Westchester Residential Opportunities, Inc.
2009 Annual Report
Westchester Residential Opportunities, 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.
WRO gratefully acknowledges the underwriting of this Report by Fine Creative Media, Inc.
WRO Yesterday and Today It was almost 42 years ago that a small group of Westchester residents got together to plan a nonprofit, fair housing organization dedicated to breaking down racial barriers in housing. Over the intervening years, WRO’s program has developed, in addition to fair housing, a wide variety of housing programs: assisting seniors, providing apartments and a rooming house for people living with mental illness, preventing evictions, assisting first-time homebuyers, helping people with physical disabilities remain in their homes and offering mortgage foreclosure counseling. As housing issues came to the fore, WRO added programs oneby-one to become a “one-stop shopping” housing counseling agency. This growth has chiefly been due to WRO’s dedicated staff, interns and volunteers. A working, diverse board of directors has also been instrumental in setting policy, reviewing programs and ensuring that the agency remains on a sound financial footing. This progress will continue under the leadership of Executive Director Geoffrey Anderson and Deputy Executive Director Andrea Klausner, assisted by a team of talented program directors. Our government, foundation, banking and Realtor supporters, as well as our individual contributors and the public at large can count on WRO remaining at the forefront of the many housing issues facing Westchester residents today—and tomorrow.
Nick Beilenson, Chairperson
Hello Friends, Thanks for taking a few minutes to learn more about WRO, which serves more than 7,000 individuals each year. WRO’s mission is to promote equal, affordable and accessible housing opportunities for all residents of our region. The number and breadth of individuals and families we serve is a reflection of our passion and commitment to delivering the best quality housing services to each person who walks through our doors. You will see this in the following pages, as you read about our exceptional staff that works tirelessly to better the lives of our clientele, offering them housing opportunities they might not otherwise have had, and giving them the tools they need to remain independent and secure. I am extremely proud of WRO, our caring staff, and our talented Board of Directors, and look forward to our continued success are we move forward strategically to meet local housing needs. We hope that you will share in our pride and join in our mission. Sincerely,
Geoffrey Anderson, Executive Director
RO is a nonprofit organization whose mission is to promote equal, affordable and accessible housing opportunities for all residents of Westchester, Putnam and Rockland counties.
Westchester County is a region rich in diversity, culture and natural beauty. It is also the place that almost one million people call home. Yet, for many residents, finding and maintaining a safe and affordable home in our county is a daily struggle. In fact, because of a variety of reasons — high taxes, shortage of affordable housing, illness, loss of employment or income and continuing housing discrimination— a significant portion of our population continues to be at risk for unsafe housing, eviction, foreclosure and homelessness. Since 1968, WRO has championed the expansion of non-discriminatory housing opportunities 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 our housing services for consumers are free, and are funded by government grants, private contributions and corporate support. WRO collaborates with a range of nonprofit and government agencies, as well as Realtors, managing agents, landlords, banks and other lenders to ensure that fair housing laws and fair lending procedures are practiced. WRO maintains a White Plains headquarters, satellite offices in Mount Vernon and Yonkers, and provides bi-lingual counseling in Spanish and French-Creole. Every year, WRO helps more than 7,000 regional residents with a range of housing issues. Since its inception, WRO has assisted more than 100,000 households. Our population of consumers is drawn from the full demographic spectrum of our service area, including adults and children, minorities, women, gays and lesbians, senior citizens, young adults, persons with disabilities and immigrants. Approximately 75-80 percent of the households we serve are low-income.
WRO Senior Housing Counselor Esperanza Marte provides caring and individualized counseling for older residents seeking housing assistance.
WRO remains the ONLY private nonprofit agency doing fair housing work in Westchester and Putnam Counties.
WRO is an integral partner in the local housing network. WRO works closely with other nonprofit housing agencies in Westchester and Putnam counties to ensure that no resident needing housing assistance falls through the cracks. Our collaborators include The Bridge Fund of Westchester, White Plains; Community Capital Resources, Hawthorne; Community Housing Innovations, Inc., White Plains; Family Services of Westchester, White Plains; HOPE, Inc., White Plains; Housing Action Council, Tarrytown; Hudson Valley Legal Services, White Plains; Human Development Services of Westchester, Mamaroneck; Interfaith Council for Action (IFCA), Ossining; Mt. Vernon United Tenants, Mt. Vernon; New Rochelle Neighborhood Revitalization Corp., New Rochelle; Putnam County Housing Corporation, Carmel; Putnam Independent Living Center, Carmel; Sheltering the Homeless is Our Responsibility, Inc. (SHORE), Tarrytown; Washingtonville Housing Alliance, Mamaroneck; Westchester Community Opportunity Program, Elmsford; Westchester Disabled on the Move, Yonkers; Westchester Hispanic Coalition, White Plains; Westchester Independent Living Center, White Plains; and Westhab, Inc., Elmsford.
What Does WRO Mean? ACCESS TO HOME PROGRAM “WRO means… accessible housing for all.” Under the Fair Housing laws, only residential dwellings built after 1991 are required to be handicap-accessible. For disabled residents and frail seniors residing in older homes, modifications are often needed to allow them the mobility they need to remain in their homes with dignity and independence. Access to Home is a state-funded program that WRO administers along with the County Department of Planning. It provides grants of up to $25,000 to make homes more accessible for people in low- tomoderate income households with mobility impairments. We assist the homeowner to fill out the application, get County approval and supervise the work of the contractor. Grants include such physical modifications as exterior ramps, lifts, widening doorways, lowering kitchen cabinets and bathroom modifications. To be eligible,
HOMEBUYER COUNSELING AND EDUCATION
the homeowner’s income cannot exceed 80 percent of the adjusted “WRO means… gross income set for Westchester a roof over your head.” County by HUD.
WRO’s Homebuyer Counseling and Education Program In 2009, WRO completed empowers participants to achieve home modifications for 15 successful homeownership. eligible households throughout Our trained and experienced Westchester County, with 11 counselors review consumers’ applications still being processed household financial situations at year’s end. Thanks to Access to and make recommendations Home funds, those residents are to help them prepare to now able to use and enjoy their become home buyers. We also homes fully, without regard to recommend down payment and their physical impairments. closing cost assistance programs for first-time buyers. Our First Home Club is a savings program that provides financial education in small workshops in all aspects of homebuying, including post-purchase counseling. Real estate agents, lawyers, bankers and home inspectors participate in the workshops so potential home buyers become comfortable and secure working with the professionals who will be a part of their homebuying experience. Our program promotes economic self-sufficiency, financial stability, and the long-term development of distressed neighborhoods, and helps prevent the myriad of social problems associated with foreclosure, eviction and homelessness. To date, all of our “This collaborative process has enabled the County Planning program participants who have Department to expand its ability to assist households with a physical purchased homes have avoided disability - between our technical expertise and WRO’s funding. It foreclosures and subprime has worked well!” loans. WRO adheres to the Norma V. Drummond, Deputy Commissioner, Westchester National Industry Standards for County Department of Planning Homeownership Education and Counseling.
2009 Highlights:
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
2009 Highlights:
The past year was very busy for participants in our homeownership program. In 2009, 44 students graduated; 18 of those graduates successfully purchased their first homes; 24 prospective buyers were enrolled in our First Home Club savings program; and new rounds of classes were initiated in the fall and spring of 2009, which will result in more graduations in 2010. We also completed a series of post-purchase workshops addressing such topics as “Energy Efficiency Programs and Products,” “Obtaining an FHA Loan,” “Understanding SONYMA Loans,” “How to Obtain Homeowners Insurance,” and “How to Purchase a Foreclosure.”
FAIR HOUSING “WRO means... fair housing for all.” At the heart of WRO’s mission is promoting fair housing for all. WRO’s Fair Housing Program works to eliminate discrimination in the housing market through the handling of complaints, paired testing, accessibility surveys to promote housing access for persons with disabilities, education and outreach for consumers, civic and business organizations and other housing agencies, the training of real estate professionals, and the training of co-op boards and management companies.
WRO means...
...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
the public and private sector. As a result, Westchester real estate professionals have become an important ally in the fight against unfair housing practices. Furthermore, we have seen the number of housing complaints decline, a sure sign that our extensive countywide education and 2009 Highlights: outreach is In 2005, as a result of extensive bearing fruit. testing that illustrated housing In 2008, WRO discrimination continued to received 226 be a deterrent to individual inquiries/ choice and integrated complaints regarding possible communities, WRO entered into unfair housing practices. In a groundbreaking partnership 2009, that number dropped with the Westchester County to 168. Six of those cases were Board of Realtors (WCBR), investigated and mediated by now known as the Westchester WRO; three were successfully Putnam Association of settled and the rest were referred Realtors (WPAR). Funded by to HUD, the NYS Division a two-year grant from WPAR, of Human Rights and the WRO conducted hundreds of Westchester County Division workshops and trained close to of Human Rights for further 3,000 brokers and agents. Today, action. this partnership has blossomed into an effective mechanism by However, our work in fair which to deepen understanding housing is far from complete, as of fair housing and promote a unfair housing practices continue spirit of collaboration between to impede opportunities for
many. In February 2009, WRO began the implementation of an 18-month $261,895 grant awarded through HUD’s Fair Housing Private Enforcement Initiative to conduct systemic fair housing testing in Westchester, Rockland and Putnam counties to identify continuing discrimination in our region. To implement this grant, WRO hired a testing coordinator who has brought a wealth of housing nonprofit experience to WRO and has become an integral part of our program. WRO works closely with the Westchester and Rockland counties’ Human Rights Commissions to facilitate this initiative.
This year, to expedite the handling of discrimination complaints, WRO reconstituted its Panel of Cooperating Attorneys, a group of lawyers practicing throughout the region who are passionate about the cause of fair housing, provide invaluable support to our counselors and offer pro bono assistance to our clients. So far, approximately 20 lawyers have attended the panel’s quarterly meetings, and about half have been actively involved in the handling of fair housing complaints. For attorneys who have not litigated fair housing cases but who wish to learn, WRO offers workshops conducted by a Professor of Law at Pace University Law School who is also a WRO Board Member.
Top: WRO’s Panel of Cooperating Attorneys meets quarterly. Pictured at the table (left to right) are Former Fair Housing Director Ann Seligsohn, and WRO Board Members Gretchen Flint, Esq. and Rick Hobish, Esq. Above: This year, WRO was honored by a visit from leading HUD officials to talk about fair housing in Westchester. Seated at the table (left to right) are WRO Executive Director Geoffrey Anderson, HUD Assistant Secretary for Fair Housing and Equal Opportunity John Trasviña and HUD Regional Director Jay Golden.
“The Westchester Putnam Association of Realtors has a long history of cooperation with WRO…. I think it is safe to say that you have provided Fair Housing training for hundreds of real estate offices and thousands of real estate agents just over the last few years. I know that the member firms appreciate the assistance you provide; not just the training visits to their offices, but also the assistance you provide when they have questions and concerns related to Fair Housing issues.”
Richard K. Haggerty, Deputy Executive Officer, WPAR
WRO client John Portal and WRO Senior Housing Counselor Esperanza Marte
2009 Case Study: Elevators and the Fair Housing Laws.
Elevator repairs and replacement have been a continuing source of problems for Westchester residents living in older midrise apartment buildings. These buildings usually have
Gil Mercurio, CEO of Westchester Putnam Association of REALTORS ®.
WRO First Time Homebuying Coordinator Judy Capote at the Affordable Housing Expo, Westchester County Center.
only one elevator, so residents are inconvenienced when the elevator is not working. For frail elderly and persons with mobility disabilities, those inconveniences can be quite severe, turning them into virtual prisoners. WRO is often called upon to work out reasonable
accommodations for these residents as required by law. This past year, WRO worked with Ms. K, a disabled co-op owner in a building whose elevator was being replaced, a process that generally takes six to eight weeks. Ms. K uses a motorized scooter, lives on the 6th floor, and has a
full-time job. Management had contracted with an ambulance service for tenants’ occasional trips to the doctor, but had not considered Ms. K’s daily mobility needs. Management agreed to pay for Ms. K to live in a hotel near her place of employment until the elevator was replaced.
SENIOR HOUSING “WRO means… hope for the future.” WRO provides comprehensive bi-lingual housing counseling for residents of Westchester County who are 60 and older. Such assistance includes oneon-one counseling for a range of housing emergencies and housing-related problems. Our counselors help seniors modify their mortgages, process applications for senior citizen rent increase exemptions and state tax credits; apply for emergency assistance, food stamps, section 8 subsidies, supplemental security income, social services disability, Medicaid and public assistance; and file for rent abatements and rehabilitation assistance. WRO maintains several private sources of rescue funds to help seniors avert eviction, meet health care needs and prevent utility shut-off. WRO also mediates landlord-tenant
disputes and makes referrals to appropriate sources for food and clothing needs and for consumer advocacy services. Our Project Share program provides affordable sharedhousing 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.
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
2009 Case Study: Wyonnia Chisolm
2009 Highlights:
This year, WRO’s recentlyappointed Senior Housing Program Director became the first and only HUD-certified reverse equity mortgage counselor in Westchester County. While WRO has long been providing free counseling about reverse equity mortgages (also known as home equity conversion mortgages or HECMs), a new consumer protection law passed in 2009 required that seniors wishing to take out a reverse equity mortgage must first show proof that they have received counseling explaining their legal and financial responsibilities. WRO provides this counseling. A HECM is a loan available only to persons 62 or older, and allows them to withdraw equity in their home, either in a lump sum or in multiple installments. The obligation to repay the loan is deferred until the owner dies,
the home is sold or the owner moves into aged care. There are no income requirements; the only requirement is that the loan be for the homeowner’s primary residence. HECMS are available only through FDA-approved lenders, and can be used for home repairs, to relocate to a new home or to get out of foreclosure. For fiscal year 2009, our Senior Housing Program served 1,571 clients throughout the County, and reached out to many more in the senior community through mailings, trainings, workshops and other community events. As part of the Coalition on Hispanic Aging, we participated in the annual “Healthy Living Conference” presented in Spanish. WRO also participated in presentations for Westchester Jewish Community Services, the Affordable Housing Expo and Senior Law Day.
Ms. Chisolm is a soft-spoken, elegant woman of 70. As a federal retiree and a senior, she was receiving good Social Security income and pension funds, and was managing her life quite well until her daughter was diagnosed with a serious illness that prevented her from working and caring for her diabetic son. Ms. Chisolm did what any loving mother and grandmother would do – she started sending money to her daughter to help her cover expenses. As a result, Ms. Chisolm fell behind in her rent and living expenses. The Bridge Fund referred Ms. Chisolm to WRO for help. WRO helped Ms. Chisolm to negotiate a repayment schedule with her landlord, used emergency funds to help Ms. Chisolm pay her arrears, and worked out a new budget with Ms. Chisolm that would allow her to meet her living expenses moving forward. “I don’t know what I would have done if WRO hadn’t helped me,” says Ms. Chisolm. “WRO helped me to get back on my feet and avoid eviction. They saved my life.” We’re happy to report that mother, daughter and grandson are all doing well.
INDEPENDENT LIVING PROGRAM “WRO means... a new beginning.” WRO’s Independent Living Program provides housing help to Westchester residents recovering from mental illness. 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 who are not yet ready or able to live independently, the Independent Living Program also manages a single-room-occupancy residence in White Plains where clients live in a community setting with 24-hour staff supervisions. Additionally, funding from the federal Department of Housing and Urban Development enables WRO to provide rental assistance to homeless individuals living in the shelters and on the streets of Westchester. All these programs are administered through the Westchester County Department of Community Mental Health through the Single Point of Access system. This system pre-qualifies clients to make sure they are eligible for services throughout the County from agencies such as WRO.
2009 Highlights:
In 2009, the Independent Living Program provided rental assistance to 17 clients, fulltime supervision to 10 clients in our single-room-occupancy residence and rental assistance to 43 homeless individuals. This year also saw the addition of two new Housing Case Managers to help provide the highest quality of assistance to program clients. Another long-time case manager was promoted to supervisor of the single-room-occupancy residence, adding a real sense of stability to the house. With a new program director, a revitalized staff and a growing need in the community, WRO looks forward to growing the Independent Living Program by initiating a family program to address the needs of homeless families in Westchester, as well as adding new single individuals to our already established list of clients. The need for housing is growing steadily, and the Independent Living Program of WRO is committed to assisting Westchester County residents who are struggling with mental illness.
Julia Valles
2009 Case Study:
Julia Valles is one of the many clients in WRO’s supported housing program whose life has been turned around thanks to the intervention and support of WRO and other social service and housing agencies. For most of her childhood, Julia lived in institutions and foster care homes. Now, however, thanks to the assistance of WRO and others, Julia has been empowered to make her own choices about housing, health care and employment. Julia lives in her “dream” apartment in Fleetwood, holds a steady job at a Borders Bookstore, and works at the Mental Association once a month. She was also recently hired to be a “paired advocate” at Strawberry Fields for outpatients recovering from mental illness. “I have been given such good support in my life, and I wanted to give back. I wanted to give other people hope.” Julia, a cheerful 45-year-old
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
woman with a sunny smile who looks half her age, attributes her recovery to the opportunities she’s had to become productive and independent. “Keeping busy is what keeps me strong and supports my recovery. I appreciate what I have. I also appreciate the help I received along the way. WRO has helped me so much. They stood by me, in the good times and the bad. I wouldn’t be where I am without their help.”
GENERAL HOUSING PROGRAM “WRO means… housing opportunities.” General Housing Programs – As a result of temporary hardships like illness and loss of income, people who were doing fine can fall behind on their rental and utility payments and suddenly find themselves facing eviction, loss of utilities and relocation. WRO’s General Housing 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 referrals for renters facing eviction, utility shut-off, landlord-tenant problems and issues of domestic violence. These programs also teach clients how to budget and prioritize income and expenses. WRO participates in a local eviction prevention services network that coordinates emergency financial assistance to qualified residents throughout the County.
WRO means...
...housing opportunities.
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.
“The Bridge Fund of Westchester has had a longstanding and successful relationship with WRO. Both programs prevent homelessness and often we partner on cases. We find working with WRO to be very rewarding. We know that those we work with have very high standards and that every case is assessed thoroughly and the best possible outcome for each family and individual is achieved. We hope to continue to partner with WRO as we feel together we provide invaluable service to Westchester’s low and moderate income residents in danger of becoming homeless.”
Lisa Buck, LMSW, Director, the Bridge Fund of Westchester
470 Mamaroneck Avenue • White Plains, N.Y. 10605 (914) 428-4507 • www.wroinc.org
2009 Highlights:
In 2009, 122 residents received grants to help them pay arrears and avoid eviction, and 45 residents received grants to prevent utility shut-off. Additionally, WRO’s General Housing Counselors assisted 177 residents with a variety of housing issues, including landlord/tenant disputes, section 8 applications, housing applications, payment agreements, utility negotiations, and referrals to social service agencies and food pantries. Because of the growing number of residents facing homelessness as a result of the economic recession, the need for WRO’s General Housing services was great, and WRO added additional staff to help with the influx of calls and applications to ensure that the maximum number of clients received timely assistance. In October, 2009, WRO was recognized by the White Plains Housing Authority Resource Center (WPHARC) for assisting their tenants who reside in income-based apartments and were in arrears, facing eviction. WRO helped these tenants become current with their rent and secure their housing. As a result of our successful intervention, WPHARC recognizes the value of financial counseling and mandates that all residents attend monthly workshops. Looking forward, one of the goals of the General Housing Program is to obtain additional funding to assist survivors of domestic violence with ongoing subsidies for a minimum of six months to pay utility bills, day care and car fare so survivors can transition to a new, safe and secure life for themselves and their children.
WRO offers comprehensive financial training in small workshop settings to help residents avoid housing difficulties.
MORTGAGE DEFAULT PROGRAM “WRO means… a light at the end of the tunnel.” WRO has been providing troubled homeowners with an array of counseling, education and mediation services since 2003, when it launched an antipredatory lending program in Yonkers. WRO works with homeowners and the lender for all possible options available to resolve financial hardships so they don’t go into foreclosure. In recognition of its expertise in mortgage foreclosure assistance, WRO has received funding from the NYS Housing Trust Fund Corporation (HTFC), The NYS Mortgage Authority (SONYMA), Westchester County, The City of Yonkers and the City of White Plains to fund mortgage counselors and related expenses. In October, 2007, WRO launched an intensified outreach effort under Don’t Borrow Trouble, a highly acclaimed media and education campaign funded by Freddie Mac that expanded WRO’s efforts to prevent subprime abusive and predatory lending practices that may lead consumers into foreclosure. Through a unique partnership with the United Way of Westchester and Putnam, consumers are directed to a hotline (1-877-WRO-4YOU) that refers callers to WRO. As a result of the economic recession, the bursting of the housing bubble and high rates
of unemployment, the number of local homeowners facing foreclosure continues to grow. Residents throughout the County, holding prime as well as subprime mortgages and with a wide range of household incomes, find themselves in default because of reduced or loss of income. WRO not only helps the many individual homeowners who face the possible loss of their homes, but also advocates 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 foreclosure or resetting of their ARMs.
additional mortgage counselors WRO means... to assist with the rising tide of foreclosures. (This funding was recently renewed and expanded for an additional 18 months.) ...a light at the
end of the tunnel.
This year, WRO sponsored two Town Hall Meetings to raise awareness about the rising tide of foreclosures in the county. In addition, in 2009, WRO’s Mortgage Default Program Our Mission: instituted a new policy mandating that every homeowner seeking assistance with a mortgage participate in monthly financial education workshops to assure financial sustainability. These workshops cover such topics as budgeting, credit card reform, the pros and cons of bankruptcy, and property taxes. Finally, WRO mortgage counselors began 2009 Highlights: volunteering at the Westchester This year, WRO mortgage County Courthouse once a week default counselors achieved successful loan modifications for to provide assistance and support 404 distressed homeowners, with to homeowners participating in an additional 202 cases pending mandatory settlement conferences with their lenders before at year’s end. Modifications foreclosure proceedings. included reduction of the interest rate, converting the mortgage from an ARM to a fixed-interest rate, entering into Jane Lindau, WRO Senior Housing Director and Mortgage Default a repayment plan, foregoing Counselor with WRO client Rob Tamboia. arrears or moving arrears to the back end of the loan, short sales and refinancing the loan. Successful outcomes also included Trial Period Modifications under President Obama’s Making Home Affordable Plan. As a result of significant funding from New York State Department of Housing and Community Renewal, WRO added three
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
2009 Donors Individuals David and Francine Alexander Geoffrey and Andrea Anderson Dolores and William Battalia Jeffrey H. Becker John Beilenson Laurence and Esther Beilenson Nick and Evelyn Beilenson Ellen Blauner Karen Blumenthal Joy R. Borgos Charles and Lois Bronz Joann Huwitt Brown Miriam Buhl David Bullis and Karen Seligsohn Henry Carnage, Jr. Jane and Donald Cecil David S. Chao Jerome L. Cohn Peggy Cohn Joseph and Joanne DiSalvo D.W. Doskow Michael Evers and Dawn Raffel Linda Feldman Barry and Barbara Felden Judith and Richard Finamore Stuart and Beth Finkelstein Gerald and Katherine Fisher Gretchen Flint Dr. Rita Jackaway Freedman Richard Gardella Campbell Geeslin Joe Gershon and J. Yasgur David and Judith Gilburg Richard and Carolyn Glickstein Bradley and Sunny Goldberg Victor Goldberg and Patricia Waldeck Howard and Linda Green Oren and Alison Green Helen L. Greer L.M. Grosberg and Susan Rosenthal Stephen Hamburg and Toni Del Bene Peter Hess and Debra M. Kenyon Janet and Peter Harckham Rick Hobish Timothy Hudson Mary Helen Jordan Daniel and Gail Kabakoff Jonathan M. Kamen Gloria Karp Michael Kaufman John P. Kildahl
Bernadette Kingham-Bez Jonathan and Leslie Koch Michael and Barbara Kornfield Alice and Douglas Kraus Maggi Landau Lawrence and Janet Lefkowitz Barbara and Kenneth Leish Anthony and Andrea Lembeck Barbara and Todd Lilienfield Frank Lowy Robert Mackey Barbara and Robert Mann, Jr. Richard and Debra Mark John and Gloria Marwell Emile and Marie McCarthy Dennis McDermott David and Katherine Moore Edward and Elaine Nolan G. Theodore Nygreen Jack Oisher Julius Perry Carl H. Pforzheimer Harry and Marjorie Phillips Deena and Sara Rosenthal Winston Ross Christine E. Rothschild A. Chester Safian Michael and Denise Saul Elizabeth B. Schildkraut Arthur and Susan Schwarz Paul K. Schwarz Susan and Sam Schwartz Harvey and Carol Shaw
Norman Sheer Fred and Carolyn Shulman Gerald and Ruth Stern Michael Stillman, MD Carol Stix Peter and Laura Strauss Oliver and Beverly Swift Elizabeth Szpylka Stewart and Emily Tabin Ian Teixeira Jacqueline Toggle June Tooni Richard and Linda Vendig Beth and Brian Wallach Maryellen Walsh Kent and Mary Alice Warner Geoffrey and Margaret Weiner Marc Weinstein Paul and Harriet Weissman John and Lucy Werner Martin and Ruth Wiesenberg Peter and Janine Witko Barbara and Alan Wolfert Michael and Cookie Woltz
Corporations/Foundations
Atlantic Philanthropies Capital One Citizens Bank Conri Services, Inc. Community Housing Management Corp. Donna and Richard Leroy Family Fund
Judy Capote (right) accepts a check from Marie Herrero of Wells Fargo to support WRO’s homeownership programs.
Elias Foundation Fowey Light Fund Gannett Foundation Fund Glickenhaus Foundation Houlihan Lawrence HSBC James N. Jarvie Commonweal JPMorgan Chase MAS Decontractors Mariani Management Corp. McGraw Hill M.P. Agency NYC Net Intellectuals, Inc. Regal Printing Regent Publishing Services Roger’s Furniture Trustco Bank T.D. Charitable Foundation United Way of Westchester and Putnam Vanguard Charitable Endowment Wells Fargo Housing Foundation Wells Fargo, White Plains Branch Westchester Community Foundation Westchester Putnam Association of REALTORS® Government U.S. Department of Housing & Urban Development (HUD) N.Y.S. Department of Housing & Community Renewal N.Y.S. Legislative Grant (Suzi Oppenheimer) State of New York Mortgage Agency (SONYMA) Westchester County Board of Legislators Westchester County Department of Community Mental Health Westchester County Department of Planning Westchester County Department of Senior Programs & Services City of Mt. Vernon City of White Plains City of Yonkers
Westchester Residential Opportunities, Inc. and Affiliate Consolidated Statements of Financial Position as of December 31, 2009 and 2008
2009
2008
$241,555
$173,123
28,857
28,451
365,260
313,858
ASSETS Current Assets Cash and Cash equivalents (Notes B, D and H*) Investments (Note B and E) Accounts receivable, net (Note B) Prepaid expenses
1,381
Restricted deposits (Note D)
20,749
17,580
Security deposits
87,478
86,598
745,280
619,610
530,970
530,619
Total Current Assets Property and equipment, net (Notes B and C) TOTAL ASSETS
$1,276,250 $1,150,229
LIABILITIES Current Liabililties Accrued expenses and other payables
$49,620
$58,605
Refundable advances
142,353
85,244
28,615
26,554
220,588
170,403
169,362
197,978
$389,950
$368,381
$886,300
$781,848
886,300
781,848
Loans payable – current portion (Note D) Total Current Liabilities Loans payable – noncurrent (Note D) TOTAL LIABILITIES COMMITMENTS AND CONTINGENCIES NET ASSETS Unrestricted TOTAL NET ASSETS TOTAL LIABILITIES AND NET ASSETS
*If you wish to see the accompanying notes, please contact WRO’s White Plains office.
$1,276,250 $1,150,229
Westchester Residential Opportunities, Inc. and Affiliate Consolidated Statements of Activities as of December 31, 2009 and 2008 2009 Unrestricted
REVENUE
2008
Temporarily Restricted
Total
Temporarily Restricted
Unrestricted
Total
Contributions-Individuals
$71,215
$71,215
$63,362
$63,362
Corporate contributions
28,263
28,263
36,883
36,883
2,654,070
2,654,070
2,183,020
2,183,020
21,931
21,931
600
600
181,780
181,780
167,162
167,162
15,115
15,115
21,568
21,568
547
547
4,756
4,756
67,141
(67,141)
2,972,921
2,972,921
2,544,492
(67,141)
2,474,172
2,474,172
2,220,662
2,220,662
390,834
390,834
303,598
303,598
3,463
3,463
Grant income Contributed Services (B&G) * Rent Income Program fees and other Interest income Net assets released from restrictions Total Revenue
2,477,351
EXPENSES Program services Management and general Fundraising
2,868,469
2,868,469
2,524,260
Change in net assets
104,452
104,452
20,232
(67,141)
(46,909)
Net assets beginning of year
781,848
781,848
761,616
67,141
828,757
$886,300
$781,848
$-
$781,848
Total Expenses
$886,300
Net assets end of year
$-
2,524,260
Westchester Residential Opportunities, Inc. and Affiliate Consolidated Statements of Functional Expenses as of December 31, 2009 and 2008 2009 EXPENSES Salaries Fringe Benefits Total personnel costs
Program Services
2008
Fundraising
Program Services
Total
Management and General
Fundraising
$207,019.00
$- $949,077.00
$711,324.00
$150,056.00
151,978
42,866
194,844
148,513
30,787
179,300
894,036
249,885
1,143,921
859,837
180,843
1,040,680
13,157
611
125,756
28,516
Advertising
13,157 25,755
100,001
$861,380.00
611 82,849
111,365
1,277,086
1,100,534
Rent
75,573
20,089
95,662
71,774
19,079
Office expenses
11,170
2,793
13,963
4,680
1,170
Repairs and maintenance
37,196
37,196
16,554
Office supplies
12,743
2,610
15,353
10,973
2,248
13,221
5,473
1,121
6,594
6,540
1,339
7,879
Postage Printing
1,277,086
$-
Total
$742,058.00
Professional fees and consultants (B & G) Supported housing rent and client assistance
Management and General
1,100,534 90,853 5,850 16,554
5,187
1,062
6,249
4,386
898
5,284
Telephone
14,522
1,983
16,505
14,284
2,863
17,147
Insurance
30,150
26,851
3,045
29,896
24,994
17,479
5,891
15,772
15,712
27,105
3,045
Travel, conferences, dues and publications
17,487
7,507
Interest expense
15,772
23,370 15,712
Utilities
13,665
13,665
16,631
16,631
Depreciation and amortization
22,669
22,669
21,271
21,271
399
363
363
Real estate taxes
399
Fundraising expenses Miscellaneous
3,463
3,463
5,177
738
5,915
3,666
3,373
TOTAL EXPENSES $2,474,172
$390,834
$3,463 $2,868,469
$2,220,662
$303,598
*If you wish to see the accompanying notes, please contact WRO’s White Plains office.
7,039 $-
$2,524,260
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.
Executive Director
Board of Directors
Geoffrey Anderson
Deputy Executive Director
Andrea Klausner Staff
Fiscal Department Galina Shapiro, Director Upton Sterling Fair Housing Andrea Klausner, Acting Program Director Laura Neil General Housing/Eviction and Utility Shut-off Prevention Delores Palmer, Program Director Diane Mullin Natalie Ruiz Independent Living/ Shelter Plus Care Maureen Lahey, Program Director George Orphanides Leah Bundy Karen Scott Anika Ryan Senior Housing Jane Lindau, Program Director Esperanza Marte
Mortgage Default Program Veronica Raphael, Program Director Amrita Narasimhan Carline Pierre-Lys Ashleigh Pettus Mernys Ealy Patricia Henderson Mt. Vernon HomeOwnership CenterHousing Counselor Velene Acquah First Time Homebuying Judith Capote, Coordinator Human Resources/Access To Home Manager Nneka Reed 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
Westchester Residential Opportunities, Inc.
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 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