2009 Annual Report
our mission
Community Housing Association of DuPage’s mission is to provide and advocate for quality affordable housing for low and moderate income individuals and families.
our vision
Community Housing Association of DuPage will grow responsibly to be a regional organization providing quality affordable rental housing units through development partnerships, public advocacy, and human support services.
table of contents
03 letter from executive director 04 solutions
06 accomplishments.
08 CHAD residents
0 CHAD programs
2 financial statement
4 donors
5 staff list
3
letter from
2009 was a challenging year for many organizations and Community Housing Association of DuPage was no different. As joblessness skyrocketed and workers saw cuts in their hours and pay, more and more families were trying to make ends meet with less or no income.
As a result, CHAD had increased demand for affordable housing rentals and we were determined to meet the community’s needs.
I am so proud of CHAD’s Board of Directors who has really stepped up this past year and given more of their time and talents to further CHAD’s mission. The board has several working committees including Governance, Fundraising, Finance and Property Management and our Directors are bringing much skill, knowledge and expertise to the table.
In addition to challenges, last year also held opportunities. CHAD received a Neighborhood Stabilization Program grant to purchase and remodel 7 foreclosed homes in the communities of Villa Park, Addison and Glendale Heights. These homes are now being rented to low and moderate-income families.
This grant is incredibly important because each day CHAD receives more and more calls from large families needing housing with three bedrooms or larger.
We continued our strong partnership with several agencies. These collaborations allow CHAD to impact more people in need and provide an important link in the continuum of Homelessness Services.
We are excited about the opportunities that lie ahead for CHAD in Fiscal Year 2010. CHAD’s Board of Directors will create a new strategic plan, outlining our goals for the future and steps we will take to meet those goals. We will define our fundraising strategy so that we can diversify our funding sources and both meet the needs of our current residents and grow the organization. We will seek to capitalize on opportunities like the Neighborhood Stabilization Program grants so we can improve neighborhoods and provide even more housing for struggling low income families.
Thank you for your support of CHAD and our mission to provide affordable housing to over 1,100 people each year.
Sincerely,
Robert Wahlgren Executive Director
our executive director
dear friends,
In 983 Community Housing Association of DuPage (CHAD) was established
as a 501 c3 in response to a serious need for affordable housing for low- to moderate-income residents of DuPage County. CHAD is one of the few nonprofits providing rental housing in the DuPage area. The organization provides housing for more than 1,100 people each year and owns 382 housing units of all sizes including single family houses, apartments and townhomes. More than half of our residents are children and more than half of CHAD households are headed by single mothers.CHAD purchases, builds, rents and manages quality housing that is priced below market rate and saves our residents more than $700,000 annually.
CHAD provides housing options in 29 communities throughout DuPage County and in the communities of Hillside and Aurora. CHAD consistently seeks innovative strategies to create more housing that is truly affordable, maintains high quality, and meets low and moderate-income families’ needs. CHAD accepts Housing Choice Vouchers (Section 8), and provides lower than market rents and rental assistance to those who do not qualify for public housing assistance.
In addition, CHAD strives to develop community partnerships to provide housing for DuPage residents in greatest need including transitional housing for homeless families and housing for people with mental illnesses.
solutions
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“I recommend CHAD
because if you are going through
a bad time in your life CHAD
can really help.” –Iris R.
Provided Rental Assistance and Subsidies
• Saved our residents more than $700,000 by charging lower than market rents.
• Provided $81,589 in rental assistance subsidies for 42 households through our Rental Support Program (formerly called Sliding Scale Program.)
• Provided 16 CHAD residents facing financial crisis with $20,561 in Homelessness Prevention funds (more than double the amount last year).
• Provided housing for 37 families with serious credit issues through our Credit Support Program.
Created Innovative Rental Solutions
• Initiated the Solo Housing Program to rent furnished single rooms to 6 very low-wage working adults and disabled veterans.
• With State Representative Sandy Pihos, advocated for House Bill 5125 which limits townhouse associations from barring rental units that are rented to nonprofit agencies like CHAD.
accomplishments
October 1, 2008 - September 30, 2009
Increased Affordable Housing Options
• Increased the number of rental units from 358 to 371, a 4% increase.
• Secured Neighborhood Stabilization Program grant to purchase and remodel 7 foreclosed properties in the communities of Villa Park, Addison and Glendale Heights to rent to low and moderate-income families.
Continued as Critical Rental Housing Partner
• Supplied over 50 rental homes for collaborative agency clients, including transitional housing programs for homeless families and housing for mentally ill indi- viduals.
“CHAD improved my life
because without CHAD
Vekinna has been a CHAD resident
since 2002. Previously she was living in a very dangerous area with high crime and after both her mother and an ex- boyfriend were murdered, she knew she needed to find a safer place to raise her children. She packed up what she could fit into her sister’s car and moved to the DuPage area. Vekinna applied for a Housing Voucher through Section 8 and was added to the waiting list. In the meantime, she and her kids ended up on the streets-homeless. PADS provided services for her family, and while she appreciated their support, she felt helpless. She had been poor all her life but now was homeless, and having children made it that much more difficult.
Luckily, a PADS staff member told her about CHAD. She applied immediately and the same day was approved with help from the Credit Support Program.
Vekinna finally had a place to call home – she was so proud to have a place of her own. She says although she had nothing
to her name, she was happy because she had two very important things - her family and a beautiful CHAD home. Yesenia helped in so many ways beyond helping her qualify for housing – she brought the family food, silverware, pillows, and just
‘took care of everything’. Vekinna has kind words for other CHAD staff as well and says that everyone has always been so helpful and encouraging – they are like family to her.
Life has still not been easy for Vekinna but things are working out and she is thrilled to have a stable home for her family. A couple of her younger children still live with her, and her family has extended to 5 children and 5 grandchildren. Vekinna is proud of her great job working with profoundly disabled children at the Phillip J.
Rock Center. She says she has a blessed life and knows that she never has to go back to the type of life that she came from. She is grateful for CHAD and the difference it has made in the life of her family.
“CHAD improved my life
because without CHAD I wouldn’t be able afford to live in such a
large home to raise my kids and have something nice and
well maintained. I couldn’t ask for more” –Mia R
Last year we served ,46 individuals including 570 adults and 576 children Income Sources for Residents 56% are employed
23% are on Social Security benefits
14% receive child support or unemployment 7% are on other benefits.
Racial breakdown of Residents 52% African American
25% Caucasian 12% Hispanic 4% Asian
4% Middle Eastern 3% Mixed Racial
CHAD residents
Household Type of Residents
50% are single mothers with children 18% are two-parent households
with children 23% are single 4% are seniors
4% are couples without children 1% are single fathers with children
The average household income of CHAD residents is $23,000 per year. Nearly all of our
residents are below 40% of Area Median Income. They are in jobs such as nursing assis-
tants, entry level office positions, retail stockers, food service/restaurant workers, manu-
facturing workers, call center staff, and nursing home employees.
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“I didn’t know where we were going to live because my savings had run out… I knew we were going to be homeless.”
–Gwendolyn H.
community housing association of dupage programs
Low Cost Rental Housing
All of CHAD’s rates are below Fair Market Rent, as de- termined by the U.S. Department of Housing and Ur- ban Development (HUD.) CHAD saves our residents over $700,000 a year by charging these reduced rents.
Rental Assistance Program (Formerly Slid- ing Scale Rental Program)
Approximately 10% of CHAD homes are rented in our Rental Assistance Program and rent is determined through a sliding scale. Applicants must be very low-in- come households. These residents are working people who do not fit government and other programs, but still need help. Households are required to pay 30% to 40% of their income for rent each month; CHAD subsi- dizes the remaining portion of the rent.
Housing Choice Voucher Rentals
Approximately 35% of CHAD’s residents (130 house- holds) receive government assistance for housing.
CHAD accepts Housing Choice Vouchers (formerly called Section 8) and is part of the Illinois Housing Sup- port Program ( RHSP). These programs provide rental assistance/subsidies to low income residents and are administered by the DuPage Housing Authority.
There are very few housing vouchers available at this time. In addition, many landlords will not accept this voucher. The effect is that, given the great unmet need for affordable housing in DuPage County, and the rela- tively few households who have a Section 8 voucher, most low-income households must rely on the private market for housing.
Credit Support Program
CHAD’s Credit Support Program allows rental ap- plicants with poor credit to rent from CHAD. These applicants are required to participate in a credit and budgeting counseling program to help them learn how to manage their finances and improve their credit.
Agency Partnership Program
CHAD has established partnerships with several agen- cies committed to improving the lives of homeless families. Agency partners include Bridge Communities, Catholic Charities and PADS. In addition, CHAD also works with the DuPage County Health Department to provide affordable housing for mental health clients’
residential programming. CHAD rents approximately 15% of its housing units through its partners.
Homelessness Prevention Program
The Homelessness Prevention Program provides one-time rental assistance grants to CHAD residents in emergency situations to residents who would oth- erwise be evicted because they are unable to pay rent.
CHAD provides up to three months’ rent to residents who are facing job loss, medical illness, major car repairs, or a death in the immediate family.
Mia served in the Army for nearly nine years and served in the Gulf War. After getting out of the military she found herself a single mom of two boys. In 2002 she moved her family to a CHAD apartment in Naperville. She had heard that the community had good schools and was looking for a better place to raise her family. Her youngest son had severe asthma and living conditions played an important role in his health. CHAD cared about this fact, and was willing to work with her to accommodate her son’s health issues.
Mia has Section 8 Housing Voucher and receives no child support. She also received custody of her sister’s three children because her sister was not able to take care of them. She does not receive any financial support for her niece and nephews. With five children and a limited income, her apartment was much too small.
Luckily, a house opened up at CHAD.
Mia moved into CHAD’s largest home in 200. Located in Glendale Heights, the home has seven bedrooms and is within walking distance to the library, several parks and a park district’s sports complex.
She loves the neighborhood and is so grateful to have a home where all of her kids have their own rooms. Mia loves her neighbors-in the summer they have
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financial statement
Current Assets
Cash and cash equivalents 718,487 Rent receivable (net of an
allowance of $13,000 at 9/30/09) 10,509
Grants receivable 883,540
Home inventory 111,000
Prepaid expenses 27,533
Total current assets ,5,069
Property and Equipment
Land 6,249,640
Buildings 23,124,908
Maintenance vehicles 44,880 Building improvements
and appliances 5,316,911
Construction in progress 754,027 Total property and equipment 35,490,366 Less accumulated depreciation ,422,69 Net property and equipment 28,068,9
Other Assets
Deposits 95,049
Investments 2,568,036
Bond issuance costs, net of accumulated amortization of
$50,116 and $44,008 at
September 30, 2009 and 2008 97,725
Total other assets 2,60,80
Total assets 32,580,06
Current Liabilities
Line of credit 695,683
Bonds payable, current portion 306,000 Mortgage loans payable,
current portion 1,874,617
Accounts payable 134,757
Accrued interest 107,097
Accrued real estate taxes 608,015 Accrued other expense 103,864 Funds held for others 84,748
Security deposits 288,671
Total current liabilities 4,203,452
Long-Term Liabilities
Bonds payable, noncurrent 7,975,000 Mortgage loans payable, noncurrent 6,175,961 Total long-term liabilities 14,150,961
Total liabilities 8,354,43
Net Assets
Unrestricted 12,927,241
Temporarily restricted 1,298,422
Total net assets 14,225,663
Total liabilities and net assets 32,580,06
3 cookouts together and exchange food. In
the winter her sons shovel the drives for their elderly neighbor.
Mia feels that CHAD staff are incredibly helpful and have helped her get through many rough times. She believes that without CHAD she would not be able to provide a large enough home for her large family and that they would be on top of each other. CHAD allows her and her older children (ages 16-23) to retain their privacy.
Mia joined the CHAD Board in 2008.
She loves being on the board because she gets to see different types of people that CHAD helps and make a difference to the place that has made such a
difference to her life.
“I don’t know where I’d be if I didn’t
have CHAD housing.
I am a single parent and I don’t make a lot of
money at my job. CHAD is very helpful.”
– Sarah W.
continued from page 11
donors
Gifts made from October 1, 2008-September 30, 2009
Advantage National Bank Alfred Bersted Foundation Michael and Laura Allen Dan and Midge Anderson Bank of America
Gary and Marge Bartlett Stephen and Sandra Beach Bethel United Church Of Christ David and Lynette Briggs
Louis and Jennifer Buffardi Charter One Foundation
Community Memorial Foundation Connie Cowan
Phil and Mary Cronan Conrad and Deb Deeter
DuPage African Methodist Episcopal Church DuPage Community Foundation
First DuPage Bank Harris Bank Corporation Harris Bank NA - Burr Ridge Hinsdale Bank & Trust Home Pride Services Joyce Hothan
Itasca Bank & Trust Vicky and John Joseph Michael and Kathy Kregor Leaders Bank
Sue Lepore
Lisle Savings Bank
MB Charitable Foundation Midwest Bank & Trust Co.
Mark Milligan
Naperville Evening Lions Club Paul and Pegg Noland
Dick and Marcia Olmsted Oxford Bank & Trust Phil Passon
Bill and Connie Pecover Roy and Marie Peregrine Elliot Politser
Tom and Barbara Richardson Al and Ginny Rojas
Vladimir and Lubov Shuliga St. Margaret Mary Church Steamin’ Mad, Inc.
TCF Foundation The Private Bank
Robert and Barb Trczinski Trinity Lutheran Dorcas Guild Don and Joyce Ursin
Bill and Cara Wahlgren Bob and Kay Wahlgren Wellpoint Foundation Wells Fargo Foundation Ray and Kathy Whalen Wheaton Bank & Trust
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staff list
BOARD OF
DIRECTORS AND STAFF Executive Committee
Phil Passon, President
President, Kingsland Development Susan Lepore, Vice President Vice President of Compliance, MB Financial
Chris Esposito, Treasurer President, Bridgeview Bank Jim Hall, Treasurer
(Resigned from Board, 11/09) Chief Financial Officer, Apex Insurance Services Joyce Hothan, Secretary Executive Director, Bridge Communities Robert Wahlgren
Executive Director, Community Housing Association of Dupage
Members
Janet Baurle (Joined Board, 1/10) Managing Partner, Dir. of Operations, CSC, Inc.
Lynette Briggs
Housing Counselor, DuPage Homeownership Center Linda Dlugi
CHAD Resident
Community Representative Vicky Joseph
Founder, Families Helping Families
Jan Kay
Social Policy Issue Specialist, League of Women Voters Annie Kimbrough
(Resigned from Board, 6/09) CHAD Resident Community Representative
Kathy Kregor
DuPage Housing Action Coalition Dorothy Parks
CHAD Resident
Community Representative Roy Peregrine, Esquire Partner,
Peregrine, Stime, Newman, Ritzman & Bruckner, Ltd.
Mia Rickmon CHAD Resident
Community Representative Iris Rivera
CHAD Resident
Community Representative Rev. Henry Soles
Associate Pastor, DuPage A.M.E. Church Don Ursin
President, Coldwell Banker (Retired)
David Ware
Local Business Owner Ray Whalen
President, Ray Whaler Builders
STAFF MEMBERS
Bob Wahlgren Executive Director Carol King
Accounting Assistant Mary Loch
Controller Edna Perelez
Property Manager Maria Sanchez Housing Director Yesenia Sanchez Property Manager Melissa Schmitz
Director of Donor Relations Chrissy Trilling-Raices
Director of Communication & Grants
Vladimir Shuliga
Maintenance Manager Paul Drofyak
Maintenance Technician Andrey Oliyarnyk Maintenance Technician Slavik Shuliga
Maintenance Technician Piter Stasyuk
Maintenance Technician Stephan Tuz
Maintenance Technician Vasyl Tuz
Maintenance Technician
