 31, 2010 AND 2009
2010
2009
Cash Flows From Operating Activities
Change in net assets
Adjustments to reconcile change in net assets to net cash (used) provided by operating activities:
Changes in operating assets and liabilities:
Depreciation and Amortization
97,729
104,452
23,362
22,669
(Increase) decrease in assets:
Accounts Receivable
(240,158)
(51,402)
Prepaid Expenses
(2,884)
(1,381)
Security Deposits
36,954
(880)
(Increase) decrease in liabilities:
112,971
(8,985)
Refundable Advances
Accrued expenses and other payables
(133,189)
57,109
(105,215)
Net Cash (Used) Provided by Operating Activities
121,582
Cash Flows From Investing Activities
Property and Equipment Acquisitions
Increase in Investments
Additions to Restricted Deposits
(14,800)
Net Cash Used by Investing Activities
(23,020)
(53)
(406)
(4,224)
(3,169)
(19,077)
(26,595)
Cash Flows From Financing Activities
(28,616)
(26,555)
(28,616)
(26,555)
(152,908)
68,432
Cash and Cash Equivalents – Beginning of Year
241,555
173,123
Cash and Cash Equivalents – End of Year
$88,647
$241,555
$13,699
$15,772
Principal repayments of loans payable
Net Cash Used by Financing Activities
Net (Decrease) Increase in Cash and Cash Equivalents
Supplementary Disclosure of Cash Flow Information: Cash paid during the year for interest
CONSOLIDATED STATEMENTS OF ACTIVITIES AS OF DECEMBER 31, 2010 AND 2009
2010
Contributions-Individuals
$63,280
Temporarily Restricted –
$63,280
$71,215
Corporate contributions
37,750
43,500
81,250
28,263
–
28,263
3,147,815
5,750
3,153,565
2,654,070
–
2,654,070
REVENUE
Grant income
Unrestricted
2009
Contributed Services (Notes B and G) – Rent Income
Program fees and other Interest income
Total Revenue
Total
–
Unrestricted
Temporarily Restricted –
– 21,931
Total $71,215
– 21,931
193,028
–
193,028
181,780
–
181,780
14,577
–
14,577
15,115
–
15,115
121
–
121
547
–
3,456,571
49,250
3,505,821
2,972,921
3,024,704
–
3,024,704
343,257
–
343,257
547
–
2,972,921
2,554,945
–
2,554,945
310,061
–
310,061
EXPENSES EXPENSES
Program services Management and general Fundraising
Total Expenses
Change in net assets Net Assets – Beginning of Year Net Assets – End of Year
40,131
3,408,092
– 40,131 3,463
– 3,463
48,479
49,250
–
3,408,092
2,868,469 104,452
–
886,300
–
886,300
781,848
–
781,848
$934,779
$49,250
$984,029
$886,300
–
$886,300
97,729
–
2,868,469 104,452
CONSOLIDATED STATEMENTS OF FUNCTIONAL EXPENSES FOR THE YEARS DECEMBER 31, 2010 AND 2009
EXPENSES Salaries Payroll Taxes Employee Benefits Total Personnel Costs Advertising Professional Fees and Consultants (Notes B and C) Supported Housing Rent and Client Assistance Rent Office Expenses Repairs and Maintenance Office Supplies Postage Printing Telephone Insurance Travel, Conferences, Dues and Publications Interest Expense Utilities Depreciation and Amortization Real Estate Taxes Fundraising Expenses Miscellaneous
Total Expenses
2010 Program Services
Mgmt & General
2009 Fundraising
Total
Program Services
Mgmt & General
Fundraising
Total
$900,544 $172,581 $29,921 $1,103,046 $808,159 $140,919 – $949,078 89,874 17,753 3,328 110,955 82,647 14,236 – 96,883 91,749 18,123 3,398 113,270 83,266 14,694 – 97,960 1,082,167 208,457 36,647 1,327,271 974,072 169,849 – 1,143,921 5,638 – – 5,638 13,157 – – 13,157 31,938 93,989 – 125,927 25,755 100,001 – 125,756 1,629,183
–
1,629,183
1,277,183
1,277,086
–
–
1,277,086
70,349 19,438 2,777 92,564 75,573 20,089 – 95,662 13,025 2,251 – 15,276 11,907 2,056 – 13,963 35,760 – – 35,760 37,196 – – 37,196 11,578 2,372 – 13,950 12,743 2,610 – 15,353 6,961 1,426 – 8,387 5,473 1,121 – 6,594 14,464 2,962 – 17,426 5,187 1,062 – 6,249 13,522 2,589 457 16,568 14,522 1,983 – 16,505 28,339 3,045 – 31,384 27,105 3,045 – 30,150 25,107 6,398 – 31,505 17,487 7,507 – 24,994 13,699 – – 13,699 15,772 – – 15,772 15,749 – – 15,749 13,665 – – 13,665 23,362 – – 23,362 22,669 – – 22,669 428 – – 428 399 – – 399 – – 250 250 – – 3,463 3,463 3,435 330 – 3,765 5,177 738 – 5,915 $3,024,704
$343,257
$40,131
$3,408,092
$2,554,945
$310,061
$3,463
$2,868,469
Vincent Morgan and Adam Kintish of TD Bank in White Plains present WRO with a grant to support the Senior Housing Assistance Program.
WRO’s 16-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 Fiscal Department Galina Shapiro, Program Director Upton Sterling Human Resources/Access To Home Nneka Reed, Manager Communications Laura Neil, Director Fair Housing Marlene Zarfes, Program Director Gina Decker Afshan Khan Laura Neil Mortgage Default Program Veronica Raphael, Program Director Amrita Narasimhan Carline Pierre-Lys Patricia Ossino Patricia Henderson Mernys Ealy General Housing / Eviction and Utility Shut-off Prevention Delores Palmer, Program Director Diane Mullin Natalie Ruiz
First Time Homebuying Judith Capote, Coordinator Mt. Vernon Home-Ownership CenterHousing Counselor Velene Acquah Apartment Vacancy Listings/ Administrative Assistant Maureen Davis
Nick Beilenson, Chairperson Alan Wolfert, President Richard S. Hobish, Esq., Vice President Winston A. Ross, Vice President Margaret M. Flint, Vice President and Assistant Treasurer Henry J. Carnage, Treasurer Dennis McDermott, Secretary Elizabeth A. Szpylka, Assistant Secretary Joy R. Borgos Joseph A. DiSalvo, Esq. Gloria G. Karp Jodee MacDonald Robert F. Mackey Dennis D. Parker, Esq. Julius G. Perry Ian Teixeira
Independent Living / Shelter Plus Care Maureen Lahey, Program Director George Orphanides Leah Bundy Anika Ryan Karen Scott Senior Housing Jane Lindau, Program Director Aviva Lazarus Esperanza Marte
WRO Board members Joy Borgos, Nick Beilenson, Alan Wolfert and Henry Carnage.
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 OFFICES
Mount Vernon Armory Building 144 N. Fifth Avenue Mount Vernon, New York 10550 Phone (914) 668-4424 Fax (914) 668-9515 164 Ashburton Avenue, 3rd Floor Yonkers, New York 10701 Phone (914) 207-1753/1754 Fax (914) 201-1755
Westchester Residential Opportunities, Inc.