2010 WRO Annual Report

Page 1

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.


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