Civic Intelligence

University Student Housing

990 • Fiscal year 2019 • EIN 82-0571540

Jul 01, 2018 to Jun 30, 2019 • Filed on May 13, 2020

Organization ProfileWWW.WCUHOUSING.COM

View Organization Page

202 Carter DriveWest Chester, PA 19382

(610) 436-2868

Siviq Scores

Precomputed percentiles for this filing year versus similar nonprofits in the same peer cohort.

Liabilities / Assets

97th percentile

1.26x

Higher debt load relative to assets than 97% of similar nonprofits.

2019 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2019

Liabilities / Revenue

94th percentile

7.69x

Higher debt load relative to revenue than 94% of similar nonprofits.

2019 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2019

Net Margin

63rd percentile

8.2%

Higher net margin than 63% of similar nonprofits.

2019 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2019

Top Officer Pay

10th percentile

$182,780

Higher top officer pay than 10% of similar nonprofits.

Top officer pay equals 0.6% of source-year revenue.

2019 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2019

Asset Growth

20th percentile

-1.5%

Faster asset growth than 20% of similar nonprofits.

2019 filings • 501(c)3 • $100M-$250M nonprofits • Annualized from 2018 to 2019

Revenue Growth

48th percentile

3.5%

Faster revenue growth than 48% of similar nonprofits.

2019 filings • 501(c)3 • $100M-$250M nonprofits • Annualized from 2018 to 2019

Balance Sheet
Liabilities / Assets97th percentile

Assets

Down

$191,592,148

Down $2,838,948 (-1.5%) from 2018

Net Assets

Down

-$50,378,318

Down $3,998,018 (-8.6%) from 2018

Liabilities

Up

$241,970,466

Up $1,159,070 (+0.5%) from 2018

Revenue And Expenses
Liabilities / Revenue94th percentileNet Margin63rd percentile

Revenue

Up

$31,484,312

Up $1,068,295 (+3.5%) from 2018

Expenses

Up

$28,901,658

Up $361,973 (+1.3%) from 2018

Net Income

Up

$2,582,654

Up $706,322 (+38%) from 2018

Historical Trend

Balance Sheet Trend

Asset Growth20th percentile

The highlighted filing sits inside the broader history for assets, liabilities, and net assets.

$300M$200M$100M$0-$100MAssets 2010: $137,798,668Liabilities 2010: $161,853,550Net Assets 2010: -$24,054,8822010Assets 2011: $133,354,819Liabilities 2011: $157,262,792Net Assets 2011: -$23,907,9732011Assets 2012: $130,339,355Liabilities 2012: $178,616,557Net Assets 2012: -$48,277,2022012Assets 2013: $200,775,853Liabilities 2013: $238,423,181Net Assets 2013: -$37,647,3282013Assets 2014: $206,228,474Liabilities 2014: $246,018,190Net Assets 2014: -$39,789,7162014Assets 2015: $200,585,401Liabilities 2015: $250,341,567Net Assets 2015: -$49,756,1662015Assets 2016: $192,275,036Liabilities 2016: $254,330,070Net Assets 2016: -$62,055,0342016Assets 2017: $185,095,360Liabilities 2017: $239,399,749Net Assets 2017: -$54,304,3892017Assets 2018: $194,431,096Liabilities 2018: $240,811,396Net Assets 2018: -$46,380,3002018Assets 2019: $191,592,148Liabilities 2019: $241,970,466Net Assets 2019: -$50,378,3182019Assets 2020: $177,922,754Liabilities 2020: $239,769,124Net Assets 2020: -$61,846,3702020Assets 2021: $161,564,607Liabilities 2021: $227,720,651Net Assets 2021: -$66,156,0442021Assets 2022: $167,513,595Liabilities 2022: $212,271,422Net Assets 2022: -$44,757,8272022Assets 2023: $170,051,932Liabilities 2023: $199,693,770Net Assets 2023: -$29,641,8382023Assets 2024: $173,350,026Liabilities 2024: $190,688,685Net Assets 2024: -$17,338,6592024

Highlighted filing

2019

Assets$191,592,148
Liabilities$241,970,466
Net Assets-$50,378,318
Open 2019 Filing

Operations Trend

Revenue Growth48th percentile

Revenue, expenses, and net income across loaded years, with this filing highlighted.

$40M$20M$0-$20MExpenses 2010: $17,657,0912010Revenue 2011: $17,356,358Expenses 2011: $19,160,847Net Income 2011: -$1,804,4892011Expenses 2012: $19,486,9602012Expenses 2013: $19,779,3022013Revenue 2014: $22,529,969Expenses 2014: $22,716,332Net Income 2014: -$186,3632014Revenue 2015: $28,579,296Expenses 2015: $27,001,766Net Income 2015: $1,577,5302015Revenue 2016: $28,919,170Expenses 2016: $27,668,478Net Income 2016: $1,250,6922016Revenue 2017: $29,745,662Expenses 2017: $32,405,868Net Income 2017: -$2,660,2062017Revenue 2018: $30,416,017Expenses 2018: $28,539,685Net Income 2018: $1,876,3322018Revenue 2019: $31,484,312Expenses 2019: $28,901,658Net Income 2019: $2,582,6542019Revenue 2020: $24,817,214Expenses 2020: $25,003,110Net Income 2020: -$185,8962020Revenue 2021: $4,536,833Expenses 2021: $18,060,532Net Income 2021: -$13,523,6992021Revenue 2022: $32,752,898Expenses 2022: $24,393,639Net Income 2022: $8,359,2592022Revenue 2023: $34,199,270Expenses 2023: $24,244,431Net Income 2023: $9,954,8392023Revenue 2024: $35,094,676Expenses 2024: $25,297,911Net Income 2024: $9,796,7652024

Highlighted filing

2019

Revenue$31,484,312
Expenses$28,901,658
Net Income$2,582,654
Open 2019 Filing
Jump To
Filing Snapshot
Filing Period
Jul 1, 2018 to Jun 30, 2019
Signed
May 13, 2020
Return Version
2018v3.1
Gross Receipts
$31,628,836
Mission and Program Overview

Mission

University student housing was organized for the charitable, scientific and educational purposes exclusively for the benefit and support of the west chester university foundation, and as such owns, constructs, operates, manages, and maintains housing facilities for the benefit of west chester university and its students.

Owns, constructs, manages, and maintains student housing facilities used by west chester university

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$144,517,686$139,928,047▼ $4,589,639
Savings and Temporary Cash Investments$33,065,902$30,333,916▼ $2,731,986
Accounts Receivable$14,403,227$14,124,224▼ $279,003
Investments in Publicly Traded Securities$1,852,211$6,020,215▲ $4,168,004
Prepaid Expenses and Deferred Charges$298,846$733,027▲ $434,181
Cash and Non-Interest-Bearing Accounts$216,787$405,609▲ $188,822
Total Assets$194,431,096$191,592,148▼ $2,838,948
Other Assets Total$76,437$47,110▼ $29,327
Liabilities
Tax Exempt Bond Liabilities$173,265,068$168,884,918▼ $4,380,150
Other Liabilities$22,370,494$28,028,036▲ $5,657,542
Mortgage Notes Payable Secured by Investment Property$27,260,613$26,824,690▼ $435,923
Deferred Revenue$14,288,373$14,434,434▲ $146,061
Accounts Payable and Accrued Expenses$3,626,848$3,798,388▲ $171,540
Total Liabilities$240,811,396$241,970,466▲ $1,159,070
Net Assets / Fund Balance
Unrestricted Net Assets$-46,380,300$-50,378,318▼ $3,998,018
Total Net Assets Fund Balance$-46,380,300$-50,378,318▼ $3,998,018
Total Liabilities and Net Assets / Fund Balance$194,431,096$191,592,148▼ $2,838,948

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$131,778,717$62,345,678$194,124,395
Equipment$7,591,667$3,591,685$11,183,352
Other Land Buildings$446,117-$446,117
Leasehold Improvements$111,546$52,773$164,319
Compensation and Service Providers
Top Officer Pay10th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Michael SelbyChief Operations OfficerFT$139,381$19,451$158,832
Meredith SossmanChief Development Officer-$15,404$116,635$132,039
Jennifer CoffeyCFO (until 9/16/19)PT$67,139$23,251$90,390
Christopher MomineyChief Executive OfficerPT$30,614$43,662$74,276

Board Members and Trustees

NameTitle
Paula D Shaffner EsqPresident
Colonel Deborah J ChaseVice President
Christine WarrenTrustee
David HolveckTrustee
Donald E LeiseyTrustee
Dr Maury HobermanTrustee
Dr Sandra F MatherTrustee
Edward N CollisonTrustee
Frank BrancaTrustee
J Alan ButcherTrustee
James ShinehouseTrustee
Joan M KaminskiTrustee
John N NickolasTrustee
Keith BealeTrustee
Lewis Raibley IiiTrustee
May VanTrustee
Michael PeichTrustee
Millie CassidyTrustee
Paul D EmrickTrustee
Robert PlucienikTrustee
Roger WareTrustee
Tahany NaggarTrustee
Thomas a FillippoTrustee
Dr John a GontarzTRUSTEE (RES. MARCH '19)
Cindy RayCFO (began 2/1/20)
John H BakerSecretary
Kathleen LeidheiserTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
West Chester UniversityPublic Safety, Resid Life, Telecom700 S HIGH STREET, West Chester, PA 19383$2,156,029
Sodexo INC & AffiliatesJanitorial ServicesPO BOX 360170, Pittsburgh, PA 15251$1,243,809
West Chester Mechanical ContractorsHvac Services20 MC DONALD BLVD STE 3, Aston, PA 19014$262,979
Brightview Landscapes LLCLandscaping ServicesPO BOX 740655, Atlanta, GA 30374$212,472
Aj BlosenskiTrash ServicesPO BOX 392, Elverson, IL 19520$152,461
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$30,771,254
Investment Income
$586,999
Other Revenue
$126,059
Change in Net Assets
$2,582,654

Audited Revenue Reconciliation

Revenue per Audited Statements
$31,628,836
Revenue Not Reported on Financial Statements
$-144,524
Revenue Not Reported on Form 990
$-6,580,672
Other Revenue Adjustments
$-144,524
Total Revenue per Audited Statements
$25,048,164
Total Revenue per Form 990
$31,484,312
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$22,820,041
Salaries, Compensation, and Employee Benefits$3,182,587
Grants and Similar Amounts Paid$2,899,030
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$11,482,570--$11,482,570
Depreciation Depletion$5,897,205--$5,897,205
Grants to Domestic Orgs$2,592,090--$2,592,090
Fees for Services Other$2,419,778--$2,419,778
Other Salaries and Wages$2,087,160$281,492-$2,368,652
Other Employee Benefits$281,873$39,077-$320,950
Grants to Domestic Individuals$306,940--$306,940
Information Technology$247,618--$247,618
Current Officers, Directors, Trustees, and Key Employees-$208,723-$208,723
All Other Expenses$200,303--$200,303
Payroll Taxes$119,559$38,948-$158,507
Insurance$137,556--$137,556
Pension Plan Contributions$100,612$25,143-$125,755
Other Expenses$103,064--$103,064
Fees for Services Accounting-$91,658-$91,658
Office Expenses$69,583--$69,583
Advertising$63,924--$63,924
Fees for Services Legal$26,291--$26,291
Travel$24,300--$24,300
Conferences and Meetings$5,148--$5,148
Total Functional Expenses$28,216,617$685,041$0$28,901,658

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$29,046,182
Expenses per Audited Statements$28,901,658
Total Expenses per Form 990$28,901,658
Expenses Not Reported on Form 990$144,524
Expenses Not Reported on Financial Statements$0
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
West Chester University FoundationWest Chester, PA-SUPPORT WCUF'S CHARITABLE PURPOSE$2,559,090
Borough of West ChesterWest Chester, PA501(c)(3)To Fund a Security Patrol Program During High Student Activity$33,000
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
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
Interest Rate Swap Liability$23,619,593
Due to West Chester University Foundation$2,947,967
Due to West Chester University$1,460,476

Bond Issues

BondIssuerIssuedIssue PricePurpose
BChester County Industrial Development Authority2014-11-03$96,938,953SEE PART VI
AChester County Industrial Development Authority2013-03-05$58,599,809SEE PART VI
DChester County Industrial Development Authority2016-05-19$38,205,000Current refunding of bonds issued 9/5/13
CChester County Industrial Development Authority2016-05-19$19,241,435Current refunding of bonds issued 8/28/12

Bond Proceeds

BondTotal ProceedsSpentRetiredIssuance Costs
B$96,938,953$96,100,000$6,843,953$838,953
A$58,599,809$3,214,870$32,079,809$1,000,281
D$38,205,000$38,205,000$4,495,000-
C$19,241,435$19,241,435$1,379,495-

Bond Financing Compliance

No rebate due
Yes
Rebate not yet due
No
Form 8038-T filed
No
Gross proceeds invested
No
Gross proceeds invested in GIC
No
Exception to rebate
No
Corrective action procedures
Yes
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 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
Yes
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section A, Line 1

“The executive committee is composed of the officers of university student housing, the president of west chester university (wcu), the vice president for advancement of wcu, the vice president for administration and finance, and the executive director of wcu foundation. The executive committee is authorized to act for the board between its regular meetings. The executive committee has and may exercise all of the powers and authority of the board in the management of university student housing, llc.”

Form 990, Part VI, Section A, Line 6

“The sole member of university student housing, llc is the west chester university foundation, a tax-exempt organization.”

Form 990, Part VI, Section A, Line 7A

“The board consists of six ex-officio members and twenty-six other members, who are divided into three approximately equal classes. The term of office of one class expires each year. Each class is elected by the board for terms of three years. Each manager, excluding ex-officio managers, is entitled to one vote.”

Form 990, Part VI, Section A, Line 7B

“The organization's sole member, west chester university foundation, has certain rights, including the following: 1) the organization may be dissolved upon the decision of the sole member. 2) the organization's operating agreement shall not be amended without the consent of the sole member.”

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

“The chief financial officer reviews the 990 draft in detail and changes are sent to the tax preparer. Once the final 990 has been approved by the chief financial officer, the draft 990 is provided to each trustee for review and comments in advance of the filing deadline.”

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

“Annually conflict-of-interest forms are completed by each manager disclosing circumstances that might dissuade them from acting in the best interest of university student housing. In addition, managers shall make prompt and full disclosure to the board of a prospective situation that may involve a conflict of interest as soon as that conflict is known. This disclosure should be made a matter of the record, either through an annual procedure or when the interest becomes a matter of board action. If a conflict of interest should arise, the executive director and the board member should promptly resolve the matter and the resolution should be recorded in the minutes of the board. Managers with conflicts shall remove themselves from negotiations, decisions, deliberations, or votes involving the conflict. This shall not be construed as preventing the manager from stating his position in the matter or from answering pertinent questions from the board when his/her knowledge may be of assistance. Family and business relationships are explicitly mentioned in the policy as sources of potential conflicts. Managers and employees are expected to volunteer conflicts of interest as they arise to the executive director. The executive director determines whether a conflict of interest exists, and requests the manager or employee to recuse himself from topics and voting on issues related to the conflict.”

Form 990, Part VI, Section B, Line 15

“The executive director's compensation is approved in advance by the board of trustees' nominating and human resource committee. Prior to making the determination, the committee obtains compensation data of at least three comparable organizations in similar communities for similar service. In addition, board members are invited to offer feedback to the committee on the performance-based goals established for the position. The committee documents the basis for its decision concurrently with making the determination. Compensation is defined in the executive director's three-year employment contract. In september 2018, a one-year contract was executed for the period september 1, 2018 through august 31, 2019 and amended on july 1, 2019 to extend through june 30, 2021. The chief financial officer and other key employee compensation is evaluated by the board as part of the process used to determine the compensation for the organization's employees.”

Form 990, Part VI, Section C, Line 19

“The governing documents, conflict of interest policy, and financial statements are available to the public upon request.”

Filing and Contact Details

Filer

Filer Name
University Student Housing
EIN
82-0571540
Phone
6104362868
Address
202 CARTER DRIVE, WEST CHESTER, PA 19382

Signing Officer

Name
Cindy Ray
Title
Chief Financial Officer
Phone
6104362868
Signed
2020-05-13
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Christopher Mominey
Formed
2002
Legal Domicile
Pa
Voting Board Members
25
Independent Board Members
25
Employees
112
Volunteers
304

Preparer

Firm
Baker Tilly Virchow Krause Llp
Address
1570 FRUITVILLE PIKE SUITE 400, LANCASTER, PA 17601
Preparer
Kerri N Bogda CPA
Phone
7177404863
Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Change in fair value of interest rate swap liability -6,580,672.”

Financial Statement Notes

PART X, LINE 2:

“Management has evaluated substantive tax positions taken by the foundation as of june 30, 2019 and 2018. A tax position is recognized as a benefit only if it is "more-likely-than-not" that the tax position would be sustained in a tax examination, with a tax examination being presumed to occur. The amount recognized is the largest amount of tax benefit that has a likelihood of being realized on examination of more than 50 percent. For tax positions not meeting the "more-likely-than-not" test, no tax benefit is recorded. Management believes no significant uncertain tax positions exist, either individually or in the aggregate, that would give rise to the non-recognition of an existing tax benefit. As of june 30, 2019 and 2018, the foundation had no material unrecognized tax benefits or liabilities. The foundation's and ush's federal exempt organization business income tax returns for 2018, 2017 and 2016 remain subject to examination by the irs, generally for three years after the date the returns were filed.”

PART XI, LINE 2D - OTHER ADJUSTMENTS:

“Change in fair value of interest rate swap liability -6,580,672.”

PART XI, LINE 4B - OTHER ADJUSTMENTS:

“RENTAL EXPENSE -144,524.”

PART XII, LINE 2D - OTHER ADJUSTMENTS:

“RENTAL EXPENSE 144,524.”

SCHEDULE D, PARTS XI, XII AND XIII:

“The organization did not participate in separate, stand-alone audited financial statements. Consolidating schedules are located in the back of the consolidated audited financial statements. Schedule d parts xi, xii, and xiii, although not required, have been prepared to reconcile these consolidating schedules to the financial information on this form 990.”

Raw XML AppendixShowing 400 of 999 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.

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IRS990/Desc0UNIVERSITY STUDENT HOUSING, LLC ("USH") OPERATES AND MANAGES STUDENT HOUSING FACILITIES FOR 2,962 RESIDENTS FOR THE BENEFIT OF WEST CHESTER UNIVERSITY OF PENNSYLVANIA ("WCU"). USH MANAGES FIVE COMFORTABLE RESIDENT COMMUNITIES LOCATED ON THE WEST CHESTER UNIVERSITY CAMPUS. USH IS RESPONSIBLE FOR THE DAY-TO-DAY MANAGEMENT OF THE COMMUNITIES. THE RESIDENCE LIFE STAFF FOR EACH COMMUNITY HANDLES ALL STUDENT-RELATED ISSUES AND IS MANAGED BY WCU. ALL USH COMMUNITIES ARE PATROLLED AND MONITORED BY WCU PUBLIC SAFETY. EACH USH COMMUNITY FEATURES PRIVATE AND SEMI-PRIVATE AIR-CONDITIONED SUITES, AN ON-SITE FITNESS CENTER, SPACIOUS STUDENT LOUNGES AND GAME ROOMS, FREE LAUNDRY AT THE RESIDENCE HALLS, CABLE TV AND ETHERNET SERVICE, AND FULL KITCHEN AND VENDING AREAS.
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IRS990/Form990PartVIISectionAGrp/TitleTxt30CHIEF DEVELOPMENT OFFICER
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Document Assets

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Filings

Displayed year

2019 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$191,592,148
Liabilities
$241,970,466
Net assets
-$50,378,318
Revenue
$31,484,312
Expenses
$28,901,658
Net income
$2,582,654
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$173$191$17.3$35.1$25.3$9.80
2023XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$170$200$29.6$34.2$24.2$9.95
2022Detailed filing. Detailed filing data is available for this year.$168$212$44.8$32.8$24.4$8.36
2021Detailed filing. Detailed filing data is available for this year.$162$228$66.2$4.54$18.1$13.5
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$178$240$61.8$24.8$25.0$0.19
2019Detailed filing. Detailed filing data is available for this year.$192$242$50.4$31.5$28.9$2.58
2018Detailed filing. Detailed filing data is available for this year.$194$241$46.4$30.4$28.5$1.88
2017Detailed filing. Detailed filing data is available for this year.$185$239$54.3$29.7$32.4$2.66
2016Detailed filing. Detailed filing data is available for this year.$192$254$62.1$28.9$27.7$1.25
2015XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$201$250$49.8$28.6$27.0$1.58
2014Detailed filing. Detailed filing data is available for this year.$206$246$39.8$22.5$22.7$0.19
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.$201$238$37.6$19.8
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$130$179$48.3$19.5
2011Summary only. Only limited summary data is available for this year.$133$157$23.9$17.4$19.2$1.80
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$138$162$24.1$17.7