Community Housing Partnership

990 • Fiscal year 2015 • EIN 94-3112338

Jul 01, 2014 to Jun 30, 2015 • Filed on May 12, 2016

Organization Profile WWW.CHP-SF.ORG

20 Jones Street No 200San Francisco, CA 94102

(415) 852-5300

Siviq Scores

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

0.76x

Higher debt load relative to assets than 84% of similar nonprofits.

2015 filings • 501(c)3 • $25M-$50M nonprofits • Source year 2015

1.39x

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

2015 filings • 501(c)3 • $25M-$50M nonprofits • Source year 2015

-8.2%

Higher net margin than 14% of similar nonprofits.

2015 filings • 501(c)3 • $25M-$50M nonprofits • Source year 2015

$163,346

Higher top officer pay than 26% of similar nonprofits.

Top officer pay equals 1.2% of source-year revenue.

2015 filings • 501(c)3 • $25M-$50M nonprofits • Source year 2015

-3.4%

Faster asset growth than 23% of similar nonprofits.

2015 filings • 501(c)3 • $25M-$50M nonprofits • Annualized from 2014 to 2015

14%

Faster revenue growth than 73% of similar nonprofits.

2015 filings • 501(c)3 • $25M-$50M nonprofits • Annualized from 2014 to 2015

Balance Sheet

Liabilities / Assets84th percentile

Assets

Down

$25,887,338

Down $917,494 (-3.4%) from 2014

Net Assets

Down

$6,168,279

Down $1,210,530 (-16%) from 2014

Liabilities

$19,719,059

Up $293,036 (+1.5%) from 2014

Revenue And Expenses

Liabilities / Revenue82nd percentile Net Margin14th percentile

Revenue

$14,136,569

Up $1,742,250 (+14%) from 2014

Expenses

$15,297,101

Up $2,313,018 (+18%) from 2014

Net Income

Down

-$1,160,532

Down $570,768 (-97%) from 2014

Historical Trend

Balance Sheet Trend

Asset Growth23rd percentile

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

Highlighted filing

2015

Assets$25,887,338

Liabilities$19,719,059

Net Assets$6,168,279

Open 2015 Filing

Operations Trend

Revenue Growth73rd percentile

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

Highlighted filing

2015

Revenue$14,136,569

Expenses$15,297,101

Net Income-$1,160,532

Open 2015 Filing

Jump To

Filing Snapshot

Filing Period: Jul 1, 2014 to Jun 30, 2015
Signed: May 12, 2016
Return Version: 2014v6.0
Gross Receipts: $14,217,670

Mission and Program Overview

Mission

Community housing partnership's mission is to help homeless people secure housing and become self-sufficient.

Chp has two projects in pre-develop for total of 196 units through the city's rad program, at 666 ellis and 1750 mcallister.

Balance Sheet Detail

Line	Beginning	End	Change
Assets
Land, Buildings, and Equipment, Net	$15,993,332	$15,942,309	▼ $51,023
Accounts Receivable	$2,789,603	$3,295,105	▲ $505,502
Investments Program Related	$1,754,241	$1,753,766	▼ $475
Other Notes and Loans Receivable, Net	$1,200,000	$1,200,000	→ $0
Cash and Non-Interest-Bearing Accounts	$1,045,822	$954,096	▼ $91,726
Pledges and Grants Receivable	$1,021,437	$476,373	▼ $545,064
Savings and Temporary Cash Investments	$433,944	$419,734	▼ $14,210
Prepaid Expenses and Deferred Charges	$327,709	$154,271	▼ $173,438
Investments Other Securities	$1,659	$1,443	▼ $216
Total Assets	$26,804,832	$25,887,338	▼ $917,494
Other Assets Total	$2,237,085	$1,690,241	▼ $546,844
Liabilities
Mortgage Notes Payable Secured by Investment Property	$12,588,928	$12,528,639	▼ $60,289
Other Liabilities	$5,242,273	$5,533,781	▲ $291,508
Accounts Payable and Accrued Expenses	$1,549,899	$1,636,910	▲ $87,011
Deferred Revenue	$44,923	$19,729	▼ $25,194
Total Liabilities	$19,426,023	$19,719,059	▲ $293,036
Net Assets / Fund Balance
Temporarily Rstr Net Assets	$6,203,743	$5,396,946	▼ $806,797
Unrestricted Net Assets	$1,175,066	$771,333	▼ $403,733
Total Net Assets Fund Balance	$7,378,809	$6,168,279	▼ $1,210,530
Total Liabilities and Net Assets / Fund Balance	$26,804,832	$25,887,338	▼ $917,494

Asset Categories

Asset	Book Value	Depreciation	Basis
Buildings	$11,541,979	$9,554,892	$21,096,871
Land	$2,873,163	-	$2,873,163
Other Land Buildings	$888,826	-	$888,826
Equipment	$638,341	$188,247	$826,588
Investment Program Related Org	$1,753,766	-	-
Other Assets Org	$326,000	-	-

Compensation and Service Providers

Top Officer Pay26th percentile

Employees

Name	Title	Full / Part Time	Base	Other	Total
Gail Gilman	Chief Executive Officer	FT	$155,397	$7,949	$155,397
Alex Armenta	COO	FT	$105,001	$7,949	$112,950
Geoff Macdonald	CFO	FT	$104,186	$7,949	$112,135
Keith Kemp	Board Member	-	-	$140	$140
Orlan Michael Ryel	Board Member	-	-	$40	$40
David Elliott Lewis	Board Member	-	-	$20	$20
Nicolaas De Ruijg	Board Member	-	-	$20	$20

Board Members and Trustees

Name	Title
Patrick Valentino	President
Ramie Dare	President
Greg Miller	Vice President
Ali Riker	Vice President/secretary
Beth Stokes	Board Member
Chuck Turner	Board Member
Ingrid Summerfield	Board Member
Jay Wallace	Board Member
John Fisher	Board Member
Karen Sommerich	Board Member
Karoleen Feng	Board Member
Malcom Yeung	Board Member
Michael Gause	Board Member
Sarah Karilinksy	Board Member
Sean Charpentier	Board Member
Sheila Aharoni	Board Member
Steve Wolmark	Board Member
Scott Karchmer	Ex Officio Board Member/ Corporate Counsel
Eric Fischer	CFO
Jackie Jenks	Secretary
Jonahtan M Wyler	Treasurer
Steve Bowdry	Treasurer

Highest Paid Contractors

Contractor	Services	Location	Compensation
Dryfast Property Restoration	Contractor	642 QUARRY ROAD SUITE A, San Carlos, CA 94070	$156,619
Alliance Building Services	Contractor	3413 HOOVER STREET, Redwood City, CA 94063	$129,859
Coblentz Patch Duffy & Bass	Legal	ONE MONTGOMERY STREET SUITE 3000, San Francisco, CA 94104	$101,005

Revenue and Support

Revenue Composition

Contributions and Grants: $8,897,565
Program Service Revenue: $5,024,794
Investment Income: $2,148
Other Revenue: $212,062
All Other Contributions: $961,696
Change in Net Assets: $-1,160,532

Noncash Contribution Practices

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

Noncash Contributions

Contribution Type	Contribution Count	Reported Amount	Valuation Method
Other Non Cash Contri Table	1	$90,145	Fair Market Value
Other Non Cash Contri Table	1	$1,818	Redeemable Value
Total Noncash Contributions	2	$91,963	-

Expenses and Functional Allocation

Major Expense Lines

Line Item	Amount
Salaries, Compensation, and Employee Benefits	$9,089,047
Other Expenses	$6,206,784
Total Fundraising Expense	$307,155
Professional Fundraising Fees	$1,270
Grants and Similar Amounts Paid	$0

Functional Expense Allocation

Line Item	Program	Management	Fundraising	Total
Other Salaries and Wages	$5,083,331	$709,302	$118,217	$5,910,850
Other Employee Benefits	$1,493,814	$208,439	$34,740	$1,736,993
Fees for Services Other	$769,973	$107,438	$17,907	$895,318
Current Officers, Directors, Trustees, and Key Employees	$717,907	$100,173	$16,695	$834,775
Occupancy	$677,945	$94,597	$15,766	$788,308
Depreciation Depletion	$658,265	$91,851	$15,308	$765,424
Payroll Taxes	$521,529	$72,771	$12,129	$606,429
Office Expenses	$421,146	$58,765	$9,794	$489,705
Fees for Services Legal	$329,973	$46,043	$7,673	$383,689
Insurance	$264,584	$36,919	$6,153	$307,656
Conferences and Meetings	$171,047	$23,867	$3,978	$198,892
Information Technology	$167,943	$23,464	$3,876	$195,283
Other Expenses	$165,286	$23,063	$3,844	$192,193
Advertising	$56,932	$7,944	$1,324	$66,200
Interest	$38,847	$5,421	$903	$45,171
Fees for Services Accounting	$37,350	$5,212	$868	$43,430
Travel	$20,789	$2,901	$483	$24,173
All Other Expenses	$17,697	$2,469	$412	$20,578
Fees for Services Professional Fundraising	-	-	$1,270	$1,270
Total Functional Expenses	$13,154,415	$1,835,531	$307,155	$15,297,101

Fundraising, Events, and Gaming

Fundraising activities: Yes
Gaming activities: No
Professional fundraiser used: No

Fundraising and Gaming Totals

Line Item	Amount
Fundraising Gross Income	$191,638
Fundraising Direct Expenses	$81,101
Professional Fundraising Fees	$1,270

Fundraising Events

Event	Gross Receipts	Gross Revenue	Direct Expenses	Net Income
A Night With the Stars	$191,638	$191,638	$81,101	$110,537
Total Events	$191,638	$191,638	$81,101	$110,537

Political and Lobbying Activity

Political campaign activity: No
Lobbying activity: Yes
Subject to proxy tax: No

Insider Transactions and Loans

Interested-Person Transactions

Interested Party	Relationship	Description	Shared Revenue	Amount
Gregg Miller	Board Member/vice President - Attorney at Coblentz	Legal	No	$101,005
Steve Bowdry	Board Member/treasurer - Brother of Owner of Bowdry & Bowdry Janitorial.	Janitorial	No	$49,402

Related Organizations and Partnerships

Related Partnerships and Joint Ventures

Organization	Location	Activity	Income	Assets	Ownership	Managing Partner
San Cristina Lp	San Francisco, CA	Low-income Housing-future Owner of San Cristina Apartments	$96,268	$4,627,984	100%	Yes
365 Fulton Lp	San Francisco, CA	Low-income Housing-owner of Richardson Apartments	$-152	$2,162,960	0.01%	Yes
473 Ellis Lp	San Francisco, CA	General Partner in a Lihtc Limited Partnership	$-23	$1,781,812	0.01%	Yes
Arendt House Lp	San Francisco, CA	Low-income Housing-owner of Arendt House	$-42	$1,626,194	0.01%	Yes
Hotel Essex Lp	San Francisco, CA	Low-income Housing-owner of Hotel Essex	$-92	$1,111,705	0.01%	Yes
Folsom Essex LLC	San Francisco, CA	General Partner in a Lihtc Limited Partnership	$-103	$924,952	50%	Yes
650 Eddy Lp	San Francisco, CA	Low-income Housing-owner of Arnet Watson Apartments	$-92	$306,702	0.01%	Yes
1750 Mcallister Lp	San Francisco, CA	General Partner in a Lihtc Limited Partnership	-	-	0.01%	Yes
25 Essex Lp	San Francisco, CA	Owner of Rene Cazanave Apartments	-	-	0.01%	Yes
666 Ellis Lp	San Francisco, CA	General Partner in a Lihtc Limited Partnership	-	-	0.01%	Yes
Chp Scott Street Lp	San Francisco, CA	General Partner in a Lihtc Limited Partnership	-	-	0.01%	Yes

Disregarded Entities

Entity	Location	Activity	Income	Assets	Controller
Chp Fulton Street LLC	San Francisco, CA	Co-general Partner in Lihtc Limited Partnership	$-151	$1,424,275	Community Housing Partnership
Chp Arendt LLC	San Francisco, CA	General Partner in a Lihtc Limited Partnership	$-42	$1,085,697	Community Housing Partnership
Chp Essex LLC	San Francisco, CA	Co-general Partner in Lihtc Limited Partnership	$-93	$726,687	Community Housing Partnership
Chp Ellis LLC	San Francisco, CA	General Partner in a Lihtc Limited Partnership	$-74	$649,957	Community Housing Partnership
Chp Fifth Street LLC	San Francisco, CA	General Partner in a Lihtc Limited Partnership	$-24,027	$374,369	Community Housing Partnership
Chp Scott Street LLC	San Francisco, CA	Provider of Low Income Housing	$9,891	$273,990	Community Housing Partnership
Chp Eddy LLC	San Francisco, CA	General Partner in a Lihtc Limited Partnership	$-92	$181,473	Community Housing Partnership
Treasure Island Family Services Space LLC	San Francisco, CA	Lessor of Service Space on Treasure Island	$4,217	$29,834	Community Housing Partnership
1750 Mcallister LLC	San Francisco, CA	General Partner in a Lihtc Limited Partnership	$0	$0	Community Housing Partnership
Chp 666 Rad LLC	San Francisco, CA	General Partner in a Lihtc Limited Partnership	$0	$0	Community Housing Partnership
Chp San Cristina LLC	San Francisco, CA	General Partner in a Lihtc Limited Partnership	$0	$0	Community Housing Partnership
Civic Center LLC	San Francisco, CA	General Partner in a Lihtc Limited Partnership	$0	$0	Community Housing Partnership

Transactions with Related Organizations

Organization	Type	Method	Amount
473 Ellis Lp	L	Cash Received for Developer Fee	$122,500
365 Fulton Lp	L	Cash	$113,717
Essex Hotel Lp	L	Cash	$78,165
650 Eddy St Lp	L	Cash	$74,625
473 Ellis St Lp	L	Cash	$53,078

Debt and Bond Financing

Other Reported Liabilities

Liability	Amount
Interest Payable	$5,444,208
Tenant Security Deposits	$89,573

Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant: No
Annual disclosure for covered persons: Yes
Audit committee: Yes
Business relationship with family members: Yes
Business relationship with organization members: Yes
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 11

“Forms prepared by accounting firm based on information provided by cfo and controller in comjunction with, and subsequent to, annual audit of financial statements. Provided to board executive, finance, and audit committees prior to filing; reviewed during audit committee meeting.”

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

“It is the policy of chp that directors, officers, key employees, and senior staff (collectively, "associates") promptly and fully disclose any actual, apparent or potential conflicts of interest (as defined below), that no associate participate in any decision by chp in any matters in which he or she has a conflict of interest, that chp follow a disciplined, documented process in making decisions about such matters, and that chp comply with all applicable legal requirements relating to such matters. Upon election, hiring, or appointment, and annually thereafter, associates must complete an annual affirmation and disclosure questionnaire in the form provided by chp. On this document, the associate must disclose all affiliations or other matters that could give rise to a conflict of interest and confirm his or her commitment to compliance with the policy. The associate should update this disclosure as appropriate. Associates have a continuing responsibility to review their business, personal, and philanthropic interest, and their family and other close relationships, for actual, apparent or potential conflicts of interest. The chief financial officer reviews the policy with board members annually at the board of directors meeting each july, and requests that each board member reaffirm and disclose any conflicts or potential conflicts of interest on the disclosure questionnaire provided by chp.”

Form 990, Part VI, Section B, Line 15

“Salaries are reviewed every 3 years. We use salary comparasion studies for organizations offering the same service or similar service scope to derive the market range for each position.”

Form 990, Part VI, Section C, Line 18

“UPON REQUEST”

Form 990, Part VI, Section C, Line 19

“Upon request community housing partnership provides public access packets containing these documents, as well as our budget. The financial statements and form 990 are posted on our website.”

Filing and Contact Details

Filer

Filer Name: Community Housing Partnership
EIN: 94-3112338
Phone: 4158525300
Address: 20 JONES STREET NO 200, SAN FRANCISCO, CA 94102

Signing Officer

Name: Eric Fischer
Title: Chief Financial Officer
Phone: 4158525300
Signed: 2016-05-12

Organization Details

Principal Officer: Eric Fischer
Formed: 1990
Legal Domicile: CA
Voting Board Members: 18
Independent Board Members: 18
Employees: 481
Volunteers: 130

Preparer

Firm: Novogradac & Company Llp
Address: 2033 N MAIN STREET, WALNUT CREEK, CA 94596
Preparer: Eric M Barnett
Phone: 4153568001

Supplemental Narrative

Additional Explanations

FORM 990, PART XI, LINE 9:

“Contribution from scott st, llc -25,000. Contribution from 5th, street -25,000.”

Form 990, Part XII, Line 2C

“The process for overseeing the audit and selecting the independent accountant has not changed.”

Financial Statement Notes

PART X, LINE 2:

“The preparation of financial statements in accordance with accounting principles generally accepted in the united states of america requires the organization to report information regarding its exposure to various tax positions taken by the organization. Management has determined whether any tax positions have met the recognition threshold and has measured the organization's exposure to those tax positions. Management believes that the organization has adequately addressed all relevant tax positions and that there are no unrecorded tax liabilities. Federal and state tax authorities generally have the right to examine and audit the previous three years of tax returns filed. Any interest or penalties assessed to the organization are recorded in operating expenses.”

Raw XML AppendixShowing 400 of 1,072 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/Desc	0	SUPPORTIVE, AFFORDABLE HOUSING: SUCCESS BEGINS WITH A HOME AND THEREFORE COMMUNITY HOUSING PARTNERSHIP OPERATES ON A HOUSING FIRST MODEL. COMMUNITY HOUSING PARTNERSHIP PROVIDES CLIENTS SAFE, AFFORDABLE HOUSING WITH ONSITE PROPERTY MANAGEMENT. COMMUNITY HOUSING PARTNERSHIP OWNS, MANAGES, AND/OR PROVIDES SERVICES AT 16 BUILDINGS THROUGHOUT SAN FRANCISCO, COMPRISING OVER 1,100 UNITS AND HAS 303 UNITS IN DEVELOPMENT. COMMUNITY HOUSING PARTNERSHIP'S HOUSING AND SERVICES PORTFOLIO ANNUALLY IMPACTS THE LIVES OF OVER 1,500 FORMERLY HOMELESS ADULTS, SENIORS, TRANSITIONAL-AGE YOUTH AND FAMILIES. FOUNDED IN 1990, COMMUNITY HOUSING PARTNERSHIP IS THE ONLY SAN FRANCISCO NONPROFIT ORGANIZATION EXCLUSIVELY DEDICATED TO DEVELOPING AND PROVIDING SUPPORTIVE HOUSING TO FORMERLY HOMELESS INDIVIDUALS AND FAMILIES. COMMUNITY HOUSING PARTNERSHIP PAIRS AFFORDABLE HOUSING WITH SUPPORT SERVICES, EMPLOYMENT PREPARATION, JOB TRAINING, A TRANSITIONAL EMPLOYMENT SOCIAL ENTERPRISE, AND COMMUNITY ORGANIZING ACTIVITIES. TOGETHER THESE SERVICES OFFER CLIENTS A DIRECT PATHWAY FROM HOMELESSNESS TO SELF-SUFFICIENCY.
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IRS990/Form990PartVIISectionAGrp/PersonNm	16	SHEILA AHARONI
IRS990/Form990PartVIISectionAGrp/PersonNm	17	MICHAEL GAUSE
IRS990/Form990PartVIISectionAGrp/PersonNm	18	ORLAN MICHAEL RYEL
IRS990/Form990PartVIISectionAGrp/PersonNm	19	GREG MILLER
IRS990/Form990PartVIISectionAGrp/PersonNm	20	SCOTT KARCHMER
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IRS990/Form990PartVIISectionAGrp/TitleTxt	6	BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt	7	BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt	8	BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt	9	BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt	10	BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt	11	BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt	12	PRESIDENT
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IRS990/Form990PartVIISectionAGrp/TitleTxt	16	BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt	17	BOARD MEMBER
IRS990/Form990PartVIISectionAGrp/TitleTxt	18	BOARD MEMBER
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IRS990/Form990PartVIISectionAGrp/TitleTxt	20	EX OFFICIO BOARD MEMBER/ CORPORATE COUNSEL
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IRS990/Form990PartVIISectionAGrp/TitleTxt	24	BOARD MEMBER
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IRS990/Form990PartVIISectionAGrp/TitleTxt	26	CFO
IRS990/Form990PartVIISectionAGrp/TitleTxt	27	CFO
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Document Assets

No mirrored PDF or thumbnail assets are attached yet.

Filings

Displayed year

2015 • Form 990Detailed filing. Detailed filing data is available for this year.

Open filing

Assets: $25,887,338
Liabilities: $19,719,059
Net assets: $6,168,279
Revenue: $14,136,569
Expenses: $15,297,101
Net income: -$1,160,532

	Balance Sheet			Operations
Year	Assets	Liabilities	Net Assets	Revenue	Expenses	Net Income
2024Detailed filing. Detailed filing data is available for this year.	$68.6	$25.8	$42.8	$19.0	$19.6	$0.61
2023Detailed filing. Detailed filing data is available for this year.	$47.6	$23.9	$23.7	$31.1	$23.3	$7.75
2022Detailed filing. Detailed filing data is available for this year.	$48.1	$32.2	$15.9	$23.1	$22.6	$0.58
2021Detailed filing. Detailed filing data is available for this year.	$42.7	$27.4	$15.4	$28.8	$23.3	$5.48
2020Detailed filing. Detailed filing data is available for this year.	$39.9	$30.0	$9.88	$23.9	$23.2	$0.67
2019Detailed filing. Detailed filing data is available for this year.	$34.3	$25.2	$9.12	$23.0	$19.9	$3.07
2018Detailed filing. Detailed filing data is available for this year.	$31.8	$25.7	$6.05	$21.3	$20.0	$1.30
2017Detailed filing. Detailed filing data is available for this year.	$26.4	$21.6	$4.75	$18.6	$19.1	$0.52
2016Detailed filing. Detailed filing data is available for this year.	$26.2	$20.9	$5.27	$15.3	$16.1	$0.88
2015Detailed filing. Detailed filing data is available for this year.	$25.9	$19.7	$6.17	$14.1	$15.3	$1.16
2014Detailed filing. Detailed filing data is available for this year.	$26.8	$19.4	$7.38	$12.4	$13.0	$0.59
2013Facts available. Structured filing facts are available, but richer extracted sections are limited.	$30.8	$23.1	$7.77		$11.7
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.	$29.2	$20.6	$8.60		$10.9
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.	$30.5	$21.1	$9.38		$10.1
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.	$24.9	$16.5	$8.42		$11.6