Civic Intelligence

Housing Partnership of Chester County Inc

EIN 23-2550366 • 501(c)3 • Downingtown, PA

Profile

To improve the quality of life for low-to-moderate income people of Chester County, PA, by providing the ability to acquire and maintain decent affordable housing.

41 West Lancaster AvenueDowningtown, PA 19335

housingpartnershipcc.com

Siviq Scores

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

Liabilities / Assets

89th percentile

0.76x

Higher debt load relative to assets than 89% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Liabilities / Revenue

88th percentile

0.95x

Higher debt load relative to revenue than 88% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Net Margin

39th percentile

0.0%

Higher net margin than 39% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Top Officer Pay

67th percentile

$100,800

Higher top officer pay than 67% of similar nonprofits.

Top officer pay equals 7.8% of source-year revenue.

501(c)3 • $1M-$5M nonprofits • Source year 2024

Asset Growth

4th percentile

-52%

Faster asset growth than 4% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Revenue Growth

87th percentile

72%

Faster revenue growth than 87% of similar nonprofits.

501(c)3 • $1M-$5M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets89th percentile

Assets

Down

$1,619,890

Down $1,725,117 (-52%) from 2023

Liabilities

Down

$1,228,846

Down $1,725,364 (-58%) from 2023

Net Assets

Up

$391,044

Up $247 (+0.1%) from 2023

Operations
Liabilities / Revenue88th percentileNet Margin39th percentile

Revenue

Up

$1,298,578

Up $542,323 (+72%) from 2023

Expenses

Up

$1,298,331

Up $441,589 (+52%) from 2023

Net Income

Up

$247

Up $100,734 (+100%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth4th percentile

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

$6.0M$4.0M$2.0M$0Assets 2010: $3,515,445Liabilities 2010: $3,404,738Net Assets 2010: $110,7072010Assets 2011: $3,524,874Liabilities 2011: $3,407,734Net Assets 2011: $117,1402011Assets 2012: $3,697,235Liabilities 2012: $3,536,584Net Assets 2012: $160,6512012Assets 2013: $3,651,193Liabilities 2013: $3,447,000Net Assets 2013: $204,1932013Assets 2014: $3,723,558Liabilities 2014: $3,414,889Net Assets 2014: $308,6692014Assets 2015: $3,772,306Liabilities 2015: $3,484,894Net Assets 2015: $287,4122015Assets 2016: $3,769,568Liabilities 2016: $3,430,019Net Assets 2016: $339,5492016Assets 2017: $3,720,677Liabilities 2017: $3,387,531Net Assets 2017: $333,1462017Assets 2018: $3,612,327Liabilities 2018: $3,280,440Net Assets 2018: $331,8872018Assets 2019: $3,921,065Liabilities 2019: $3,510,474Net Assets 2019: $410,5912019Assets 2020: $3,860,606Liabilities 2020: $3,461,236Net Assets 2020: $399,3702020Assets 2021: $3,988,150Liabilities 2021: $3,531,065Net Assets 2021: $457,0852021Assets 2022: $4,131,703Liabilities 2022: $3,640,419Net Assets 2022: $491,2842022Assets 2023: $3,345,007Liabilities 2023: $2,954,210Net Assets 2023: $390,7972023Assets 2024: $1,619,890Liabilities 2024: $1,228,846Net Assets 2024: $391,0442024

Highlighted filing

2024

Assets$1,619,890
Liabilities$1,228,846
Net Assets$391,044
Open 2024 Filing

Operations Trend

Revenue Growth87th percentile

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

$2.0M$1.5M$1.0M$500K$0-$500KExpenses 2010: $1,037,6312010Expenses 2011: $941,6032011Expenses 2012: $851,2942012Revenue 2013: $1,516,607Expenses 2013: $1,473,065Net Income 2013: $43,5422013Revenue 2014: $1,098,366Expenses 2014: $993,890Net Income 2014: $104,4762014Revenue 2015: $1,067,291Expenses 2015: $1,088,548Net Income 2015: -$21,2572015Revenue 2016: $1,200,838Expenses 2016: $1,148,701Net Income 2016: $52,1372016Revenue 2017: $955,141Expenses 2017: $961,544Net Income 2017: -$6,4032017Revenue 2018: $1,024,685Expenses 2018: $1,025,944Net Income 2018: -$1,2592018Revenue 2019: $1,525,832Expenses 2019: $1,447,128Net Income 2019: $78,7042019Revenue 2020: $981,020Expenses 2020: $992,241Net Income 2020: -$11,2212020Revenue 2021: $1,216,230Expenses 2021: $1,158,515Net Income 2021: $57,7152021Revenue 2022: $694,632Expenses 2022: $660,433Net Income 2022: $34,1992022Revenue 2023: $756,255Expenses 2023: $856,742Net Income 2023: -$100,4872023Revenue 2024: $1,298,578Expenses 2024: $1,298,331Net Income 2024: $2472024

Highlighted filing

2024

Revenue$1,298,578
Expenses$1,298,331
Net Income$247
Open 2024 Filing

Filings

Most recent year

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

Open filing
Assets
$1,619,890
Liabilities
$1,228,846
Net assets
$391,044
Revenue
$1,298,578
Expenses
$1,298,331
Net income
$247
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Detailed filing. Detailed filing data is available for this year.$1.62$1.23$0.39$1.30$1.30$0.00
2023Detailed filing. Detailed filing data is available for this year.$3.35$2.95$0.39$0.76$0.86$0.10
2022Detailed filing. Detailed filing data is available for this year.$4.13$3.64$0.49$0.69$0.66$0.03
2021Detailed filing. Detailed filing data is available for this year.$3.99$3.53$0.46$1.22$1.16$0.06
2020Detailed filing. Detailed filing data is available for this year.$3.86$3.46$0.40$0.98$0.99$0.01
2019Detailed filing. Detailed filing data is available for this year.$3.92$3.51$0.41$1.53$1.45$0.08
2018Detailed filing. Detailed filing data is available for this year.$3.61$3.28$0.33$1.02$1.03$0.00
2017Detailed filing. Detailed filing data is available for this year.$3.72$3.39$0.33$0.96$0.96$0.01
2016Detailed filing. Detailed filing data is available for this year.$3.77$3.43$0.34$1.20$1.15$0.05
2015Detailed filing. Detailed filing data is available for this year.$3.77$3.48$0.29$1.07$1.09$0.02
2014Detailed filing. Detailed filing data is available for this year.$3.72$3.41$0.31$1.10$0.99$0.10
2013Detailed filing. Detailed filing data is available for this year.$3.65$3.45$0.20$1.52$1.47$0.04
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.70$3.54$0.16$0.85
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.52$3.41$0.12$0.94
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$3.52$3.40$0.11$1.04
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Apr 21, 2025
Return Version
2024v5.1
Gross Receipts
$1,303,569
Mission and Program Overview

Mission

To improve the quality of life for low-to-moderate income people of Chester County, PA, by providing the ability to acquire and maintain decent affordable housing.

The Housing Partnership of Chester County (HPCC) assists low-to-moderate income individuals and families in the acquisition and retention of long-term attainable housing in Chester County, helping to create and grow safe, stable communities.

Balance Sheet Detail
LineBeginningEndChange
Assets
Other Notes and Loans Receivable, Net$2,232,469$0▼ $2,232,469
Cash and Non-Interest-Bearing Accounts$842,326$1,316,741▲ $474,415
Land, Buildings, and Equipment, Net$124,656$118,417▼ $6,239
Prepaid Expenses and Deferred Charges$5,306$6,839▲ $1,533
Accounts Receivable$5,833$5,833→ $0
Pledges and Grants Receivable$0$0→ $0
Total Assets$3,345,007$1,619,890▼ $1,725,117
Other Assets Total$134,417$172,060▲ $37,643
Liabilities
Other Liabilities$2,894,529$1,174,289▼ $1,720,240
Mortgage Notes Payable Secured by Investment Property$55,067$44,734▼ $10,333
Accounts Payable and Accrued Expenses$4,614$9,823▲ $5,209
Total Liabilities$2,954,210$1,228,846▼ $1,725,364
Net Assets / Fund Balance
Net Assets With Donor Restrictions$394,576$441,381▲ $46,805
Net Assets Without Donor Restrictions$-3,779$-50,337▼ $46,558
Total Net Assets Fund Balance$390,797$391,044▲ $247
Total Liabilities and Net Assets / Fund Balance$3,345,007$1,619,890▼ $1,725,117

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$83,365$126,434$209,799
Land$29,302-$29,302
Equipment$5,750$13,653$19,403
Other Assets Org$172,060--
Compensation and Service Providers
Top Officer Pay67th percentile

Employees

NameTitleFull / Part TimeBaseTotal
Kenneth R HuttonExecutive DirectorFT$100,800$100,800

Board Members and Trustees

NameTitle
John YurkutatPresident
Joseph GangemiVice President
Andrew H StumpDirector
Anne CowburnDirector
David SweetDirector
Diane O'DwyerDirector
Ellen B Koopman EsqDirector
Gina MazzullaDirector
Roberta HealeySecretary
Christopher M BreslinTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
-Construction45 Kirby Street, Coatesville, PA 19320$247,556
Schmidt ConstructionConstruction798 Brandywine Avenue, Downingtown, PA 19335$185,386
Revenue and Support

Revenue Composition

Contributions and Grants
$562,070
Program Service Revenue
$720,608
Investment Income
$20,891
Other Revenue
$-4,991
All Other Contributions
$452,049
Change in Net Assets
$247

Audited Revenue Reconciliation

Revenue per Audited Statements
$1,298,578
Revenue Not Reported on Form 990
$4,991
Total Revenue per Audited Statements
$1,303,569
Total Revenue per Form 990
$1,298,578
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Grants and Similar Amounts Paid$707,453
Salaries, Compensation, and Employee Benefits$425,050
Other Expenses$165,828
Total Fundraising Expense$43,970
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Grants to Domestic Individuals$707,453--$707,453
Other Salaries and Wages$225,791$19,588$0$245,379
Current Officers, Directors, Trustees, and Key Employees$80,640$10,080$10,080$100,800
All Other Expenses$24,784$2,619$24,463$51,866
Other Employee Benefits$41,404$5,175$5,175$51,754
Fees for Services Accounting$35,454$3,939$0$39,393
Payroll Taxes$23,634$2,712$771$27,117
Office Expenses$15,308$1,913$1,913$19,134
Advertising$11,728$1,466$1,466$14,660
Insurance$6,095$677$0$6,772
Depreciation Depletion$5,615$624$0$6,239
Other Expenses$4,746$527$0$5,273
Travel$2,619$291$0$2,910
Interest$2,498$278$0$2,776
Conferences and Meetings$2,490$277$0$2,767
Total Functional Expenses$1,202,791$51,570$43,970$1,298,331

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$1,303,322
Expenses per Audited Statements$1,298,331
Total Expenses per Form 990$1,298,331
Expenses Not Reported on Form 990$4,991
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Fundraising Direct Expenses$4,991
Fundraising Gross Income$0
Professional Fundraising Fees$0
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
No
Subject to proxy tax
No
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Deferred income - PHARE - Rehab$400,000
Deferred income - Rehabilitation$396,385
Due to net assets with donor restrictions$172,060
Deferred income - PHARE$157,277
Deferred income - ARPA$25,497
Deferred income - Access$9,894
Deferred income - Home Maintenance$6,604
Deferred income - First Time Home Buyer$6,572
Deferred program income$0
Lease payable$0
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
No
Conflict-of-interest policy
Yes
Audited financial statements prepared
No
Key decisions subject to board approval
No
Management duties delegated
No
Filing and Contact Details

Filer

Filer Name
Housing Partnership of Chester County Inc
EIN
23-2550366
Phone
6105181522
Address
41 West Lancaster Avenue, Downingtown, PA 19335

Signing Officer

Name
Christopher M Breslin
Title
Treasurer
Phone
6105181522
Signed
2025-04-21
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Jeff Spencer
Formed
1988
Legal Domicile
Pa
Voting Board Members
10
Independent Board Members
10
Employees
6
Volunteers
13

Preparer

Firm
Robert C Bezgin CPA
Address
15 Whitney Ave, Morris Plains, NJ 07950
Preparer
Robert C Bezgin
Phone
6108732288
Supplemental Narrative

Additional Explanations

Pt VI, Line 11B

“Organization submits an electronic copy of the draft 990”

Pt VI, Line 11B

“to all Board Members for review and comment prior to”

Pt VI, Line 11B

“Board meeting and after discussion, the Board approves”

Pt VI, Line 11B

“changes and submission.”

Pt VI, Line 12C

“Organization requires annual representation from its”

Pt VI, Line 12C

“Board Members regarding conflicts of interest to be”

Pt VI, Line 12C

“discussed and approved by the entire Board. None noted.”

Pt VI, Line 15A

“Consulted with the Nonprofit Center at LaSalle University”

Pt VI, Line 15A

“to draft the structure, duties and responsibilities of the”

Pt VI, Line 15A

“Executive Director as well as appropriate compensation and”

Pt VI, Line 15A

“benefits based on industry standards. Adopted a”

Pt VI, Line 15A

“compensation structure consistent with the industry”

Pt VI, Line 15A

“standard recommendations.”

Form 990, Part III, Line 4D

“Whole Home Repair & Rehab - Funds received from a 228373. 0. 214819.”

Form 990, Part III, Line 4D

“Fuel Assistance - Home heating assistance is provided 58411. 50318. 0.”

Form 990, Part III, Line 4D

“Chester County Home Modification Program (ACCESS) - 107302. 0. 64051.”

Form 990, Part III, Line 4D

“Conservatorship is based on Pennsylvania Act 135, which allows for 79690. 0. 42723.”

Form 990, Part III, Line 4D

“Credit Counseling / Foreclosure Prevention 37100. 0. 57400.”

Financial Statement Notes

Pt XI, Line 2D

“Direct fundraising expenses are reported as expenses on the Statement of Functional Expenses on the Audited Financial Statements instead of an offset to other revenue on Part VIII, Statement of Revenue, Line 8b.”

Pt XII, Line 2D

“Direct fundraising expenses are reported as expenses on the Statement of Functional Expenses on the Audited Financial Statements instead of an offset to other revenue on Part VIII, Statement of Revenue, Line 8b.”

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IRS990/Form990PartVIISectionAGrp/PersonNm7Diane O'Dwyer
IRS990/Form990PartVIISectionAGrp/PersonNm8Andrew H Stump
IRS990/Form990PartVIISectionAGrp/PersonNm9David Sweet
IRS990/Form990PartVIISectionAGrp/PersonNm10Kenneth R Hutton
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IRS990/Form990PartVIISectionAGrp/TitleTxt0President
IRS990/Form990PartVIISectionAGrp/TitleTxt1Vice President
IRS990/Form990PartVIISectionAGrp/TitleTxt2Treasurer
IRS990/Form990PartVIISectionAGrp/TitleTxt3Secretary
IRS990/Form990PartVIISectionAGrp/TitleTxt4Director
IRS990/Form990PartVIISectionAGrp/TitleTxt5Director
IRS990/Form990PartVIISectionAGrp/TitleTxt6Director
IRS990/Form990PartVIISectionAGrp/TitleTxt7Director
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IRS990/Form990PartVIISectionAGrp/TitleTxt9Director
IRS990/Form990PartVIISectionAGrp/TitleTxt10Executive Director
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IRS990/MissionDesc0The Housing Partnership of Chester County (HPCC) assists low-to-moderate income individuals and families in the acquisition and retention of long-term attainable housing in Chester County, helping to create and grow safe, stable communities.
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IRS990/OtherExpensesGrp/Desc0Miscellaneous
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IRS990/PrincipalOfficerNm0Jeff Spencer
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IRS990/ProgramServiceRevenueGrp/Desc0Govt Grants Access
IRS990/ProgramServiceRevenueGrp/Desc1Govt Grants First Time Home Buyer
IRS990/ProgramServiceRevenueGrp/Desc2Govt Grants Home Maintenance
IRS990/ProgramServiceRevenueGrp/Desc3Govt Grants Rehabilitation
IRS990/ProgramServiceRevenueGrp/Desc4Govt Grants PHARE
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IRS990/ProgSrvcAccomActy2Grp/Desc0American Rescue Plan Act - funds received from the Federal stimulus bill to aid public health and economic recovery from the COVID-19 pandemic. Proceeds are administered by Chester County and may be used for home reconstruction and emergency home repairs.
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IRS990/ProgSrvcAccomActy3Grp/Desc0Senior Citizen Home Maintenance Program - Funds received from a contract with the Office of Housing and Community Development are used to provide basic home maintenance, repairs and access modifications for residents of Chester County, 65 years of age and older. The costs are limited to $6,000 and are considered a one-time full grant. A senior household recipient can apply a second time for assistance after a two-year waiting period.
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IRS990/ProgSrvcAccomActyOtherGrp/Desc0Whole Home Repair & Rehab - Funds received from a contract with DCD are used to administer the program helping low to moderate income home owners correct violations of: the BOCA Property Maintenance Code, Local and State Codes, and the Section 8 Housing Quality Standards. Typical violations include, but are not limited to: structural, plumbing, heating, electrical, and lead based paint problems. Handicap accessible modifications are also included in the program.
IRS990/ProgSrvcAccomActyOtherGrp/Desc1Fuel Assistance - Home heating assistance is provided for residents of Chester County, 65 years of age and older.
IRS990/ProgSrvcAccomActyOtherGrp/Desc2Chester County Home Modification Program (ACCESS) - Funds are received from a contract with Chester County Department of Community Development funded by the Pennsylvania Department of Community and Economic Development. The funds are used to provide assistance to low and moderate-income residents of Chester County, with permanent disabilities, in making their current residences more accessible.
IRS990/ProgSrvcAccomActyOtherGrp/Desc3Conservatorship is based on Pennsylvania Act 135, which allows for the appointment of a conservator to manage and rehabilitate abandoned or blighted properties. HPCC acts as the conservator and is responsible for making necessary repairs and improvements to bring the property back to productive use, ultimately benefiting the community.
IRS990/ProgSrvcAccomActyOtherGrp/Desc4Credit Counseling / Foreclosure Prevention Provides, free of charge, counseling to individuals who are having credit problems. Individual and group counseling sessions are available. Provides information for families in danger of losing their homes to foreclosure.
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