2010 wro annual report

Westchester Residential Opportunities, Inc.


Annual ReportAnnual Report20102010

WRO gratefully acknowledges the underwriting of this Report by Peter Pauper Press, 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

Since 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 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

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 remains the ONLY private nonprofit agency doing fair housing work in Westchester and Putnam Counties.

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 PROGRAMOur 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 PROGRAMOur 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 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.

ACCESS TO HOME PROGRAMAccess to Home is a community collaborative to make houses and apartments of low- and moderate-income 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.

Director of First Time Homebuying Program, Judith Capote (bottom left) with program participants.

“WRO means...fair housing for all.”

Fair 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.

PROGRAM HIGHLIGHTS 2010 was a year to remember on every level. The Fair Housing

470 Mamaroneck Avenue • White Plains, N.Y. 10605 (914) 428-4507 • www.wroinc.org

WRO means...

...fair housing for all.

Our Mission:Westchester Residential Opportunities, Inc. (WRO) is a non-profit organizationwhose mission is to promote equal, affordable and accessible housing opportunities for all residents of our region.

Overall Test Results Separated by Areas Tested

“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

“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

FAIR HOUSING PROGRAM

FAIR HOUSING TESTING CHART

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.

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 2011-2012. 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.Nu

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ests

WESTCHESTER COUNTY AVERAGE ADVERTISED RENTS – 4TH QUARTER Average Rent by Number of Bedrooms

Community 0 1 2 3Ardsley 1200 1950Bedford 1150 1273 1711 1870Briarcliff 1330 1850 1908Bronxville 1430 1745Buchanan 1220 1415 1783Chappaqua 1300 2028Cortlandt / Montrose 805 1028 1515 1705Croton 860 1165 1470 1980Dobbs Ferry 1440 1600Eastchester 1365 1990Elmsford 1270 1550Harrison 950 1265 1605 1940Hartsdale 1283 1442 1878Hastings 1337 1625Hawthorne 975 1300Irvington 1319 1545Katonah 915 1185 1675 2256Larchmont 1368 2090Mamaroneck 983 1299 1613 1850Mohegan Lake 1063 1485 1900Mount Kisco 962 1276 1660 1975Mount Vernon 900 1032 1335 1641New Rochelle 909 1260 1526 1798North Salem 1300 1866Ossining 970 1057 1450 1764Peekskill 789 1156 1370 1581Pelham 1385 1680Pleasantville 939 1180 1670Port Chester 1006 1265 1504 1809Rye 1382 1890Sleepy Hollow 1100 1200 1639 1785Somers 1090 1178 1587South Salem 900 1127Tarrytown 1011 1362 1687 1895Thornwood 1425 1565 1715Tuckahoe 1300 1868Valhalla 910 1250 1612White Plains/Greenburgh 995 1500 1717 2120Yonkers 870 1096 1345 1630Yorktown / Shrub Oak 900 1125 1615 1959

0 1 2 3Average 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.

“WRO means… a light at the end of the

tunnel.”

Since 2003, WRO has been providing troubled homeowners with an array

of counseling, education and mediation services. WRO works with homeowners and the lender for all possible options available to resolve financial hardships so they don’t go 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. Mortgage counselors not only help the many individual homeowners facing the possible loss of their


WRO means...

...a light at the end of the tunnel.


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.

MORTGAGE DEFAULT PROGRAM

Marlene Zarfes, Fair Housing Director; Andrea Klausner, Deputy Executive Director; and Gretchen Flint, WRO Board member attend NYCLU dinner honoring WRO.

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 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.

Outreach and education continued to be a focus in 2010. WRO hosted two Homeowner Outreach Workshops with Chase Homeowner Preservation and Bank of America to provide an opportunity for clients to meet one-on-one with their lender to obtain loan modifications or workouts to save them from foreclosure. More than 200 individuals attended.

An unprecedented partnership between WRO and the New York State Banking Department, Housing Action Council (HAC), Human Development Services of Westchester (HDSW) and Community Housing Innovations (CHI) was initiated in 2010 to

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

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.

only experienced nonprofit agencies to participate in this program to help thousands of households in Westchester County.

“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 one-on-one 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


WRO means...

...hope for the future.


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.

“Jane gave me much-needed information, advice and guidance... my meeting also gave me an optimistic feeling

for the outcome” – Harriet Hansen

SENIOR HOUSING ASSISTANCE PROGRAM

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 HUD-certified 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 HIGHLIGHTSIn 2010, the Senior Housing Program served 2,225 clients which is a 43% increase from

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 Lindau, Senior Housing Program Director (below). At right, WRO client Patricia Henry-Blakeney and Independent Living Program Director Maureen Lahey.

“WRO means... a new beginning.”

WRO’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 HIGHLIGHTSIn 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.


WRO means...

...a new beginning.


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 means…a roof over your head.”

WRO’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 post-purchase 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.


INDEPENDENT LIVING PROGRAM HOMEBUYER COUNSELING AND EDUCATION

stability. To date, all of our program participants who have purchased homes have avoided foreclosure and subprime loans.

PROGRAM HIGHLIGHTSIn 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.

WRO staff speaking to attendees of the Westchester County Fair and Affordable Housing Expo.

“WRO means… accessible housing for all.”

For 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 state-funded 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.

“WRO means… housing opportunities.”

WRO’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

“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


WRO means...

...housing opportunities.


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.

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.

GENERAL HOUSING PROGRAM 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.

PROGRAM HIGHLIGHTS 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.

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.

INDIVIDUALSSally Malin AdlerTracy BaronO. William & Dolores BattaliaJeffrey H. BeckerLawrence & Esther BeilensonNick & Evelyn BeilensonJohn & Wanda BeilensonRobyn & Scott BermanEllen BlaunerDavid & Karen BlumenthalJoy R. BorgosCharles & Lois BronzHenry J. Carnage, Jr.Anthony CatalanoJane & Donald CatalanoDavid ChaoJ.T. (Ted) Childs, Jr.Peggy CohnEugene F. ConroyRobert & Karen CuccaroZelda G. DamashekAntoinette Del Bene & Stephen HamburgJoseph & Joanne DiSalvoGerald & Katherine EisnerTony & Patti EttingerLinda FeldmanRhoda W. FidlerMargaret (Gretchen) FlintRita FreedmanStephen & Helen FreidusAngelique FuscoCampbell GeeslinMarianna GlennonRichard & Carolyn GlicksteinDavid and Judy GlinertArthur & Gloria GoldsteinLarry Grosberg & Susan RosenthalRick HobishBarbara J. HollandStanley J. JosephsonDaniel & Gail KabakoffDorothy KabakoffGloria KarpPeter Hess & Debra KenyonJohn P. KildahlAndrea KlausnerRobert & Elaine KleinAndrea KocsisMichael & Barbara Kornfield

2010 DONORS

Douglas & Alice KrausDouglas & Wendy KreegerBrian LaheyBonnie Lee KivelBarbara & Kenneth LeishJodee MacDonald Robert & Carolyn MackeyDavid & Sheila ManischewitzBarbara MannRichard & Debra MarkEmilie & Marie McCarthyDennis McDermottMary Jane McKeanDavid & Katherine MooreJohn R. NolonNorman Sheer, Esq.G. Theodore NygreenJack OisherPauline OlivaDennis ParkerIsobel PerryJulius PerryNancy Petschek-KohnBetty & Carl Pforzheimer lllHenry & Jean PollakDeena & Sara RosenthalWinston RossChristine & Eric RothschildA. Chester SafianTheodore SattlerMichael B. SaulLynnette & Richard ScherzerElizabeth SchildkrautSy & Rosalind SchulmanSusan & Samuel SchwartzArthur & Susan SchwarzPaul & Barbara SchwarzAnn SeligsohnFred & Carolyn ShulmanAnn K. SilverJudith SolomonRoy & Jane StillmanPeter & Laura StraussOliver & Beverly SwiftElizabeth SzpylkzStewart & Emily TabinIan TeixeiraBarton P. TylerEdmund & Linda UnnelandRichard & Linda VendigBeth & Brian Wallach

Walter & Elizabeth SternSharon & Jonas WeinerMark Weinstein & Linda RodneyDouglas & Margaret WeinstockHarriet & Paul WeissmanBarbara Kohn Welsh & Bob WelshLucy & John WernerMartin & Ruth WiesenbergBarbara & Alan Wolfert

CORPORATIONS / FOUNDATIONSAnonymousBank of AmericaFidelity Charitable Gift FundFowey Flight FundGannett FoundationHSBCJP Morgan ChaseKeybank FoundationKrupman Family FoundationLederer, Levine & Associates, LLCM & T BankMas De Contractors Inc.Regent PublishingSpencer-Adams TD Charitable FoundationThe Anbinder Family FoundationThe Glickenhaus FoundationTrustco BankUnited Way of WestchesterWells FargoWestchester Community FoundationWestchester Progressive Forum

GOVERNMENTCity of Mount Vernon City of White PlainsCity of YonkersN.Y.S. Homes and Community RenewalN.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 LegislatorsWestchester County Department of Community Mental HealthWestchester County Department of PlanningWestchester County Department of Senior Programs & Services

WESTCHESTER RESIDENTIAL OPPORTUNITIES, INC. AND AFFILIATE AS OF DECEMBER 31, 2010 AND 2009

AssetsCurrent Assets Cash and Cash equivalents (Notes B, D and H) $88,647 $241,555 Investments (Note B and E) 28,910 28,857 Accounts receivable, net (Note B) 605,418 365,260 Prepaid expenses 4,265 1,381 Restricted deposits (Note D) 24,973 20,749 Security deposits 50,524 87,478 Total Current Assets 802,737 745,280 Property and equipment, net (Notes B and C) 522,408 530,970 Total Assets $1,325,145 $1,276,250 Liabilities Current Liabililties Accrued expenses and other payables $162,591 $49,620 Refundable advances 9,164 142,353 Loans payable – current portion (Note D) 30,836 28,615 Total Current Liabilities 202,591 220,588 Loans payable – noncurrent (Note D) 138,525 169,362 Total Liabilities $341,116 $389,950 Commitments and Contingencies (Note F) Net Assets Unrestricted $934,779 $886,300 Temporarily restricted 49,250 Total Net Assets 984,029 886,300 Total Liabilities and Net Assets $1,325,145 $1,276,250

2010 2009

Foundations/Banks/

Corporations

Individuals Government Renatal Income

Fees for Services

Region 1 81250 63280 3153565 193028 14698

2.3%

1.8%

90.0% 5.5%0.4%

Revenue

Foundations/Banks/Corporations IndividualsGovernment Rental IncomeFees for Services

General & Administrative Exspenses

Personnel Client Assistance

Region 1 451638 1327271 1629183

13%

39%

48%

Expenses

General & Administrative Expenses PersonnelClient Assistance

** If you wish to see the accompanying notes to any financial data, please contact WRO’s White Plains office.**

Foundations/Banks/

Corporations

Individuals Government Renatal Income

Fees for Services

Region 1 81250 63280 3153565 193028 14698

2.3%

1.8%

90.0% 5.5%0.4%

Revenue

Foundations/Banks/Corporations IndividualsGovernment Rental IncomeFees for Services

General & Administrative Exspenses

Personnel Client Assistance

Region 1 451638 1327271 1629183

13%

39%

48%

Expenses

General & Administrative Expenses PersonnelClient Assistance

Cash Flows From Operating Activities Change in net assets 97,729 104,452 Adjustments to reconcile change in net assets to net cash (used) provided by operating activities: Depreciation and Amortization 23,362 22,669 Changes in operating assets and liabilities: (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: Accrued expenses and other payables 112,971 (8,985) Refundable Advances (133,189) 57,109 Net Cash (Used) Provided by Operating Activities (105,215) 121,582

Cash Flows From Investing Activities Property and Equipment Acquisitions (14,800) (23,020) Increase in Investments (53) (406) Additions to Restricted Deposits (4,224) (3,169) Net Cash Used by Investing Activities (19,077) (26,595)

Cash Flows From Financing Activities Principal repayments of loans payable (28,616) (26,555) Net Cash Used by Financing Activities (28,616) (26,555)

Net (Decrease) Increase in Cash and Cash Equivalents (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

Supplementary Disclosure of Cash Flow Information:Cash paid during the year for interest $13,699 $15,772

2010 2009

WESTCHESTER RESIDENTIAL OPPORTUNITIES, INC. AND AFFILIATE CONSOLIDATED STATEMENTS OF CASH FLOWS FOR THE YEARS ENDED DECEMBER 31, 2010 AND 2009

CONSOLIDATED STATEMENTS OF ACTIVITIES AS OF DECEMBER 31, 2010 AND 2009

REVENUEContributions-Individuals $63,280 – $63,280 $71,215 – $71,215Corporate contributions 37,750 43,500 81,250 28,263 – 28,263 Grant income 3,147,815 5,750 3,153,565 2,654,070 – 2,654,070Contributed Services (Notes B and G) – – – 21,931 – 21,931Rent Income 193,028 – 193,028 181,780 – 181,780 Program fees and other 14,577 – 14,577 15,115 – 15,115Interest income 121 – 121 547 – 547 Total Revenue 3,456,571 49,250 3,505,821 2,972,921 – 2,972,921EXPENSES EXPENSES Program services 3,024,704 – 3,024,704 2,554,945 – 2,554,945Management and general 343,257 – 343,257 310,061 – 310,061Fundraising 40,131 – 40,131 3,463 – 3,463 Total Expenses 3,408,092 – 3,408,092 2,868,469 – 2,868,469 Change in net assets 48,479 49,250 97,729 104,452 – 104,452Net Assets – Beginning of Year 886,300 – 886,300 781,848 – 781,848 Net Assets – End of Year $934,779 $49,250 $984,029 $886,300 – $886,300

Unrestricted Total TotalTemporarily Restricted

Temporarily Restricted

Unrestricted

2010 2009

CONSOLIDATED STATEMENTS OF ACTIVITIES AS OF DECEMBER 31, 2010 AND 2009

EXPENSES Salaries $900,544 $172,581 $29,921 $1,103,046 $808,159 $140,919 – $949,078Payroll Taxes 89,874 17,753 3,328 110,955 82,647 14,236 – 96,883Employee Benefits 91,749 18,123 3,398 113,270 83,266 14,694 – 97,960 Total Personnel Costs 1,082,167 208,457 36,647 1,327,271 974,072 169,849 – 1,143,921Advertising 5,638 – – 5,638 13,157 – – 13,157Professional Fees and Consultants 31,938 93,989 – 125,927 25,755 100,001 – 125,756 (Notes B and C)Supported Housing Rent and Client 1,629,183 – 1,629,183 1,277,183 1,277,086 – – 1,277,086 AssistanceRent 70,349 19,438 2,777 92,564 75,573 20,089 – 95,662Office Expenses 13,025 2,251 – 15,276 11,907 2,056 – 13,963Repairs and Maintenance 35,760 – – 35,760 37,196 – – 37,196Office Supplies 11,578 2,372 – 13,950 12,743 2,610 – 15,353Postage 6,961 1,426 – 8,387 5,473 1,121 – 6,594Printing 14,464 2,962 – 17,426 5,187 1,062 – 6,249Telephone 13,522 2,589 457 16,568 14,522 1,983 – 16,505Insurance 28,339 3,045 – 31,384 27,105 3,045 – 30,150Travel, Conferences, Dues and 25,107 6,398 – 31,505 17,487 7,507 – 24,994 PublicationsInterest Expense 13,699 – – 13,699 15,772 – – 15,772Utilities 15,749 – – 15,749 13,665 – – 13,665Depreciation and Amortization 23,362 – – 23,362 22,669 – – 22,669Real Estate Taxes 428 – – 428 399 – – 399Fundraising Expenses – – 250 250 – – 3,463 3,463Miscellaneous 3,435 330 – 3,765 5,177 738 – 5,915

Total Expenses $3,024,704 $343,257 $40,131 $3,408,092 $2,554,945 $310,061 $3,463 $2,868,469

CONSOLIDATED STATEMENTS OF FUNCTIONAL EXPENSES FOR THE YEARS DECEMBER 31, 2010 AND 2009

Program Services

Program Services

Total TotalMgmt & General

Mgmt & General

Fundraising Fundraising

2010 2009

Vincent Morgan and Adam Kintish of TD Bank in White Plains present WRO with a grant to support the Senior Housing Assistance Program.

STAFF BOARD OF DIRECTORS

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.

Nick Beilenson, ChairpersonAlan Wolfert, PresidentRichard S. Hobish, Esq., Vice PresidentWinston A. Ross, Vice PresidentMargaret M. Flint, Vice President and Assistant TreasurerHenry J. Carnage, TreasurerDennis McDermott, SecretaryElizabeth A. Szpylka, Assistant Secretary

Joy R. BorgosJoseph A. DiSalvo, Esq.Gloria G. KarpJodee MacDonaldRobert F. MackeyDennis D. Parker, Esq.Julius G. PerryIan Teixeira

Geoffrey Anderson, Executive DirectorAndrea Klausner, Deputy Executive Director

Fiscal Department Galina Shapiro, Program DirectorUpton Sterling

Human Resources/Access To Home Nneka Reed, Manager

CommunicationsLaura Neil, Director

Fair Housing Marlene Zarfes, Program DirectorGina DeckerAfshan KhanLaura Neil

Mortgage Default Program Veronica Raphael, Program DirectorAmrita Narasimhan Carline Pierre-Lys Patricia Ossino Patricia Henderson Mernys Ealy General Housing / Eviction and Utility Shut-off PreventionDelores Palmer, Program DirectorDiane MullinNatalie Ruiz

Independent Living / Shelter Plus CareMaureen Lahey, Program DirectorGeorge Orphanides Leah BundyAnika RyanKaren Scott

Senior HousingJane Lindau, Program DirectorAviva LazarusEsperanza Marte

WRO Board members Joy Borgos, Nick Beilenson, Alan Wolfert and Henry Carnage.

First Time HomebuyingJudith Capote, Coordinator Mt. Vernon Home-Ownership Center-Housing CounselorVelene Acquah Apartment Vacancy Listings/Administrative AssistantMaureen Davis

HEADQUARTERS470 Mamaroneck Avenue, Suite 410White Plains, New York 10605

Phone (914) 428-4507Fax (914) 428-9455

Mortgage Default Hotline:1-877-WRO-4YOU (4968)

Email: [email protected]: www.wroinc.org SATELLITE OFFICESMount Vernon Armory Building144 N. Fifth AvenueMount Vernon, New York 10550Phone (914) 668-4424Fax (914) 668-9515 164 Ashburton Avenue, 3rd FloorYonkers, New York 10701Phone (914) 207-1753/1754Fax (914) 201-1755


2010 wro annual report

Documents