Civic Intelligence

University Student Housing

990 • Fiscal year 2020 • EIN 82-0571540

Jul 01, 2019 to Jun 30, 2020 • Filed on May 11, 2021

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

98th percentile

1.35x

Higher debt load relative to assets than 98% of similar nonprofits.

2020 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2020

Liabilities / Revenue

95th percentile

9.66x

Higher debt load relative to revenue than 95% of similar nonprofits.

2020 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2020

Net Margin

31st percentile

-0.7%

Higher net margin than 31% of similar nonprofits.

2020 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2020

Top Officer Pay

24th percentile

$282,928

Higher top officer pay than 24% of similar nonprofits.

Top officer pay equals 1.1% of source-year revenue.

2020 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2020

Asset Growth

7th percentile

-7.1%

Faster asset growth than 7% of similar nonprofits.

2020 filings • 501(c)3 • $100M-$250M nonprofits • Annualized from 2019 to 2020

Revenue Growth

14th percentile

-21%

Faster revenue growth than 14% of similar nonprofits.

2020 filings • 501(c)3 • $100M-$250M nonprofits • Annualized from 2019 to 2020

Balance Sheet
Liabilities / Assets98th percentile

Assets

Down

$177,922,754

Down $13,669,394 (-7.1%) from 2019

Net Assets

Down

-$61,846,370

Down $11,468,052 (-23%) from 2019

Liabilities

Down

$239,769,124

Down $2,201,342 (-0.9%) from 2019

Revenue And Expenses
Liabilities / Revenue95th percentileNet Margin31st percentile

Revenue

Down

$24,817,214

Down $6,667,098 (-21%) from 2019

Expenses

Down

$25,003,110

Down $3,898,548 (-13%) from 2019

Net Income

Down

-$185,896

Down $2,768,550 (-107%) from 2019

Historical Trend

Balance Sheet Trend

Asset Growth7th 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

2020

Assets$177,922,754
Liabilities$239,769,124
Net Assets-$61,846,370
Open 2020 Filing

Operations Trend

Revenue Growth14th 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

2020

Revenue$24,817,214
Expenses$25,003,110
Net Income-$185,896
Open 2020 Filing
Jump To
Filing Snapshot
Filing Period
Jul 1, 2019 to Jun 30, 2020
Signed
May 11, 2021
Return Version
2019v5.2
Gross Receipts
$24,893,231
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$139,928,047$140,786,965▲ $858,918
Savings and Temporary Cash Investments$30,333,916$35,618,946▲ $5,285,030
Investments in Publicly Traded Securities$6,020,215$0▼ $6,020,215
Accounts Receivable$14,124,224$914,777▼ $13,209,447
Prepaid Expenses and Deferred Charges$733,027$468,836▼ $264,191
Cash and Non-Interest-Bearing Accounts$405,609$120,508▼ $285,101
Total Assets$191,592,148$177,922,754▼ $13,669,394
Other Assets Total$47,110$12,722▼ $34,388
Liabilities
Tax Exempt Bond Liabilities$168,884,918$169,560,978▲ $676,060
Other Liabilities$28,028,036$36,556,913▲ $8,528,877
Mortgage Notes Payable Secured by Investment Property$26,824,690$26,375,128▼ $449,562
Accounts Payable and Accrued Expenses$3,798,388$6,765,128▲ $2,966,740
Unsecured Notes Loans Payable-$420,000-
Deferred Revenue$14,434,434$90,977▼ $14,343,457
Total Liabilities$241,970,466$239,769,124▼ $2,201,342
Net Assets / Fund Balance
Net Assets Without Donor Restrictions$-50,378,318$-61,846,370▼ $11,468,052
Total Net Assets Fund Balance$-50,378,318$-61,846,370▼ $11,468,052
Total Liabilities and Net Assets / Fund Balance$191,592,148$177,922,754▼ $13,669,394

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$127,616,911$67,500,754$195,117,665
Equipment$7,578,106$4,008,307$11,586,413
Other Land Buildings$5,484,475-$5,484,475
Leasehold Improvements$107,473$56,846$164,319
Compensation and Service Providers
Top Officer Pay24th percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
Michelle GinsbergChief Housing OfficerFT$99,180$25,485$124,665
Marie ColapreteChief Human ResourcesPT-$121,200$121,200

Board Members and Trustees

NameTitle
John H BakerPresident
Colonel Deborah J ChaseVice President
Dr David HolveckTrustee
Dr Donald E LeiseyTrustee
Dr Joan M KaminskiTrustee
Dr Maury HobermanTrustee
Dr Tahany NaggarTrustee
Edward N CollisonTrustee
Eric BossardTrustee
J Alan ButcherTrustee
James ShinehouseTrustee
John N NickolasTrustee
Keith BealeTrustee
Kristen FedenTrustee
Lewis Raibley IiiTrustee
Marisa TilghmanTrustee
May VanTrustee
Michael PeichTrustee
Millie CassidyTrustee
Paul D EmrickTrustee
Robert PlucienikTrustee
Cindy RayCFO (began 2/1/20)
Jennifer CoffeyCFO (until 9/16/19)
Christopher MomineyChief Executive Officer
Dr Sandra F MatherSecretary
Kathleen LeidheiserTreasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
West Chester UniversityPublic Safety, Resid Life, Telecom700 S HIGH STREET, West Chester, PA 19383$2,136,382
Sodexo INC & AffiliatesJanitorial ServicesPO BOX 360170, Pittsburgh, PA 15251$1,594,652
West Chester Mechanical ContractorsHvac Services20 MCDONALD BLVD STE 3, Aston, PA 19014$283,968
Brightview Landscapes LLCLandscaping ServicesPO BOX 740655, Atlanta, GA 30374$205,367
Aj BlosenskiWaste ManagementPO BOX 392, Elverson, PA 19520$175,084
Revenue and Support

Revenue Composition

Contributions and Grants
$0
Program Service Revenue
$24,348,577
Investment Income
$360,668
Other Revenue
$107,969
Change in Net Assets
$-185,896

Audited Revenue Reconciliation

Revenue per Audited Statements
$24,893,231
Revenue Not Reported on Financial Statements
$-76,017
Revenue Not Reported on Form 990
$-11,174,107
Other Revenue Adjustments
$-76,017
Total Revenue per Audited Statements
$13,719,124
Total Revenue per Form 990
$24,817,214
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$21,760,685
Salaries, Compensation, and Employee Benefits$2,854,572
Grants and Similar Amounts Paid$387,853
Professional Fundraising Fees$0
Total Fundraising Expense$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Occupancy$11,588,070--$11,588,070
Depreciation Depletion$5,668,938--$5,668,938
Other Salaries and Wages$1,722,850$405,410-$2,128,260
Fees for Services Other$1,773,835--$1,773,835
Other Employee Benefits$272,224$50,220-$322,444
Grants to Domestic Individuals$293,993--$293,993
Information Technology$252,813--$252,813
Insurance$145,202--$145,202
Payroll Taxes$106,360$37,427-$143,787
Pension Plan Contributions$100,001$37,065-$137,066
Current Officers, Directors, Trustees, and Key Employees-$123,015-$123,015
Fees for Services Legal$121,779--$121,779
Office Expenses$101,905--$101,905
Grants to Domestic Orgs$93,860--$93,860
All Other Expenses$73,194--$73,194
Fees for Services Accounting-$72,773-$72,773
Other Expenses$47,517--$47,517
Travel$16,283--$16,283
Advertising$10,868--$10,868
Conferences and Meetings$88--$88
Total Functional Expenses$24,277,200$725,910$0$25,003,110

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Audited Statements$25,187,176
Expenses per Audited Statements$25,003,110
Total Expenses per Form 990$25,003,110
Expenses Not Reported on Form 990$184,066
Expenses Not Reported on Financial Statements$0
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
West Chester University of PennsylvaniaWest Chester, PA501(c)(3)To Support and Promote Scholarships and University Programs.$93,860
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$34,955,613
Due to West Chester University$1,492,688
Due to West Chester University Foundation$108,612

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
AChester County Industrial Development Authority2020-01-17$9,000,000Repairs and renovations to village apartments

Bond Proceeds

BondTotal ProceedsSpentRetiredIssuance Costs
B$96,938,953$96,100,000$8,928,953$838,953
A$58,599,809$3,214,870$32,624,809$1,000,281
D$38,205,000$38,205,000$6,105,000-
C$19,241,435$19,241,435$1,854,910$147,222
A$5,575,590$2,180,189--

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 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
No
Other officer compensation reviewed
No
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

“Conflict-of-interest forms are completed annually 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/her 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 or herself from topics and voting on issues related to the conflict.”

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
2021-05-11
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Christopher Mominey
Formed
2002
Legal Domicile
Pa
Voting Board Members
23
Independent Board Members
23
Employees
108
Volunteers
290

Preparer

Firm
Baker Tilly US 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 -11,336,020. Adjustment to grant overaccrual 53,864.”

Financial Statement Notes

PART X, LINE 2:

“Management has evaluated substantive tax positions taken by the foundation as of june 30, 2020 and 2019. 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 nonrecognition of an existing tax benefit. As of june 30, 2020 and 2019, the foundation had no material unrecognized tax benefits or liabilities. The foundation's and ush's federal exempt organization business income tax returns for 2019, 2018 and 2017 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 -11,336,020. Adjustment to grant overaccrual 53,864.”

PART XI, LINE 4B - OTHER ADJUSTMENTS:

“RENTAL EXPENSE -76,017.”

PART XII, LINE 2D - OTHER ADJUSTMENTS:

“RENTAL EXPENSE 76,017.”

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 1,007 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/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/PersonNm6COLONEL DEBORAH J CHASE
IRS990/Form990PartVIISectionAGrp/PersonNm7KATHLEEN LEIDHEISER
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IRS990/Form990PartVIISectionAGrp/PersonNm23LEWIS RAIBLEY III
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IRS990/Form990PartVIISectionAGrp/TitleTxt0CHIEF EXECUTIVE OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt1CFO (UNTIL 9/16/19)
IRS990/Form990PartVIISectionAGrp/TitleTxt2CHIEF HOUSING OFFICER
IRS990/Form990PartVIISectionAGrp/TitleTxt3CHIEF HUMAN RESOURCES
IRS990/Form990PartVIISectionAGrp/TitleTxt4CFO (BEGAN 2/1/20)
IRS990/Form990PartVIISectionAGrp/TitleTxt5PRESIDENT
IRS990/Form990PartVIISectionAGrp/TitleTxt6VICE PRESIDENT
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Document Assets

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Filings

Displayed year

2020 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$177,922,754
Liabilities
$239,769,124
Net assets
-$61,846,370
Revenue
$24,817,214
Expenses
$25,003,110
Net income
-$185,896
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
2020Detailed filing. Detailed filing data is available for this year.$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