Civic Intelligence

Housing Works Inc

EIN 13-3584089 • 501(c)3 • Brooklyn, NY

View Organization Page

Profile

Housing works is a vibrant, healing community of people living with and affected by hiv/aids. Our mission is to end the dual crises of homelessness and aids through relentless advocacy, the provision of lifesaving services, and entrepreneurial businesses that sustain our efforts. Our primary aim is to provide assistance and expertise to homeless persons living with aids or hiv-related illnesses and to provide expertise in the development of housing for homeless persons living with aids or hiv-related illnesses.

57 Willoughby Street 2nd FLBrooklyn, NY 11201

www.housingworks.org

Siviq Scores

Precomputed percentiles relative to similar nonprofits. These scores are descriptive rather than judgmental.

Liabilities / Assets

86th percentile

0.81x

Higher debt load relative to assets than 86% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Liabilities / Revenue

60th percentile

0.49x

Higher debt load relative to revenue than 60% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Net Margin

24th percentile

-3.2%

Higher net margin than 24% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Top Officer Pay

66th percentile

$473,511

Higher top officer pay than 66% of similar nonprofits.

Top officer pay equals 0.7% of source-year revenue.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Asset Growth

36th percentile

2.3%

Faster asset growth than 36% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

Revenue Growth

74th percentile

23%

Faster revenue growth than 74% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets86th percentile

Assets

Up

$38,289,572

Up $846,620 (+2.3%) from 2023

Liabilities

Up

$31,079,037

Up $2,909,144 (+10%) from 2023

Net Assets

Down

$7,210,535

Down $2,062,524 (-22%) from 2023

Operations
Liabilities / Revenue60th percentileNet Margin24th percentile

Revenue

Up

$63,786,117

Up $12,023,502 (+23%) from 2023

Expenses

Up

$65,848,641

Up $9,280,753 (+16%) from 2023

Net Income

Up

-$2,062,524

Up $2,742,749 (+57%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth36th percentile

Grouped bars show assets, liabilities, and net assets across loaded filings.

$40M$30M$20M$10M$0Assets 2010: $16,093,788Liabilities 2010: $6,152,254Net Assets 2010: $9,941,5342010Assets 2011: $16,652,179Liabilities 2011: $6,647,586Net Assets 2011: $10,004,5932011Assets 2012: $20,654,638Liabilities 2012: $8,713,771Net Assets 2012: $11,940,8672012Assets 2013: $22,056,552Liabilities 2013: $6,579,052Net Assets 2013: $15,477,5002013Assets 2014: $27,679,840Liabilities 2014: $8,684,813Net Assets 2014: $18,995,0272014Assets 2015: $29,108,764Liabilities 2015: $8,948,461Net Assets 2015: $20,160,3032015Assets 2016: $27,464,306Liabilities 2016: $7,601,485Net Assets 2016: $19,862,8212016Assets 2017: $30,534,204Liabilities 2017: $10,149,531Net Assets 2017: $20,384,6732017Assets 2018: $25,744,137Liabilities 2018: $7,231,439Net Assets 2018: $18,512,6982018Assets 2019: $25,088,698Liabilities 2019: $8,605,019Net Assets 2019: $16,483,6792019Assets 2020: $27,204,404Liabilities 2020: $10,938,457Net Assets 2020: $16,265,9472020Assets 2021: $30,231,683Liabilities 2021: $16,509,172Net Assets 2021: $13,722,5112021Assets 2022: $32,094,721Liabilities 2022: $18,781,499Net Assets 2022: $13,313,2222022Assets 2023: $37,442,952Liabilities 2023: $28,169,893Net Assets 2023: $9,273,0592023Assets 2024: $38,289,572Liabilities 2024: $31,079,037Net Assets 2024: $7,210,5352024

Highlighted filing

2024

Assets$38,289,572
Liabilities$31,079,037
Net Assets$7,210,535
Open 2024 Filing

Operations Trend

Revenue Growth74th percentile

Revenue, expenses, and net income by year, with the latest filing highlighted.

$80M$60M$40M$20M$0-$20MExpenses 2010: $8,072,5452010Expenses 2011: $9,959,5972011Expenses 2012: $10,525,7472012Revenue 2013: $14,904,266Expenses 2013: $11,363,466Net Income 2013: $3,540,8002013Revenue 2014: $18,711,350Expenses 2014: $15,193,823Net Income 2014: $3,517,5272014Revenue 2015: $16,446,846Expenses 2015: $15,039,737Net Income 2015: $1,407,1092015Revenue 2016: $23,187,321Expenses 2016: $23,484,803Net Income 2016: -$297,4822016Revenue 2017: $25,201,232Expenses 2017: $24,665,807Net Income 2017: $535,4252017Revenue 2018: $26,446,418Expenses 2018: $28,318,397Net Income 2018: -$1,871,9792018Revenue 2019: $28,613,805Expenses 2019: $30,642,824Net Income 2019: -$2,029,0192019Revenue 2020: $31,123,990Expenses 2020: $31,354,871Net Income 2020: -$230,8812020Revenue 2021: $31,989,444Expenses 2021: $34,532,880Net Income 2021: -$2,543,4362021Revenue 2022: $44,767,060Expenses 2022: $45,176,349Net Income 2022: -$409,2892022Revenue 2023: $51,762,615Expenses 2023: $56,567,888Net Income 2023: -$4,805,2732023Revenue 2024: $63,786,117Expenses 2024: $65,848,641Net Income 2024: -$2,062,5242024

Highlighted filing

2024

Revenue$63,786,117
Expenses$65,848,641
Net Income-$2,062,524
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$38,289,572
Liabilities
$31,079,037
Net assets
$7,210,535
Revenue
$63,786,117
Expenses
$65,848,641
Net income
-$2,062,524
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$38.3$31.1$7.21$63.8$65.8$2.06
2023Detailed filing. Detailed filing data is available for this year.$37.4$28.2$9.27$51.8$56.6$4.81
2022Detailed filing. Detailed filing data is available for this year.$32.1$18.8$13.3$44.8$45.2$0.41
2021Detailed filing. Detailed filing data is available for this year.$30.2$16.5$13.7$32.0$34.5$2.54
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$27.2$10.9$16.3$31.1$31.4$0.23
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$25.1$8.61$16.5$28.6$30.6$2.03
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$25.7$7.23$18.5$26.4$28.3$1.87
2017Detailed filing. Detailed filing data is available for this year.$30.5$10.1$20.4$25.2$24.7$0.54
2016XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$27.5$7.60$19.9$23.2$23.5$0.30
2015Detailed filing. Detailed filing data is available for this year.$29.1$8.95$20.2$16.4$15.0$1.41
2014Detailed filing. Detailed filing data is available for this year.$27.7$8.68$19.0$18.7$15.2$3.52
2013Import issue. A filing source exists for this year, but detailed import did not complete cleanly.$22.1$6.58$15.5$14.9$11.4$3.54
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$20.7$8.71$11.9$10.5
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$16.7$6.65$10.0$9.96
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$16.1$6.15$9.94$8.07
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jul 1, 2023 to Jun 30, 2024
Signed
May 7, 2025
Return Version
2023v6.0
Gross Receipts
$63,786,117
Mission and Program Overview

Mission

Housing works is a vibrant, healing community of people living with and affected by hiv/aids. Our mission is to end the dual crises of homelessness and aids through relentless advocacy, the provision of lifesaving services, and entrepreneurial businesses that sustain our efforts. Our primary aim is to provide assistance and expertise to homeless persons living with aids or hiv-related illnesses and to provide expertise in the development of housing for homeless persons living with aids or hiv-related illnesses.

Provides assistance & expertise to homeless persons living with aids or hiv-related illnesses.

Balance Sheet Detail
LineBeginningEndChange
Assets
Pledges and Grants Receivable$14,293,833$19,746,950▲ $5,453,117
Intangible Assets$6,218,407$7,581,256▲ $1,362,849
Land, Buildings, and Equipment, Net$1,012,525$1,481,094▲ $468,569
Prepaid Expenses and Deferred Charges$2,367,072$1,457,731▼ $909,341
Investments Other Securities-$1,105,000-
Cash and Non-Interest-Bearing Accounts$993,402$851,001▼ $142,401
Accounts Receivable$1,188,639$674,410▼ $514,229
Total Assets$37,442,952$38,289,572▲ $846,620
Other Assets Total$11,369,074$5,392,130▼ $5,976,944
Liabilities
Accounts Payable and Accrued Expenses$21,304,851$16,721,284▼ $4,583,567
Mortgage Notes Payable Secured by Investment Property$6,639,708$7,986,864▲ $1,347,156
Deferred Revenue$225,334$3,236,784▲ $3,011,450
Other Liabilities$0$3,134,105▲ $3,134,105
Total Liabilities$28,169,893$31,079,037▲ $2,909,144
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$8,529,715$6,338,952▼ $2,190,763
Net Assets With Donor Restrictions$743,344$871,583▲ $128,239
Total Net Assets Fund Balance$9,273,059$7,210,535▼ $2,062,524
Total Liabilities and Net Assets / Fund Balance$37,442,952$38,289,572▲ $846,620

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$779,309$1,720,808$2,500,117
Leasehold Improvements$397,149$303,554$700,703
Equipment$298,203-$298,203
Other Land Buildings$6,433$16,410$22,843
Other Assets Org$4,017,203--
Compensation and Service Providers
Top Officer Pay66th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Charles KingPresident & CEOPT$377,391$96,120$473,511
Andrew GreeneChief Operating Officer of Hw IncPT$247,350$72,380$319,730
Andrew CoameySVP Housing Dvlpmt FacilitPT$215,630$68,159$283,789
Michael ClarkeSVP ProgramsFT$222,494$52,350$274,844
Erica HudsonVP of Operations and ComplianceFT$149,602$51,664$201,266
Cheryl GrimmVP Thrift ShopsFT$158,721$28,309$187,030
Christopher JosephProgram DirectorFT$165,174$13,860$179,034

Board Members and Trustees

NameTitle
Neil PirieBoard Member (chair, Ts Board)
Earl WardChairman
Cheryl PlambeckBoard Member
Colleen Simmons-barnswellBoard Member
David Cohen MdBoard Member
Frank QuinteroBoard Member
Jennifer Lacks KaplanBoard Member
Jorge VazquezBoard Member
Kathleen McgivenyBoard Member
Marion CondeBoard Member
Matthew BaneyBoard Member
Michael S GordonBoard Member
Morgan MulfordBoard Member
Richard G Dudley Jr MdBoard Member
Richard KaplanBoard Member
Sean MaherBoard Member
Daron HudsonOutgoing-board Member
Sally ShawOutgoing-board Member
Jolanta IlczukCFO
Dinick MartinezClient Rep
Dolores CullumClient Rep
Eric BartleyClient Rep
Gerry BrownClient Rep
Isabel WiseClient Rep
Maria MoralesClient Rep
Bree RileyOutgoing-volunteer Rep
Kaitlin AbramsStaff Rep
Richard C BilettaTreasurer
Andrea MccrinkVolunteer Rep
Carole SchwarzVolunteer Rep

Highest Paid Contractors

ContractorServicesLocationCompensation
Security USASecurity336 WET 37TH ST, New York, NY 10018$2,639,207
Carr Business Systems INCTechnology500 COMMACK RD, Commack, NY 11725$750,234
The Committee For Hispanic Children AndEducation75 BROAD ST SUITE 620, New York, NY 10004$535,801
Brooklyn Health HomeHealthcare4802 10TH AVE, Brooklyn, NY 11219$363,361
Seyfarth Shaw LLPLegal Services620 8TH AVE 33, New York, NY 10008$298,983
Revenue and Support

Revenue Composition

Contributions and Grants
$47,436,595
Program Service Revenue
$13,389,190
Investment Income
$2,500,000
Other Revenue
$460,332
All Other Contributions
$4,091,844
Change in Net Assets
$-2,062,524

Audited Revenue Reconciliation

Revenue per Audited Statements
$63,786,117
Revenue Not Reported on Financial Statements
$0
Revenue Not Reported on Form 990
$126,397,823
Total Revenue per Audited Statements
$190,183,940
Total Revenue per Form 990
$63,786,117
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Salaries, Compensation, and Employee Benefits$32,944,785
Other Expenses$32,903,856
Total Fundraising Expense$1,151,462
Grants and Similar Amounts Paid$0
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$20,323,442$5,733,401$326,163$26,383,006
Occupancy$19,610,882$1,662,273$34,858$21,308,013
Fees for Services Other$5,553,646$3,358,642$138,537$9,050,825
Other Employee Benefits$2,323,015$647,997$35,243$3,006,255
Payroll Taxes$1,938,273$551,907$30,298$2,520,478
Office Expenses$1,141,418$258,330$21,973$1,421,721
Current Officers, Directors, Trustees, and Key Employees$648,798$182,917$10,380$842,095
Travel$439,173$292,974-$732,147
Insurance$399,379$139,192$6,114$544,685
Other Expenses$510,640$18,630$1,250$529,270
Fees for Services Legal$20,235$396,166$1,723$418,124
Advertising$61,399$103,672$113,093$278,164
Interest$59,475$167,257$22,550$249,282
Pension Plan Contributions$149,098$41,591$2,262$192,951
Depreciation Depletion-$77,387-$77,387
Information Technology$2,308$52,488$1,590$56,386
All Other Expenses$4,240,326$-12,015,440$73,773$-7,701,341
Total Functional Expenses$61,967,851$2,729,328$1,151,462$65,848,641

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$193,304,185
Expenses Not Reported on Form 990$127,455,544
Expenses per Audited Statements$65,848,641
Total Expenses per Form 990$65,848,641
Expenses Not Reported on Financial Statements$0
International Activity

International Summary

Offices
0
Employees
0
Spending
$414,518

International Compliance

Activity in boycott countries
No
Foreign corporation ownership
No
Foreign partnership interest
No
Interest in foreign trust
No
Passive foreign investment company interest
No
Transfers to foreign corporations
No

International Activities

RegionActivityServicesOfficesEmployeesSpending
Central America/caribbeanProgram ServicesAdvocacy00$414,518
Fundraising, Events, and Gaming
Fundraising activities
Yes
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Professional Fundraising Fees$0

Fundraising Events

EventGross ReceiptsGross RevenueDirect ExpensesNet Income
Brake for Aids----
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
Yes
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Developer Fee Held in Escrow$2,988,720
Other Liabilites$145,385
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
Yes
Backup withholding compliance
Yes
Business relationship with 35% controlled entity
No
Business relationship with family members
No
Business relationship with organization members
No
Material changes to governing documents
No
Compensation from other sources disclosed
No
CEO compensation reviewed
Yes
Other officer compensation reviewed
Yes
Conflict-of-interest policy
Yes
Audited financial statements prepared
Yes
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section B, Line 11B

“The organization's form 990 was prepared by an independent accounting firm in conjunction with the housing works financial department. A copy of the draft form 990 was made available to the board of directors for their review. Each board member was provided ample opportunity to comment on the information contained in the 990 prior to its filing with the internal revenue service.”

Form 990, Part VI, Section B, Line 12C

“Each officer, director, trustee and key employee of the organization is required to annually disclose any conflicts of interest that arise by virtue of their employment, board service, or position with housing works. Housing works monitors compliance with its conflict of interest policy through an annual questionnaire/disclosure statement that is distributed to these individuals. Potential conflicts are investigated immediately.”

Form 990, Part VI, Section B, Line 15

“Housing works, inc. Undertakes a thorough process to ensure that the executive compensation it pays to its top management official and all of its officers and key employees of the organization is reasonable given the market in which the organization operates. The board of directors determines the president and ceo's compensation on a yearly basis. The president and ceo determines the senior vice presidents' compensation on a yearly basis. Compensation is set for the relevant individual during the executive session of one of the board meetings and the decision is documented in board minutes. A formal evaluation is conducted every 5 years.”

Form 990, Part VI, Section C, Line 19

“The organization makes its form 990 available to the public by retaining a copy at its place of business. The form 990 is likewise published on the internet at www.guidestar.org. The organization's financial statements are published on the organization's website. The governing documents and conflict of interest policy are not ordinarily made available to the public, but, if requested, will be provided at management's discretion.”

Filing and Contact Details

Filer

Filer Name
Housing Works Inc
EIN
13-3584089
Phone
3474737400
Address
57 WILLOUGHBY STREET 2ND FL, BROOKLYN, NY 11201

Signing Officer

Name
Ian Hanley
Title
CFO
Phone
3474737400
Signed
2025-05-07
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Charles King
Formed
1990
Legal Domicile
Ny
Voting Board Members
27
Independent Board Members
27
Employees
832
Volunteers
29

Preparer

Firm
Cohnreznick Advisory LLC
Address
1301 AVENUE OF THE AMERICAS, NEW YORK, NY 10019
Preparer
Lori Rothe Yokobosky
Phone
2122970400
Supplemental Narrative

Additional Explanations

Form 990, Part IX, Line 11G

“Other: program service expenses 5,553,646. Management and general expenses 3,358,642. Fundraising expenses 138,537. Total expenses 9,050,825.”

Financial Statement Notes

PART X, LINE 2:

“The organization follows guidance that clarifies the accounting for uncertainty in tax positions taken or expected to be taken in a tax return, including issues relating to consolidated financial statement recognition and measurement. This guidance provides that the tax effects from an uncertain tax position can only be recognized in the consolidated financial statements if the position is more likely than not to be sustained if the position were to be challenged by a taxing authority. The assessment of the tax position is based solely on the technical merits of the position, without regard to the likelihood that the tax position may be challenged. Management has analyzed the tax positions taken by the organization and has concluded that, as of june 30, 2024, there are no uncertain tax positions taken or expected to be taken that would require recognition of a liability or asset or disclosure in the consolidated financial statements. The organization's federal and state information returns filed prior to fiscal year 2021 are closed. Management continually evaluates expiring statutes of limitations, audits, proposed settlements.”

PART XI, LINE 2D - OTHER ADJUSTMENTS:

“Related organization revenues 130,312,624. Intercompany eliminations -3,914,801. Grant revenue not included on 990, reclass to php”

PART XI, LINE 4B - OTHER ADJUSTMENTS:

“FUNDRAISING EXPENSES”

PART XII, LINE 2D - OTHER ADJUSTMENTS:

“Related organization expenses 128,870,345. Intercompany eliminations -1,414,801. Grant related expenses not included on 990, reclass to php fundraising expenses”

Raw XML AppendixShowing 400 of 1,366 raw XML fields

This appendix keeps the raw XML leaves available for debugging and edge-case review. The human report above is the primary experience.

Path#Value
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IRS990/Form990PartVIISectionAGrp/TitleTxt28BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt29PRESIDENT & CEO

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