Civic Intelligence

Horizon House

990 • Fiscal year 2023 • EIN 91-0725802

Jan 01, 2023 to Dec 31, 2023 • Filed on Oct 14, 2024

Organization ProfileWWW.Horizonhouse.ORG

View Organization Page

900 University StreetSeattle, WA 98101

(206) 382-3721

Siviq Scores

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

Liabilities / Assets

82nd percentile

0.78x

Higher debt load relative to assets than 82% of similar nonprofits.

2023 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2023

Liabilities / Revenue

91st percentile

4.77x

Higher debt load relative to revenue than 91% of similar nonprofits.

2023 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2023

Net Margin

45th percentile

1.2%

Higher net margin than 45% of similar nonprofits.

2023 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2023

Top Officer Pay

51st percentile

$480,606

Higher top officer pay than 51% of similar nonprofits.

Top officer pay equals 1.3% of source-year revenue.

2023 filings • 501(c)3 • $100M-$250M nonprofits • Source year 2023

Asset Growth

59th percentile

8.3%

Faster asset growth than 59% of similar nonprofits.

2023 filings • 501(c)3 • $100M-$250M nonprofits • Annualized from 2022 to 2023

Revenue Growth

47th percentile

3.0%

Faster revenue growth than 47% of similar nonprofits.

2023 filings • 501(c)3 • $100M-$250M nonprofits • Annualized from 2022 to 2023

Balance Sheet
Liabilities / Assets82nd percentile

Assets

Up

$234,261,169

Up $17,891,574 (+8.3%) from 2022

Net Assets

Up

$52,241,413

Up $9,197,702 (+21%) from 2022

Liabilities

Up

$182,019,756

Up $8,693,872 (+5.0%) from 2022

Revenue And Expenses
Liabilities / Revenue91st percentileNet Margin45th percentile

Revenue

Up

$38,189,637

Up $1,127,477 (+3.0%) from 2022

Expenses

Up

$37,749,441

Up $2,311,269 (+6.5%) from 2022

Net Income

Down

$440,196

Down $1,183,792 (-73%) from 2022

Historical Trend

Balance Sheet Trend

Asset Growth59th percentile

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

$300M$200M$100M$0Assets 2010: $152,868,911Liabilities 2010: $130,755,991Net Assets 2010: $22,112,9202010Assets 2011: $152,949,302Liabilities 2011: $131,304,493Net Assets 2011: $21,644,8092011Assets 2012: $152,938,009Liabilities 2012: $129,169,407Net Assets 2012: $23,768,6022012Assets 2013: $156,359,940Liabilities 2013: $131,950,176Net Assets 2013: $24,409,7642013Assets 2014: $154,494,017Liabilities 2014: $129,378,549Net Assets 2014: $25,115,4682014Assets 2015: $164,909,940Liabilities 2015: $138,962,502Net Assets 2015: $25,947,4382015Assets 2016: $173,535,116Liabilities 2016: $142,257,094Net Assets 2016: $31,278,0222016Assets 2017: $201,588,338Liabilities 2017: $165,622,389Net Assets 2017: $35,965,9492017Assets 2018: $205,230,979Liabilities 2018: $172,195,237Net Assets 2018: $33,035,7422018Assets 2019: $214,631,010Liabilities 2019: $174,208,982Net Assets 2019: $40,422,0282019Assets 2020: $220,645,296Liabilities 2020: $171,325,027Net Assets 2020: $49,320,2692020Assets 2021: $225,517,905Liabilities 2021: $169,251,165Net Assets 2021: $56,266,7402021Assets 2022: $216,369,595Liabilities 2022: $173,325,884Net Assets 2022: $43,043,7112022Assets 2023: $234,261,169Liabilities 2023: $182,019,756Net Assets 2023: $52,241,4132023Assets 2024: $252,938,858Liabilities 2024: $195,126,745Net Assets 2024: $57,812,1132024

Highlighted filing

2023

Assets$234,261,169
Liabilities$182,019,756
Net Assets$52,241,413
Open 2023 Filing

Operations Trend

Revenue Growth47th percentile

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

$60M$40M$20M$0Expenses 2010: $23,843,7042010Expenses 2011: $25,724,5312011Expenses 2012: $27,161,0052012Revenue 2013: $30,508,364Expenses 2013: $28,221,169Net Income 2013: $2,287,1952013Revenue 2014: $30,688,255Expenses 2014: $29,690,087Net Income 2014: $998,1682014Revenue 2015: $35,852,948Expenses 2015: $30,675,720Net Income 2015: $5,177,2282015Revenue 2016: $34,209,790Expenses 2016: $31,674,547Net Income 2016: $2,535,2432016Revenue 2017: $34,626,152Expenses 2017: $32,594,618Net Income 2017: $2,031,5342017Revenue 2018: $36,698,899Expenses 2018: $34,537,831Net Income 2018: $2,161,0682018Revenue 2019: $36,836,563Expenses 2019: $34,517,694Net Income 2019: $2,318,8692019Revenue 2020: $39,649,223Expenses 2020: $34,307,467Net Income 2020: $5,341,7562020Revenue 2021: $49,618,352Expenses 2021: $34,619,403Net Income 2021: $14,998,9492021Revenue 2022: $37,062,160Expenses 2022: $35,438,172Net Income 2022: $1,623,9882022Revenue 2023: $38,189,637Expenses 2023: $37,749,441Net Income 2023: $440,1962023Revenue 2024: $43,899,919Expenses 2024: $39,050,677Net Income 2024: $4,849,2422024

Highlighted filing

2023

Revenue$38,189,637
Expenses$37,749,441
Net Income$440,196
Open 2023 Filing
Jump To
Filing Snapshot
Filing Period
Jan 1, 2023 to Dec 31, 2023
Signed
Oct 14, 2024
Return Version
2023v5.1
Gross Receipts
$44,384,620
Mission and Program Overview

Mission

Horizon house is a dynamic and diverse senior living community dedicated to dignified aging, life fulfillment and service to the broader community.

Purposeful living in a diverse community. Using the power of resident driven community to enhance wellbeing.

Balance Sheet Detail
LineBeginningEndChange
Assets
Land, Buildings, and Equipment, Net$118,321,420$131,975,461▲ $13,654,041
Investments in Publicly Traded Securities$79,286,832$87,873,258▲ $8,586,426
Savings and Temporary Cash Investments$11,315,973$8,617,702▼ $2,698,271
Accounts Receivable$904,895$2,248,060▲ $1,343,165
Cash and Non-Interest-Bearing Accounts$5,155,418$2,001,151▼ $3,154,267
Prepaid Expenses and Deferred Charges$753,452$745,591▼ $7,861
Inventories for Sale or Use$49,631$44,738▼ $4,893
Receivable From Disqualified Prsn-$0-
Receivables From Officers Etc-$0-
Investments Other Securities$0--
Investments Program Related$0--
Loans From Officers Directors-$0-
Total Assets$216,369,595$234,261,169▲ $17,891,574
Other Assets Total$581,974$755,208▲ $173,234
Liabilities
Tax Exempt Bond Liabilities$82,202,807$91,051,318▲ $8,848,511
Deferred Revenue$82,786,083$80,646,133▼ $2,139,950
Accounts Payable and Accrued Expenses$7,528,829$9,581,719▲ $2,052,890
Other Liabilities$433,149$507,645▲ $74,496
Escrow Account Liability$375,016$232,941▼ $142,075
Total Liabilities$173,325,884$182,019,756▲ $8,693,872
Net Assets / Fund Balance
Net Assets With Donor Restrictions$25,925,472$29,999,340▲ $4,073,868
Net Assets Without Donor Restrictions$17,118,239$22,242,073▲ $5,123,834
Total Net Assets Fund Balance$43,043,711$52,241,413▲ $9,197,702
Total Liabilities and Net Assets / Fund Balance$216,369,595$234,261,169▲ $17,891,574

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$93,770,204$98,115,202$191,885,406
Other Land Buildings$32,387,994-$32,387,994
Equipment$4,019,643$12,295,259$16,314,902
Land$1,797,620-$1,797,620

Endowment Activity

PeriodBeginningContrib.Gain/LossOther UsesEnd
2023$24,232,923$734,401▲ $4,214,855-$28,163,189
2022$27,629,883$2,292,826▼ $4,705,025-$24,232,923
2021$24,671,387$581,516▲ $3,295,266-$27,629,883
2020$21,778,151$475,422▲ $2,932,269-$24,671,387
2019$18,839,127$439,141▲ $3,256,212-$21,778,151
Compensation and Service Providers
Top Officer Pay51st percentile

Employees

NameTitleFull / Part TimeBaseOtherTotal
-CEO (through 8/23)FT$319,262$161,344$480,606
-COOFT$207,457$78,046$285,503
-CFOFT$190,552$70,252$260,804
-Elder Care AssistantFT$198,859$34,000$232,859
-Director of ConstructionFT$169,967$39,526$209,493
-CEOFT$153,025$31,083$184,108
-NurseFT$153,508$29,049$182,557
-Director of ITFT$171,781$857$172,638

Board Members and Trustees

NameTitle
-President
-Vice President
-Trustee
-Secretary
-Treasurer

Highest Paid Contractors

ContractorServicesLocationCompensation
Andersen Construction of WA LLCGeneral Contractor6712 N Cutter Circle, Portland, OR 97217$12,818,882
Morrison Management SpecialistsFood Service Management400 Northridge Road Suite 600, Sandy Springs, GA 30350$2,507,938
Mathew Thomas Parsons (MTP)General Contractor3401 25 Ave W Suite G521, Seattle, WA 98199$1,418,593
TWB EnterprisesGeneral Contractor201 16th Street SW, Auburn, WA 98002$1,107,048
Choice Renovations LLCGeneral Contractor10212 36th Street E Suite A, Edgewood, WA 98372$1,089,823
Revenue and Support

Revenue Composition

Contributions and Grants
$744,213
Program Service Revenue
$34,097,804
Investment Income
$2,177,328
Other Revenue
$1,170,292
All Other Contributions
$744,213
Change in Net Assets
$440,196

Noncash Contribution Practices

Property subject to holding requirements
No
Reviewed unusual noncash gifts
Yes
Third parties used for noncash contributions
No

Noncash Contributions

Contribution TypeContribution CountReported AmountValuation Method
Securities Publicly Traded190$18,271Market value
Works of Art13$15,000Other - Appraisal
Total Noncash Contributions203$33,271-

Audited Revenue Reconciliation

Revenue per Audited Statements
$37,660,344
Revenue Not Reported on Financial Statements
$529,293
Revenue Not Reported on Form 990
$8,757,506
Other Revenue Adjustments
$476,150
Total Revenue per Audited Statements
$46,417,850
Total Revenue per Form 990
$38,189,637
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Other Expenses$20,814,428
Salaries, Compensation, and Employee Benefits$16,386,344
Grants and Similar Amounts Paid$548,669
Total Fundraising Expense$247,789
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$10,168,944$2,020,811$130,494$12,320,249
Depreciation Depletion$8,628,215$22,580$33,870$8,684,665
Interest$2,759,674$9,556$14,335$2,783,565
Occupancy$1,880,808$4,922$7,383$1,893,113
Fees for Services Other$1,205,712$458,248$8,537$1,672,497
Payroll Taxes$1,091,827$180,474$11,799$1,284,100
Office Expenses$918,361$307,157$9,473$1,234,991
Current Officers, Directors, Trustees, and Key Employees$257,715$940,268$13,040$1,211,023
Other Employee Benefits$1,114,282$79,499$5,556$1,199,337
Fees for Services Management$784,385--$784,385
Insurance$661,221$1,730$2,596$665,547
Advertising$28$516,791$2,340$519,159
Information Technology$95,512$415,389-$510,901
Grants to Domestic Individuals$479,869--$479,869
Pension Plan Contributions$318,339$45,365$7,931$371,635
Fees for Service Investment Mgmnt Fees-$169,074-$169,074
Fees for Services Accounting-$168,761-$168,761
Conferences and Meetings$49,355$58,466$435$108,256
Fees for Services Legal-$95,689-$95,689
Grants to Domestic Orgs$68,800--$68,800
Travel$41,500$8,317-$49,817
Other Expenses$129,455$30,000-$30,000
All Other Expenses$22,535$0$0$22,535
Total Functional Expenses$31,843,050$5,658,602$247,789$37,749,441

Audited Expense Reconciliation

Line ItemAmount
Total Expenses per Form 990$37,749,441
Expenses per Audited Statements$37,220,148
Total Expenses per Audited Statements$37,220,148
Expenses Not Reported on Financial Statements$529,293
Other Expense Adjustments$476,150
Expenses Not Reported on Form 990$0
International Activity

Grant and Assistance Recipients

RecipientLocationCategoryPurposeAmount
Atlantic Street CenterSeattle, WA501(c)(3)General Support$6,000
Compass Housing AllianceSeattle, WA501(c)(3)General Support$6,000
Downtown Emergency Service CenterSeattle, WA501(c)(3)General Support$6,000
Generations with PrideSeattle, WA501(c)(3)General Support$6,000
Mother AfricaKent, WA501(c)(3)General Support$6,000
Pike Market Senior CenterSeattle, WA501(c)(3)General Support$6,000
United Indians of all Tribes FoundationSeattle, WA501(c)(3)General Support$6,000
United Way of King CountySeattle, WA501(c)(3)General Support$6,000
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
Insider Transactions and Loans

Loans and Receivables

Line ItemBeginningEndChange
Loans from Officers, Directors, Trustees, and Key Employees-$0-
Receivables from Disqualified Persons-$0-
Receivables from Officers, Directors, Trustees, and Key Employees-$0-
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Lease Liability$295,382
Asset Retirement Obligation$123,762
LT Care Insurance Idemnification$88,501

Bond Issues

BondIssuerIssuedIssue PricePurpose
AWashington State Housing Finance Commission2017-12-28$82,564,395Redeem 2014A and 2014B issuance and proceeds for projects
BWashington State Housing Commission2022-12-01$40,000,000Master plan construction project

Bond Proceeds

BondTotal ProceedsSpentRetiredIssuance Costs
A$83,266,351$70,229,145$6,210,000$1,343,750
B$40,000,000--$650,000

Bond Financing Compliance

No rebate due
No
Rebate not yet due
Yes
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
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

Governance Explanations

Form 990, Part VI, Line 7A Members or stockholders electing members of governing body

“The board of directors of the pacific northwest congerence of the united church of christ and the board of directors of the horizon house resident council appoints 1 member each of the horizon house board of directors.”

Form 990, Part VI, Line 11B Review of form 990 by governing body

“Information is provided by horizon house to the organization's external cpas to prepare the form 990. Management reviews and recommends filing of the return to audit committee. The audit committee reviews and approves the form 990 on behalf of the board of trustees. The board of trustees receives a copy of the form 990 with schedule b contributors' names redacted prior to filing with the irs. The list of names are redacted as some contributors wish to remain anonymous.”

Form 990, Part VI, Line 12C Conflict of interest policy

“Annually, all board members complete a conflict of interest and code of conduct declaration. The conflict of interest policy states "any duality of interest or possible conflict of interest on the part of any board member must be disclosed to the other members of the board and made a matter of record, either through the completion of an annual statement or when the interest becomes a matter of board action. Any governing board member having a duality of interest or possible conflict of interest on any matter should not vote or use his or her influence on the matter, and such board member should not be counted in determining a quorum for the meeting. The minutes of the meeting should reflect that a disclosure was made, the abstention of voting and the quorum situation."”

Form 990, Part VI, Line 15A Process to establish compensation of top management official

“For determining the 2023 compensation of the ceo, the services of outside compensation consultants were retained. The consulting firm compiles data from the total compensation of executive directors and ceos of local ccrcs as well as comparable organizations and submitted a recommendation to the board of trustees based on the analysis. The executive team of the board reviews the recommendation and approves the compensation of the ceo.”

Form 990, Part VI, Line 18 How forms are made available to the public

“Form 990 and 990-t are available to residents and the general public in the organization's library or by request.”

Form 990, Part VI, Line 19 Required documents available to the public

“Governing documents and annual audited financial statements are available to residents in the organization's library or by request.”

Form 990, Part VIII, Line 11D Other Miscellaneous Revenue

“All other Revenue - Total Revenue: 20950, Related or Exempt Function Revenue: , Unrelated Business Revenue: , Revenue Excluded from Tax Under Sections 512, 513, or 514: 20950;”

Filing and Contact Details

Filer

Filer Name
Horizon House
EIN
91-0725802
Phone
2063823721
Address
900 University Street, Seattle, WA 98101

Signing Officer

Name
Christine Seymour
Title
Chief Financial Officer
Phone
2063823721
Signed
2024-10-14
Discuss with paid preparer
Yes

Organization Details

Formed
1960
Legal Domicile
Wa
Voting Board Members
11
Independent Board Members
11
Employees
245
Volunteers
12

Preparer

Firm
Moss Adams LLP
Address
601 W Riverside Avenue Ste 1800, Spokane, WA 99201
Preparer
Emina O Cresswell
Phone
5097472600
Supplemental Narrative

Financial Statement Notes

Schedule D, Part III, Line 4 Collections of art - description of collections

“Various works of art are displayed publicly for resident and guest enjoyment.”

Schedule D, Part IV, Line 2B Explanation of escrow agreement

“Residents have funds on deposit with Horizon House for payment of monthly fees. The deposit was funded by the resident's family.”

Schedule D, Part V, Line 4 Intended uses of endowment funds

“The endowment fund is broken down into two funds, based on donor intent. The two areas of use are the resident assistance fund and the area of greatest need fund. The resident assistance fund is used to support residents who have exhausted their financial resources, but continue to live at Horizon House. The area of greatness need fund is used to support staff scholarships, internal enrichment grants and other areas as identified by the Board.”

Schedule D, Part XI, Line 4(B) Other revenues in form 990 not in audited financial statements

“Resident Grants - 476150”

Schedule D, Part XII, Line 4(B) Other expenses in form 990 not in audited financial statements

“Resident Grants - 476150”

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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/Desc0Horizon House has a long-standing commitment to Social Accountability. Residents, staff and the entire organization give time and financial support to those in need. This support is offered to those living in Horizon House and in the broader community. Horizon House, a not-for-profit retirement community was founded in 1961, becoming the first retirement community in downtown Seattle. Founding members were civic leaders and members of the United Church of Christ who established a commitment to social justice, community outreach and social accountability which continues to this day. Horizon House is a Continuing Care Retirement Community with 378 Independent Living apartments and 90 Assisted Living Health Care apartments. There are approximately 480 residents at Horizon House and a staff of 213. Comprehensive health services include wellness/exercise, rehabilitation therapy, Home Care, and Assisted and Nursing Care in addition to educational classes and many social and cultural events. Horizon House is governed by 10 to 15-member Board of Trustees who serves without compensation. The Board is comprised of men and women with professional expertise in the leadership and operational areas of Horizon House. A three-member Executive Team is responsible for the administrative leadership of Horizon House. Examples of Community Outreach and Social Accountability Some highlights from 2023 include: - Charitable care for residents unable to pay in the amount of $476,150 enabling them to remain at Horizon House and eliminating the need for government assistance and subsidies. Distribution of $3,719 to employees in need of assistance. These distributions are funded by our generous donors consisting of residents, families, vendors, and staff. - Donations to community not-for-profit groups in honor of deceased Horizon House residents for a total of $1,100. - Horizon House is a member of various non-profit associations including the Council of Health & Human Services Ministries of the United Church of Christ, LeadingAge, First Hill Improvement Association, Northwest Center for Creative Aging, and the Jim Ellis Freeway Park Association. A Community Grants Program provides funding to organizations that support programs and services to older adults - grants and donations for their charitable work in the broader community in the total amount of $67,700. - Volunteer hours donated by Horizon House residents to community non-profits include Simons House and Sylvia's Place Plymouth Housing, sewing & knitting for Harborview and Plymouth Housing and Friends of the Library Book Cart. Due to COVID-19 and safety for our residents many volunteering services were cancelled. 2023 Total donated dollars: $479,869 in charitable dollars (resident care and employee assistance) $ 68,800 (community grants to organizations, memorial gifts) $ 548,669
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Document Assets

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Filings

Displayed year

2023 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing
Assets
$234,261,169
Liabilities
$182,019,756
Net assets
$52,241,413
Revenue
$38,189,637
Expenses
$37,749,441
Net income
$440,196
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$253$195$57.8$43.9$39.1$4.85
2023Detailed filing. Detailed filing data is available for this year.$234$182$52.2$38.2$37.7$0.44
2022XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$216$173$43.0$37.1$35.4$1.62
2021Facts available. Structured filing facts are available, but richer extracted sections are limited.$226$169$56.3$49.6$34.6$15.0
2020XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$221$171$49.3$39.6$34.3$5.34
2019XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$215$174$40.4$36.8$34.5$2.32
2018XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$205$172$33.0$36.7$34.5$2.16
2017XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$202$166$36.0$34.6$32.6$2.03
2016Facts available. Structured filing facts are available, but richer extracted sections are limited.$174$142$31.3$34.2$31.7$2.54
2015XML pending. An XML filing is linked for this year, but detailed extraction is still pending.$165$139$25.9$35.9$30.7$5.18
2014Detailed filing. Detailed filing data is available for this year.$154$129$25.1$30.7$29.7$1.00
2013Detailed filing. Detailed filing data is available for this year.$156$132$24.4$30.5$28.2$2.29
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$153$129$23.8$27.2
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$153$131$21.6$25.7
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$153$131$22.1$23.8