Westchester Residential Opportunities, Inc.
Stepping Aside—But Not Away Hello Friends, Since this 2011 Annual Report is going to press in summer, 2012, I wanted to update our friends, contributors, partners, and others about a change in Board leadership. At our recent June Annual Meeting, I asked to step aside as Chairperson of the Board. I was a co-founder of WRO in 1968 and served as its first Executive Director for five years. Since that time, I have been a member of the Board of Directors, and for the last 20 years or so have served as Chairperson. In June, the Board elected Alan R. Wolfert, a board member since 1991, to be the new Chairperson. He has been an active board member in many ways, and will ensure that WRO continues on its upward path. I will remain as a committed board member, and if Alan needs any help or advice, I will be glad to give it. We have also identified other board members who can be part of WRO’s board leadership, and will make sure that in the next few years they gain the experience and knowledge necessary to lead WRO. Personally, I want to be around for WRO’s fiftieth anniversary in six years. I am convinced that, with Geoffrey Anderson and Andrea Klausner heading our staff, and with reinvigorated board leadership, WRO will have a bright future.
Nick Beilenson, Chairperson
WRO Is Here to Stay—For As Long As We Are Needed Dear Friends and Supporters of WRO, Not-for-profit organizations exist on a perpetual roller-coaster of funding, always subject to the ups and downs of their government, corporate and individual funders. WRO is no exception. While WRO has fared very well in maintaining and growing our programs, WRO is not exempt from the uncertainty that many social service agencies are facing as a result of the economic downturn, budget cuts, and politics. Our biggest challenge is to leverage our funding to provide the highest quality of free and much-needed housing counseling services while meeting our general operating costs and remaining fiscally sustainable. WRO continues to be awarded government contracts on a regular basis to carry out fair housing education and enforcement, eviction prevention, mortgage foreclosure prevention, senior housing assistance and independent living assistance for persons recovering from mental illness; however only a very small percentage of those contracts may be used for overhead and operating costs. This is why the continued support of our friends and supporters is so critical, and we thank you in advance for helping us to carry out our important mission. We sometimes joke that we would be happy to put ourselves out of business because it would mean that our services are no longer needed. Unfortunately, that is not the case. At the end of 2011, WRO won a lawsuit that it brought before the Westchester Human Rights Commission against a New Rochelle management company and its superintendent for racial discrimination. Through our HUD-funded fair housing paired testing program, WRO discovered a stark pattern of unequal treatment in the way black and white apartment-seekers were treated. Because of the respondents’ willful, wanton and malicious discrimination, the administrative law judge awarded WRO both compensatory and punitive damages, and ordered the respondents to engage in three years of fair housing training. This decision was recently affirmed by the full Westchester County Human Rights Commission on appeal. It is because of cases like this that we know WRO’s work is not yet finished. We were fortunate this year to be able to retrofit and enlarge our office space at no additional cost to us. Not only has this enabled us to improve our facilities for our hard-working, dedicated staff members who spend the better parts of their days assisting clients here in the office, but it has also allowed us to better meet the needs of our clients. Our three new conference rooms provide greater opportunities for counselor/client privacy, and our new on-site kitchen provides staff members with an alternative to eating at their desks! Sincerely,
Geoffrey Anderson, Executive Director WRO gratefully acknowledges the underwriting of this Report by Peter Pauper Press, Inc.
Fair Housing Program • Mortgage Default Program • Senior Housing Assistance Program Independent Living Program • First Time Homebuying Program • General Housing Program
S
ince 1968, Westchester Residential Opportunities, Inc. (“WRO”) has championed the expansion of non-discriminatory housing opportunities in our region for low- and moderate-income 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 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.
“WRO AT THE MOVIES”
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n April 26 of this year, WRO held a fun countywide event at The Pelham Picture House to raise both awareness of and funds for WRO’s housing services. It was a huge success, and our guests enjoyed gourmet movie food, a feature documentary entitled “Brick By Brick” about the quest for civil rights and desegregation in Yonkers in the 1980’s, and an exciting keynote address by legendary Giants linebacker, hall-of-famer and social activist Harry Carson. Additionally, Ted Childs, an internationally-recognized expert on workplace diversity and former WRO Board Chair, presented awards to honorees Nick Beilenson, WRO cofounder and Board Chair, and Hudson Gateway Association of Realtors® for their longstanding commitment to the advancement of equal housing opportunities in the lower Hudson Valley region of NY. Ann Silver, a commercial real estate broker with Rand Commercial Services, was awarded the 2011 Harriet D. Goldberg Fair Housing Award. Congratulations to all our honorees and thanks to our sponsors for making this such a wonderful community celebration!
WRO remains the ONLY private nonprofit agency doing fair housing work in Westchester and Putnam Counties.
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.
In the wake of the Westchester County County, focused specifically on the progress and WRO Board Member Gretchen Flint Housing Settlement, WRO continued its and implications of the Westchester County moderated the two panel discussions that rigorous outreach and educational efforts Housing Settlement. followed. The first panel, consisting of to raise awareness about fair housing rights Dennis Parker, Esq., Director, Racial Justice and responsibilities in our region. In 2011, WRO’s Fair Housing counselors also Program, American Civil Liberties Union; our counselors trained over 500 residents continued to promote the enforcement of the Glenn Martin, The Fortune Society; J.T. on the fair housing laws. We partnered fair housing laws through complaint intake, (Ted) Childs, Ted Childs, LLC, a renowned with Pace Law School to offer a continuing investigation, testing and litigation. In 2011, workforce diversity expert; and Leah Caro, legal education course to attorneys who we processed 235 fair housing complaints, principal of Bronxville-Ley Real Estate, wished to learn how to litigate a fair housing and conducted both complaint and auditformer President of the Westchester Putnam case in court in order to increase the based fair housing testing under grants Association of Realtors®, and WRO Board pool of attorneys who can assist residents awarded to WRO by the U.S. Department member, examined the benefits of diverse and victimized by housing discrimination. of Housing and Urban Development. WRO inclusive communities and how to overcome We also partnered with Pace Law School also received a favorable determination in existing legal and social obstacles to true to sponsor a very well-attended and wellan action brought by WRO against a New integration. The second panel, consisting received regional symposium on fair and Rochelle property owner and management of James E. Johnson, Esq., Federal Monitor affordable housing. Held at the New York company and its superintendent for raceoverseeing Westchester’s compliance with State Judicial Institute on the campus of based housing discrimination. Westchester the Settlement, and partner, Debevoise Pace Law School on October 21, 2011, and Residential Opportunities, Inc., v. Hoffman & Plimpton; Judith Myers, Westchester entitled “Welcome to My Backyard: Fair and Investors Corp. and Bernard Kurtzke. In a County Legislator; John Nolon, Esq., Pace Affordable Housing in the Lower Hudson strongly worded decision, Administrative Law School professor and counsel to Pace Valley,” this half-day symposium brought Law Judge Lorenzo Delgado found not only Land Use Law Center; Barbara Gerard, New together over 300 residents, attorneys, public that the respondents discriminated on the Castle Town Supervisor; and Kevin Plunkett, officials, real estate professionals, business basis of race and color, but that Hoffman Deputy County Executive for Westchester leaders and housing advocates and Kurtzke’s behavior was to discuss the state of fair and “willful, wanton and malicious.” affordable housing in our region Accordingly, he ordered punitive and how to improve housing damages and civil penalties to opportunities for all residents. “further the goal of deterrence HUD Assistant Secretary of similar discriminatory acts John D. Trasviña flew in from and serve to effectuate the Washington D.C. to provide the purposes of the Fair Housing keynote address, and County Law.” Additionally, respondent Executive Robert Astorino and Hoffman was ordered to provide Westchester County Board fair housing training to its HUD Assistant Secretary for Fair Housing and Equal Opportunity John of Legislators Chair Kenneth employees annually for three Trasvińa; WRO Executive Director Geoffrey Anderson; WRO Deputy Jenkins offered welcoming years and to display fair housing Director Andrea Klausner; and Sr. Advisor to Assistant Secretary remarks. Pace Law Professor signs at all of its residential Trasvińa Janet Hostetler at the WRO/Pace Law School Symposium. properties.
Case Study: Frank Narcisco Mr. Narcisco, a disabled Army veteran, came to WRO seeking assistance in obtaining the accommodations he had been promised when he purchased his new condo on Harbor Lane, New Rochelle, as required by the fair housing laws. Specifically, he had been promised a parking spot that was on a level piece of property so that he could safely enter and exit his van’s wheelchair ramp. The only parking space on level ground was being used by another tenant who refused to give up the parking space, although her new parking space would have been a mere 10 feet further from the front door of the building. With WRO’s assistance, Mr. Narcisco brought the issue to the attention of the condo board, which voted to grant Mr. Narcisco the spot. Ironically, the tenant who refused to give up her parking spot was a member of the condo board, and the only dissenting vote.
WESTCHESTER COUNTY AVERAGE ADVERTISED RENTS – 4TH QUARTER 2011 Average Rent by Number of Bedrooms Community Bedford
0
1
2
978
1379
1867
990
1585
1857
Buchanan
3
Cortlandt / Montrose
750
1171
1456
1646
Croton
983
1354
1535
1969
Dobbs Ferry
1261
1666
Elmsford
1225
1650
2300
1781
2443
Goldens Bridge
825
1100
Harrison
1158
1331
Hawthorne
1220
1422
Katonah
895
1433
1877
Mohegan Lake
950
1155
1412
1367
1617
Mount Kisco
• Where apartments are advertised without an asking rent 1869
Mount Vernon
995
1080
1360
1695
New Rochelle
1017
1285
1600
2054
North Salem
975
1116
1995
Ossining
940
1205
1440
1818
Peekskill
853
1145
1411
1688
Pleasantville
1100
1350
1740
1816
Port Chester
1350
1430
Sleepy Hollow
1615
1900
Somers
1105
1378
1783
1436
2020
2225
1315
1635
South Salem Thornwood
900
Valhalla
1270
1750
941
1370
1870
2265
Yonkers
860
1095
1370
1560
Yorktown / Shrub Oak
1016
1040
1610
1852
0
1
2
3
$949
$1,250
$1,630
$1,928
$37,960
$50,000
$65,200
$77,120
Yearly Income needed to spend (30%) on 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 averge.
• Note that community designation is based on how
White Plains
Average County Rent
Notes: • Westchester Residential Opportunities, Inc. (WRO) tracks apartment listings advertised in two local newspapers, from private landlords and via the internet without 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.
Letter from Frank and Theresa Narcisco to WRO dated 9/20/11: “Thank you so much for what you did for me. I don’t know what I would have done without WRO. Your organization is helping people who need help against meanness. I will never forget.”
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 1,832 advertised units were used to compile averages for this report.
MORTGAGE FORECLOSURE PREVENTION PROGRAM
According to the Federal Reserve, 1 in 10 mortgages in the Hudson Valley continue to be seriously delinquent, and the rate of foreclosure in the Hudson Valley (4.7%) is higher than the national average (4%). While statistics show that fewer people lost their homes to foreclosure in the lower Hudson Valley region in 2011, housing experts attribute this plunge to new government regulations, a lengthy court-ordered settlement process, a crackdown on “robo signing” and a clogged court system causing severe backlog, not an improvement in residential stability. Rather, property owners are just remaining in legal limbo longer while their cases drag on for years. And despite the drop in the number of foreclosure filings and judgments, more than 4,800 local homeowners, about 3% of the region’s active mortgages, were at least 90 days late on their loan payments as of March 1, 2011. Westchester continues to have the 6th highest rate of foreclosures among New York State’s 62 counties. In 2011, WRO’s mortgage counselors received 800 intakes through its Emergency Homeownership Loan Program (EHLP) and 712 intakes through our core mortgage default program. Of those, many involved allegations of lending discrimination and were resolved by our mortgage counselors. Four of those cases were referred to WRO’s Fair Housing Department for investigation and enforcement. All in all, WRO helped 88
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 all possible options available to resolve financial hardships they are facing. Early intervention is highly encouraged to obtain the best results from default counselors. homeowners achieve successful permanent loan modification in 2011 so that they could remain in their homes. Our mortgage counselors also administered a HUD fair lending grant in 2011 to test whether unfair lending practices continued to cause denials of mortgages to minorities at a higher rate than caucasians. We continue to provide comprehensive education and outreach to combat the consequences of lending discrimination, including training in mortgage/predatory lending education, financial literacy, first-time homebuyer education and mobility counseling to all current and potential homeowners who may wish to qualify and apply for the new AFFH housing units being developed pursuant to the Housing Settlement. WRO continued to require attendance at weekly orientation meetings and monthly financial workshops for all clients seeking mortgage assistance. WRO counselors also attended 249 settlement conferences at the Westchester County Court to assist homeowners attempting to work out a settlement with their lenders prior to the initiation of foreclosure proceedings and contacted over 3,000 homeowners in preforeclosure through a unique partnership with the New York State Banking Department. Finally, in April, 2011, WRO began the use of HomeLoanPort, a web portal available only to housing counselors and lenders that allows supporting documents to be uploaded quickly to lenders and saved, so work-outs are not delayed by misplaced or stale supporting documents.
Rick and Hillary Dettwyler Amrita Narasimhan Mortgage Default Counselor What a pleasure it has been to work with you. Our lender, Litton Loan Servicing, has been impossible to reach, difficult to work with, when we could reach them, and even turned down our application because they failed to obtain a broker’s opinion and run a credit check on us. Their mistakes = our misfortune. It was only when you engaged them on our behalf that things finally began to progress. We now have our first mortgage with Ocwen, as Litton sold it to them, and Ocwen gave us no problems, again, as a direct result of your diligence and professionalism. We have a modification on both our first and second mortgages (second is through Chase), and would have lost the house, if it were not for you and WRO. I had been out of work since November 2008,
Case Study: James Fountain and Georgia Grant
When my husband lost his job in February 2008, we didn’t know how we were going to maintain our home on one income. In 2008 we paid our mortgage in full while my husband searched for a job. We exhausted our savings and when we turned to our mortgage company for help they offered us nothing. Scared, frustrated, angry, confused, and in debt we didn’t know where to turn. I was watching Channel 12 News and there was a man speaking about how WRO helped save his home. I called the number listed and in days I received a package to submit for review. It was the best call I ever made. Amrita Narasimhan, Mortgage Default Counselor, worked diligently on our case. She kept in constant contact and was always available to answer any questions or concerns we had. It took almost two years after contacting WRO before my mortgage company offered a modification. We believe if it weren’t for WRO, we would have lost our home. Even when we felt like giving up, Amrita encouraged us. Words cannot express how thankful my family is. With our sincere gratitude, James and Georgia
our savings were depleted, we sold my car and were getting farther behind. We can now afford to stay in our home, as our monthly mortgage payments have gone down by about $800. To say thank you doesn’t seem enough; our gratitude to you and WRO extends far and wide. We have told everyone about our experience with you and how fortunate we are to know you. You are a consummate professional, wonderful to work with, and WRO is very lucky to have you. Thank you again for saving our house and keeping our family intact. You helped us through a very difficult period in our lives and we are extraordinarily grateful. Sincerely, Rick and Hillary Dettwyler Amawalk, NY
SENIOR HOUSING ASSISTANCE PROGRAM
Despite funding and personnel cuts in 2011, WRO’s Senior Housing Assistance Program served 1,342 unduplicated clients, an 11.3% increase over the prior year. Seniors in need of subsidized housing, always our largest counseling population, grew significantly as market rental rates continued to be unaffordable for many Westchester residents living solely on Social Security. Requests for housing through Project Share during the year also increased, as waiting lists for subsidized housing grew and low income seniors were forced to consider renting rooms, often the only affordable housing option other than a homeless shelter. [See Case Study #1.] Through our Reverse Mortgage Counseling outreach, we saw repeated requests for a type of assistance that has became more prevalent during the downturn in the economy -- counseling seniors facing property tax foreclosure. More and more people are falling behind on their property taxes, and communities with low income populations are more likely to have large property tax defaults. Senior citizens, especially single female seniors, are disproportionately represented in this group. Many seniors who are behind on their taxes
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 employs the only certified Reverse Equity Mortgage (HECM) Counselor on HUD’s HECM Roster in the County. don’t understand that tax foreclosure puts them in jeopardy of losing their homes and often their entire net worth. At the end of 2011 we began concentrating our outreach to this population in Yonkers (the third largest city in New York, with a population of 197,000) as we received generous grants from the Helen Andrus Benedict Foundation and Jarvie Commonweal Service to address this problem there. WRO is the only housing agency in Westchester that does property tax foreclosure counseling, and we are confident that through this counseling we can prevent many more seniors from becoming homeless and losing their financial security. [See Case Study #2.] WRO continued its outreach in 2011. Senior Housing Director and HECM (Reverse Mortgage) Counselor Jane Lindau spoke at Westchester County Senior Law Day, at the Healthy Yonkers Initiative meeting, and many town hall meetings in towns and cities throughout the county. We also continued to participate in events such as the Hispanic Heritage Festival, the Yonkers Riverfront Festival, and the Westchester County Salute to Seniors.
WRO mortgage counselors Amrita Narasimhan, Mernys Calero, and Pat Ossino, and law intern Michael Linker at an outreach event.
Case Study #1: Antimina and Anna Antimina Garmley is a 66-year old retired nurse who turned to WRO for assistance in locating an affordable apartment. Anna Novak, age 82, was living alone in White Plains, and her 44-year old son Kevin was getting increasingly concerned about the state of her physical and mental health. Given Antimina’s professional experience and limited resources, WRO suggested that she consider a house share with Ms. Novak. After a meeting between the women, Ms. Garmley moved in. The arrangement was an immediate success. Ms. Garmley, who lost her mother when she was very young, gained both a “mother” and an affordable home. Ms. Novak gained financial assistance with her housing costs, as well as caregiving and companionship. With seniors on fixed incomes wishing to age in place, and with many other residents experiencing a loss of income during our economic downturn, WRO’s “Project Share” offers a creative housing solution for both seniors and other residents experiencing housing difficulties.
Case Study #2: Helen Helen, age 84, is one of WRO’s senior clients being assisted through our Yonkers Senior Foreclosure Tax Prevention Initiative. Helen is widowed, and became addicted to gambling as a way to pass the time. Helen became the victim of a con man who moved in with her and took advantage of her vulnerability to fleece her out of a significant amount of money. As a result, Helen fell behind on her property taxes and was at risk of losing her home. Thanks to a family member who notified the police, the con man was arrested, and WRO is now working with Helen to help her obtain a reverse equity mortgage so that she can pay off her debts and keep her home.
INDEPENDENT LIVING PROGRAM
WRO’s Independent Living Program (ILP) is dedicated to serving the housing needs of Westchester residents recovering from mental illness. In 2011 WRO provided rental assistance and case management services to over 85 adults and children. With funding from the New York State Office of Mental Health, WRO provided rental assistance to help clients secure permanent independent housing units throughout the County. For clients not yet ready to live on their own, WRO operates a single room occupancy (SRO) house in White Plains. With 24/7 staff the 10 residents live with the security of knowing someone is always on call for assistance and support. Additionally, with funding from the U.S. Department of
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. Housing and Urban Development, WRO is able to provide rental assistance and case management services for previously homeless adults living in the Westchester County shelter system or on the streets. In 2011, with dedicated funds from the NYS Office of Mental Health, WRO was able to totally renovate the basement of our SRO on Waller Avenue. As a result, we can now offer meeting space and leisure space for the residents who previously had little common living space to socialize, providing an enhanced quality of life for the residents. Additionally, the renovation enabled WRO to gain much-
needed secure and waterproof locked storage space for agency files. Congratulations also go out to Julia Valles, one of WRO’s ILP clients, who graduated from the Hope House Peer Case Management Training Program in March of 2011. HOPE House is a clubhouse in downtown Port Chester operated by Human Development Services of Westchester (HDSW) where people recovering from mental illness find the support and resources they need to pursue their goals and dreams. Through their Peer Case Management Services, HOPE House members are trained to provide outreach, advocacy and case management services to persons recovering from mental illness.
Case Study: April McClemmy has been living in WRO’s supported housing residence on Waller Avenue since August 2010. April found out in 2002 that she had bipolar disorder, and spent the next 7 years in and out of hospitals and homeless shelters, shuttling back and forth between family members to house her in between periods of hospitalization. Prior to the onset of her illness, April was married and working in sales jobs, completely self-sufficient and living a “normal” lifestyle. She never imagined that she would ever find herself in the situation of being mentally ill and homeless. “Now I know it can happen to anyone,” April says. In 2009, after another hospitalization, April received a phone call that changed her life. She was offered the opportunity to move into WRO’s SRO at Waller Avenue. “You can’t imagine what it means to come out of hospitalization and have a home. It is stabilizing. It made all the difference. The other residents are kind, and we do fun things together. And Karen Scott, the Director, has done a great job of being my support system.” April is now able to plan for the future. Before she got sick, her goal was to leave sales and become a TV interviewer. In May, April learned of an opportunity to create television programs on public access TV. The only requirement was to be a White Plains resident. Now that April is no longer homeless and has a White Plains home, she qualifies. Additionally, while she was at the station, she met someone who asked her to work part-time writing a newsletter for the White Plains Housing Authority. Says April, “All these new doors have opened for me because of WRO. People don’t understand how important it is for people with mental illness to have stable housing. When you have programs like WRO’s Independent Living Program, it makes all the difference. Without stable housing, it’s hard to hold a job, develop relationships, and create a life. I can really vouch that this program works to help the mentally ill.”
GENERAL HOUSING PROGRAM
These programs provide apartment listing services, as well as grants, mediation, advocacy, counseling and/or referrals for renters facing eviction, utility shut-off, landlord-tenant problems and issues of domestic violence.
As the economic downturn continues to wreak havoc in the job market, many residents are experiencing income reduction and job loss, including the loss of health insurance to pay for spiraling health costs. In 2011, 484 Westchester residents turned to WRO to help them avoid homelessness and housing disruption. WRO responded with help from a variety of housing programs we administer. Under our Emergency Food and Shelter Program, WRO was able to provide eviction prevention grants totaling $26,680 to 28 clients, with 8 other clients receiving grants to avoid utility shut-off. Ten additional clients were referred to other agencies participating in the county’s homelessness prevention network to help them obtain payment agreements with Con Edison. WRO also awarded $7,864 in Emergency Shelter Grants to 7 additional clients. 325 households were assisted in their search for affordable apartments by utilizing WRO’s weekly vacancy and subsidized housing lists. Our housing counselor also provided counseling on landlord-tenant issues and section 8 inquiries, and referred clients to legal services when warranted. Our Homelessness Prevention and Rapid Re-housing (“HPRP”) Program enabled WRO to provide a wide array of services to our clients this year. HPRP has been essential in assisting clients to pay off their arrears and make them current with their rent for up to 6 months until they become sustainable again. Without this program, it is likely that many more residents would have become homeless. In Mt. Vernon, WRO processed applications and conducted budgeting counseling for 55 HPRP applicants. In Yonkers, WRO provided 36 clients with rental arrears assistance and ongoing subsidies totaling $147,757.43. And, finally, through our Westchester County HPRP Program, WRO provided 15 clients with rental arrears and utility assistance totaling $55,226.85.
Case Study: Ms. R Ms. R, an office manager for a national insurance company, came to WRO for rental assistance when she went on maternity leave and was given only $160/month in disability payments to cover her living expenses, including her rent. She appealed to her social security office to increase her benefits, but was denied. Falling behind on her rent, Ms. R said “it was hard to go to sleep at night with my new baby, not knowing how I was going to be able to pay my rent. I was completely stressed.” Her landlord took her to court to try to evict her. A friend referred her to WRO, and Ms. R came in to meet with Delores Palmer, WRO’s general housing counselor. “Delores told me not to worry, and that she would walk me through the whole process.” As a result of WRO’s assistance, Ms. R was able to catch up on her arrears and get rental assistance until she was able to return to work. In addition, because the court ordered the landlord to make necessary repairs on the apartment before he would entertain an eviction proceeding, Ms. R was able to get the improvements that had been promised to her when she signed her lease – new paint, a smoke detector, and guardrails on the windows. Ms. R says that “WRO was definitely there for me in a time of need. Without them, I would have lost the home I had lived in for 12 years at a time when I needed stability for my baby.” Ms. R is now back at work, and she and her beautiful baby boy are doing very well. GREEN JOBS - GREEN NY, a project of NYSERDA
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 NY Program for the Mid-Hudson region. NYSERDA is a public benefit corporation created in 1975, charged with the mission of helping New York meet its energy goals: reducing energy consumption, promoting the use of renewable energy sources, and protecting the environment. The Green Jobs - Green New York (GJGNY) Program is a statewide program, designed to promote energy efficiency and the installation of clean technologies to reduce energy costs and reduce greenhouse gas emissions. The program supports sustainable community development and creates opportunities for green jobs, and provides New Yorkers with access to free or low-cost energy audits (to assess the home for air leakage, heat loss, combustion, 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 through public outreach events throughout Westchester and Putnam Elyssa Rothe directs the WRO Green Jobs-Green counties, as well as one-on-one customer discussions and referrals from strategic partnerships. On average, WRO is a featured speaker at three public outreach events per month, averaging 45 referrals to the program NY Program. monthly. The focus of GJGNY is to help potential customers navigate through the (sometimes tricky) state sponsored incentive programs. WRO follows-up with every homeowner who attends an event, helps customers fill out applications and gather the necessary paperwork, and finds reliable building contractors to provide the energy audit, as well as implement home renovations.
FIRST-TIME HOMEBUYER COUNSELING AND ASSISTANCE
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.
WRO believes that one of the key components of residential stability is financial literacy. In 2011, WRO saw 40 Homebuyer Counseling clients graduate from our Homebuying Training Program. Of those, 16 enrolled in our First Home Club Savers Program which provides $7,500 to be used at the closing, and 13 of our graduates became successful homebuyers for the first time! We continue to have a 100% success rate – every homebuyer who has graduated from our program has remained sustainable, and none have defaulted on their mortgage payments.
2011
At a Glance
2011 DONORS Individuals Paul and Mary Adler Advantech Consulting David and Francine Alexander Charles Angelillo Dolores and William Battaglia Deborah and Steven Becker Barbara Becker Anthony and Dolores Beilenson John and Wanda Beilenson Laurence and Esther Beilenson Nick and Evelyn Beilenson Suzanne Beilenson and Robert Wiesenberg Arnold and Susan Beiles J. Thomas Benek Scott and Robyn Berman Ann Bernstein John and Marjorie Beyersdorf Ellen C. Blauner Karen Blumenthal Joy R. Borgos Joanne Huitt Brown Miriam Buhl Henry J. Carnage Leah Caro/Bronxville-Ley Real Estate David Chao J. T. Childs, Jr. Joseph and Joanne DiSalvo Gerald and Katherine Eisner Tony M. Ettinger Barry and Barbara Feiden Linda Feldman Rhoda W. Fidler Richard and Judith Finamore Stuart and Beth Finkelstein Gretchen M. Flint Sharlene Forman Rita Freedman Ken Fuirst Angelique Fusco Ralph Campbell Geeslin David and Judith Cohn Gilberg Richard and Carolyn Glickstein Victor Goldberg and Patricia Waldeck Gloria and Arthur Goldstein Richard and Linda Goldstein Gerry and Bonnie Golub Linda Grace-Heyward Jane and Fred Greenman Helen Greer Peter Hess and Debra Kenyon Bobbi and Herb Gstalder JMJ Realty Co. Mary Helen Jordan Stan Josephson Daniel and Gail Kabakoff
Judy and Bruce Kaminstein Gloria Karp Arleen and David Kemler Chris Kesicke Bonnie Lee Kivel Jonathan and Leslie Koch Doreen and Stephen Kushel Susan B. Koehn/ Habermann Foundation Michael and Barbara Kornfield Alice and Douglas Kraus Doug and Wendy Kreeger Anthony J. Lembeck Connie Levene /Conri Services Donna and Richard Leroy Lowell and Elizabeth Lifschultz Rafael Maceira and Pastora Goldner Jodee MacDonald Barbara and Robert Mann, Jr. James and Jacqueline Mann Harris Markhoff Emilie and Marie McCarthy Dennis McDermott Ann and Patrick McEvily Mary Jane McKean Richard and Debra Mark Norman and Joanne Matthews David and Katherine Moore Florence Nadler Theodore Nygreen Janine O’Connor Rich and Lee Ann O’Donnell Jack Oisher Dennis Parker Harry and Marjorie Phillips Carl H. Pforzheimer III Peter J. Riolo Real Estate Peter and Kathleen Riolo Deena Rosenthal Winston Ross Michael and Karla Rubinger Chet Safian Ted Sattler Elizabeth Schildkraut Arthur and Susan Schwarz Paul K. Schwarz Shulman, Jones & Company Ann D. Seligsohn Ann K. Silver and Marty Katz Mark Stagg Carol H. Stix Peter and Laura Strauss Clarence C. Strowbridge Oliver Swift Elizabeth Szpylka and Gary Bernstein Oren J. Teicher and Alison Greene Ian Teixeira June Tooni
Tri-Crest Realty Jacqueline Tuggle Beth and Brian Wallach Mary Ellen Walsh Barbara Kohn Welsh Lucy Pullen Werner Sharon and Jonas Weiner Marc Weinstein and Linda Rodney Geoffrey Wiener Lynton C and Joan Wiener Martin and Ruth Wiesenberg Barbara and Alan R. Wolfert Gary and Suzanne Zenkel Paula and Jeffrey Yormak
Corporations / Foundations Citi Bank The Durst Organziation Fowey Light Fund (Rick Hobish) GMS Associates, Inc. Helen Andrus Benedict Foundation Hudson City Charitable Foundation Hudson Gateway Association of Realtors ® Hudson Valley Bank Jarvie Commonweal Services JP Morgan Chase Kohlberg Foundation Lederer, Levine and Associates Mas De Contractors, Inc. Milton Pollack Family Foundation M&T Bank Regent Publishing Company Spencer-Adams TD Charitable Foundation The Glickenhaus Foundation The Jandon Foundation United Way of Westchester Webster Bank Wells Fargo Foundation Westchester Community Foundation
Government City of Mount Vernon City of White Plains City of Yonkers NYS Energy Research and Development Authority (NYSERDA) NYS Mortgage Authority/NYS Housing and Community Renewal U.S. Dept. of Housing and Urban Development Westchester County Department Of Community Mental Health Westchester County Department of Planning Westchester County Department of Senior Programs and Services
WESTCHESTER RESIDENTIAL OPPORTUNITIES, INC. AND AFFILIATE AS OF DECEMBER 31, 2011 AND 2010
2011 2010
Assets
Current Assets
Cash and Cash equivalents
(Notes B and H)
$291,896
Investments (Notes B and E)
Accounts receivable, net (Note B)
507,432 605,418
Prepaid expenses
3,896
Restricted deposits (Note D)
Security deposits
Total Current Assets
$88,647
28,959 28,910 4,265
30,256 24,973 32,213
50,524
894,652
802,737
563,759
522,408
Property and equipment, net (Notes B, C and D)
Total Assets
$1,458,411 $1,325,145
Liabilities
Current Liabililties
Accrued expenses and other payables
Refundable advances
65,433
Loans payable – current portion (Note D)
33,230
$68,282
Total Current Liabilities
Loans payable – noncurrent (Note D) Total Liabilities
$162,591
9,164 30,836
166,945
202,591
105,294
138,525
$272,239 $341,116
Commitments and Contingencies (Note F) Net Assets Unrestricted
dations/ nks/ orations 39260
$1,067,617
Temporarily restricted (Note I)
118,555
Total Net Assets Individuals Grants Fees for Total Liabilities and Net Assets Renatal Foundations/ Income Individuals Grants Services Banks/ 73092 Corporations 3267964 179441 45253 Region 1 39260 73092 3267964
Revenue
90.7%
1,186,172
Renatal Income
$1,458,411 Fees for Services
179441
$934,779 49,250 984,029
$1,325,145 General & Administrativ e Exspenses 45253 Region 1 182118
Revenue
5.0% 90.7% 1.3% 1.1% 2.0%
ns/Banks/Corporations Individuals Foundations/Banks/Corporations Rental Income Grants ervices Fees for Services
Program Services 1006467 Region 1
Fundraising General & Administrativ e Exspenses 29921 182118
Expenses
5.0% 1.3% 1.1% 2.0%
Individuals Rental Income
Personel
Fundr
1006467
Expenses
2% 83%
Program Services
15%
2% 83%
Program Services Personel
** If you wish to see the accompanying notes to any financial data, please contact WRO’s White Plains office.**
15%
Fundraising Program Services
WESTCHESTER RESIDENTIAL OPPORTUNITIES, INC. AND AFFILIATE CONSOLIDATED STATEMENTS OF CASH FLOWS FOR THE YEARS ENDED DECEMBER 31, 2011 AND 2010
2011
2010
Cash Flows From Operating Activities
Change in net assets
Adjustments to reconcile change in net assets to net cash provided (used) by operating activities:
Changes in operating assets and liabilities:
Depreciation and Amortization
202,143
97,729
23,250
23,362
(Increase) decrease in assets:
Accounts Receivable
97,986
(240,158)
Prepaid Expenses
369
(2,884)
Security Deposits
18,311
36,954
Increase (decrease) in liabilities:
Accrued expenses and other payables
(94,309)
Refundable Advances
112,971
56,269
Net Cash Provided (Used) by Operating Activities
(133,189)
304,019
(105,215)
Cash Flows From Investing Activities
Property and Equipment Acquisitions
Increase in Investments
Additions to Restricted Deposits
(64,601)
Net Cash Used by Investing Activities
(14,800)
(49)
(53)
(5,283)
(4,224)
(69,933)
(19,077)
Cash Flows From Financing Activities
Principal repayments of loans payable
(30,837)
(28,616)
(30,837)
(28,616)
203,249
(152,908)
86,647
241,555
$291,896
$88,647
$11,464
$13,699
Net Cash Used by Financing Activities
Net (Increase) Decrease in Cash and Cash Equivalents Cash and Cash Equivalents – Beginning of Year Cash and Cash Equivalents – End of Year Supplementary Disclosure of Cash Flow Information: Cash paid during the year for interest
CONSOLIDATED STATEMENTS OF ACTIVITIES AS OF DECEMBER 31, 2011 AND 2010 2011
Contributions-Individuals
$73,092
73,092
$63,280
Temporarily Restricted –
Corporate contributions
39,260
-
39,260
37,750
6,000
43,750
3,267,964
118,555
3,386,519
3,147,815
43,250
3,191,065
REVENUE
Grant income
Unrestricted
Temporarily Restricted -
Total
2010 Unrestricted
Total $63,280
Contributed Services (Notes B and G) 435,584 - 435,584 – – –
Rental Income
Program fees and other Interest income Net assets released from restrictions
Total Revenue
179,441
-
179,441
193,028
–
193,028
45,253
-
45,253
14,577
–
14,577
86
-
86
121
-
121
49,250
(49,250)
-
-
–
-
4,089,930
69,305 4,159,235 3,456,571
49,250 3,505,821
EXPENSES EXPENSES
Program services Management and general Fundraising
Total Expenses
Change in net assets
Net Assets – Beginning of Year Net Assets – End of Year
3,579,413
-
3,579,413
3,024,704
–
3,024,704
339,206
-
339,206
343,507
–
343,507
38,473
3,957,092
- 38,473 39,881
- 3,957,092 3,408,092
– 39,881
– 3,408,092
132,838
69,305
202,143
48,479
49,250
97,729
934,779
49,250
984,029
886,300
–
886,300
1,067,617
118,555
1,186,172
$934,779
$49,250
$984,029
CONSOLIDATED STATEMENTS OF FUNCTIONAL EXPENSES FOR THE YEARS DECEMBER 31, 2011 AND 2010 2011
EXPENSES Salaries Payroll Taxes Employee Benefits Total Personnel Costs Professional Fees and Consultants (Notes B and G) Supported Housing Rent and Client Assistance Rent Office Expenses Relocation Expenses Repairs and Maintenance Office Supplies Postage Printing Telephone Insurance Travel, Conferences, Dues and Publications Interest Expense Utilities Advertising Depreciation and Amortization Real Estate Taxes Miscellaneous
Total Expenses
Program Services
Mgmt & General
Fundraising
Total
2010 Program Services
Mgmt & General
Fundraising
Total
$1,006,467 $182,118 $29,921 $1,218,506 $900,544 $172,581 $29,921 $1,103,046 111,245 20,104 2,680 134,029 89,874 17,753 3,328 110,955 112,983 20,418 2,722 136,123 91,749 18,123 3,398 113,270 1,230,695 222,640 35,323 1,488,658 1,082,167 208,457 36,647 1,327,271 467,192 67,350 - 534,542 31,938 93,989 – 125,927 1,616,831
-
-
1,616,831
1,629,183
–
-
1,629,183
67,838 18,745 2,678 89,261 70,349 19,438 2,777 92,564 14,319 2,475 - 16,794 13,025 2,251 – 15,276 - 7,770 - 7,770 - - - 22,969 - - 22,969 35,760 – – 35,760 12,981 2,659 - 15,640 11,578 2,372 – 13,950 8,812 1,805 - 10,617 6,961 1,426 – 8,387 8,978 1,839 - 10,817 14,464 2,962 – 17,426 13,980 2,671 472 17,123 13,522 2,589 457 16,568 29,295 3,045 - 32,340 28,339 3,045 – 31,384 23,382 7,820 - 31,202 25,107 6,398 – 31,505 11,464 - 16,558 - 3,371 - 23,250 - 429 - 7,069 387 $3,579,413
$339,206
- 11.464 13,699 – - 16,558 15,749 – - 3,371 5,638 – - 23,250 23,362 – - 429 428 – - 7,456 3,435 580
$38,473
$3,957,092
$3,024,704
$343,507
– 13,699 – 15,749 – 5,638 – 23,362 – 428 – 4,015
$39,881
$3,408,092
Mr. and Mrs. Marmolejos become successful first-time homeowners after graduating from WRO’s Homebuying Training 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 Human Resources/Access To Home Nneka Reed, Manager Fiscal Department Galina Shapiro, Fiscal Director Upton Sterling Fair Housing Marlene Zarfes, Program Director Gina Decker Afshan Khan Steven Cahn Ariana Calderon General Housing / Eviction and Utility Shut-off Prevention Delores Palmer, Program Director
Mortgage Default Program - White Plains Veronica Raphael, Program Director Amrita Narasimhan Carline Pierre-Lys Patricia Ossino Mernys Ealy
Alan Wolfert, Esq., Chair Leah Caro, Vice-Chair Margaret M. Flint, Esq., Vice-Chair Henry J. Carnage, Treasurer Dennis McDermott, Secretary Nick Beilenson, Founder
Mortgage Default Program - Mount Vernon Carline Pierre-Lys Patricia Ossino
Joy R. Borgos Joseph A. DiSalvo, Esq. Linda M. Grace-Heyward Richard S. Hobish, Esq. Jodee MacDonald Dennis D. Parker, Esq. Winston A. Ross Ann Silver Elizabeth A. Szpylka Ian Teixeira
First Time Homebuying Nicole Burton, Coordinator Independent Living / Shelter Plus Care Maureen Lahey, Program Director George Orphanides Leah Bundy Anika Ryan Senior Housing Jane Lindau, Program Director Esperanza Marte Green Jobs - Green New York Elyssa Rothe, Coordinator Apartment Vacancy Listings/ Administrative Assistant Maureen Davis
WRO staff members Laura Neil, Marlene Zarfes, Gina Decker, Afshan Khan and Mernys Calero.
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 Phone (914) 668-4424 Fax (914) 668-9515
Westchester Residential Opportunities, Inc.