2020-11-16T14:22:59-08:00 2019-12-31 931157146 Kern & Thompson LLC 1800 SW First Avenue Suite 410 Portland OR 97201 990 2019-01-01 930814473 Northwest Housing Alternatives Inc NORT 5036541007 2316 SE Willard St Milwaukie OR 97222 TRELL ANDERSON Executive Director 2020-11-16 true Kris Oliveira CPA P00959389 5032223338 X 2019 2021-01-29 14:40:06Z TRELL ANDERSON 2316 SE Willard St Milwaukie OR 97222 13528016 false X WWW.NWHOUSING.ORG X 1982 OR TO PROVIDE A WIDE RANGE OF AFFORDABLE HOUSING OPTIONS FOR OREGONIANS WHO EARN LOW INCOMES INCLUDING FAMILES, SENIORS, AND PEOPLE WITH SPECIAL NEEDS. NHA'S MISSION IS TO CREATE OPPORTUNITY THROUGH HOUSING. 9 9 47 100 0 3699667 6440374 5682248 5983671 773544 964634 -879111 68085 9276348 13456764 748578 878813 0 2960214 3253982 0 436984 5036333 5899207 8745125 10032002 531223 3424762 45642977 60844480 20051283 31162136 25591694 29682344 X NORTHWEST HOUSING ALTERNATIVES (NHA) CREATES OPPORTUNITY THROUGH HOUSING. NHA BUILDS AND PRESERVES AFFORDABLE HOUSING FOR PEOPLE EARNING LOW INCOMES INCLUDING FAMILIES, SENIORS AND PEOPLE WITH SPECIAL NEEDS. HOMELESS INTERVENTION SERVICES ARE PROVIDED TO FAMILIES, COUPLES, SINGLES AND SENIORS IN CLACKAMAS COUNTY THROUGH THE ANNIE ROSS HOUSE AND ITS SISTER PROGRAM, HOMEBASE. NORTHWEST HOUSING ALTERNATIVE'S PROPERTIES IN THE PORTLAND METRO AREA ARE ENRICHED WITH RESIDENT SERVICES TO PROVIDE OUR RESIDENTS WITH OPPORTUNITIES TO LIVE HEALTHY AND FULFILLING LIVES. false false 3210581 3006014 CONSOLIDATED HOUSING SUBSIDIARIES NHA CREATES AND MAINTAINS ATTRACTIVE, AFFORDABLE, AND FINANCIALLY HEALTHY RENTAL HOUSING. THIS SECTION SUMMARIZES THE OPERATIONS OF THE CONSOLIDATED ENTITIES INCLUDING ONE PRESERVATION ACQUISITION PROPERTY, THREE FORMER LIHTC PROPERTIES, AND FOUR ENTITIES FORMED TO HOLD OR DEVELOP NEW PROJECTS. 1889382 873131 HOMELESS INTERVENTION SERVICES THIS DEPARTMENT INCLUDES ANNIE ROSS HOUSE, HOMEBASE, AND PATHWAYS.ANNIE ROSS HOUSE THE ANNIE ROSS HOUSE PROVIDES SHELTER AND SERVICES TO CLACKAMAS COUNTY FAMILIES WHO ARE EXPERIENCING HOMELESSNESS. THROUGHOUT MOST OF 2019, THE SHELTER WAS OFFICIALLY CLOSED DOWN WHILE IT WAS BEING REBUILT. THE SHELTER REOPENED IN NOVEMBER 2019 AND SERVED 9 FAMILIES IN THE REMAINING TWO MONTHS OF THE YEAR. 100% OF THE HOUSEHOLDS SERVED BY ANNIE ROSS HOUSE IN 2019 WERE ABLE TO SECURE PERMANENT HOUSING UPON PROGRAM DEPARTURE.HOMEBASE THIS COMMUNITY-BASED PROGRAM PROVIDES SHELTER DIVERSION AND RAPID REHOUSING SERVICES TO HOUSEHOLDS WHO ARE EXPERIENCING HOMELESSNESS OR AT RISK OF HOMELESSNESS IN CLACKAMAS COUNTY, OREGON. UNTIL OCTOBER 2019, HOMEBASE ALSO PROVIDED EVICTION PREVENTION SERVICES. THE PROGRAM HAS A STAFF OF 2.0 FTE. IN 2019, 219 HOUSEHOLDS RECEIVED EVICTION PREVENTION, SHELTER DIVERSION, AND RAPID REHOUSING SERVICES THROUGH HOMEBASE. PATHWAYS- PATHWAYS IS A STATE-SUPPORTED RENTAL ASSISTANCE PROGRAM WHICH PROVIDES CASE MANAGEMENT AND HOUSING SUPPORT FOR INDIVIDUALS LIVING WITH SEVERE AND PERSISTENT MENTAL ILLNESS (SPMI) WHO ARE AT RISK OF OR CURRENTLY EXPERIENCING HOMELESSNESS. THE PATHWAYS PROGRAM SUPPORTS A CASELOAD OF 30 HOUSEHOLDS AT ANY GIVEN TIME. PATHWAYS HAS A STAFF OF 1.0 FTE AND A CONTRACTED PEER SUPPORT POSITION THROUGH MENTAL HEALTH ASSOCIATED OF OREGON (MHAO). 1288425 1342500 HOUSING DEVELOPMENT AND ADVOCACY - NHA IS A LEADING DEVELOPER OF AFFORDABLE RENTAL COMMUNITIES AND COMMUNITY FACILITIES THROUGHOUT OREGON. NHA COMBINES FEDERAL, STATE, AND LOCAL GOVERNMENT PROGRAMS WITH FINANCING FROM BANKS, PRIVATE INVESTORS, AND CHARITABLE FOUNDATIONS IN ORDER TO DEVELOP AND PRESERVE AFFORDABLE HOUSING. IN 2019 NHA SECURED FUNDS TO MOVE THREE PROJECTS COMPRISING 214 APARTMENT HOMES FORWARD TOWARD FINANCIAL CLOSE; COMPLETED FINANCIAL CLOSINGS ON FOUR PROJECTS COMPRISING 275 APARTMENT HOMES; COMPLETED CONSTRUCTION ON THE NHA CAMPUS INCLUDING 28 APARTMENT HOMES, A NETZERO OFFICE BUILDING, AND THE ANNIE ROSS FAMILY SHELTER; AND COMPLETED PERMANENT LOAN CONVERSION OF TWO PROJECTS TOTALING 92 APARTMENT HOMES. 2724925 1635157 9113313 true true false true false false false false false false true false true false true false false true false false false false false false true false false false true true false false false false false false false false true false false false true true false false false true 186 0 true 47 true false false false false false true true false 0 false false false false false false false X 9 9 false false false false false false false true true false false true true true true true true true false false OR X X TAM GARDNER 5036541007 2316 SE WILLARD ST MILWAUKIE OR 97222 TRELL ANDERSON EXECUTIVE DIR 40.00 0.00 X 141571 0 9852 PHILLIP HACKWORTH DIR OF ASSET MGMT 40.00 0.00 123788 0 15926 TAM GARDNER DIRECTOR OF FIN 40.00 0.00 X 115341 0 19206 ANGELA MULLINS DIR INVERVENTION 40.00 0.00 110686 0 12878 KRISTIN BARBER DIR OF PHILANTH 40.00 0.00 99048 0 18541 DESTIN FERDUN DIR HOUSING DEV 40.00 0.00 103569 0 5445 JULIA DOTY DIR OF PROGRAMS 40.00 0.00 93130 0 14232 JAKE KIRSCH President 8.00 0.00 X X 0 0 0 STEPHAN PHAN Vice President 2.00 0.00 X X 0 0 0 ROBERTA ANDO Secretary 2.00 0.00 X X 0 0 0 BARBRA SMITH Treasurer 2.00 0.00 X X 0 0 0 MARILYN COHEN Director 1.00 0.00 X 0 0 0 KELSEY HEILMAN Director 1.00 0.00 X 0 0 0 ROSE AKIN Director 1.00 0.00 X 0 0 0 SCOTT BULLARD Director 1.00 0.00 X 0 0 0 MICHAEL ANDERSON Director 1.00 0.00 X 0 0 0 787133 96080 5 false true false BERGSUND DELANEY ARCHITECTURE 1369 OLIVE ST EUGENE OR 97401 ARCHITECTURAL 208277 WALSH CONSTRUCTION 2905 SW FIRST AVE PORTLAND OR 97201 CONTRACTING 4369984 DDV CONSULTING SERVICES 673N V ST WASHOUGAL WA 98671 RELOCATION ADVISORY 172287 OWC ONEILL 4444 SE 27TH AVE PORTLAND OR 97202 CONTRACTING 4553790 ENVIRONMENTS 707 SE BELMONT PORTLAND OR 97214 FURNITURE 222043 9 23590 210502 1992701 4213581 54987 6440374 DEVELOPMENT FEES 531390 1342500 1342500 MGMT/CONSULT. FEES 531310 382361 382361 MISCELLANEOUS 900099 114382 114382 RENTAL INCOME 531110 3826558 3826558 RESIDENT SERVICE FEE 624100 317870 317870 5983671 964634 828376 136258 0 0 0 0 30579 210502 71252 -40673 -40673 0 0 OTHER INCOME 900099 108758 108758 108758 13456764 6920805 95585 0 878813 878813 0 0 285970 214592 25337 46041 0 2315613 1979146 103574 232893 124684 105138 6178 13368 288307 243110 14286 30911 239408 201876 11863 25669 17286 17286 0 0 0 0 0 222256 111250 99369 11637 0 247775 166009 61944 19822 38117 20583 15628 1906 0 148133 73518 65022 9593 37272 37272 0 50334 38757 2517 9060 1139465 1139465 0 1546053 1483282 56835 5936 60952 60952 PROPERTY COSTS 2239892 2239892 PROGRAM COSTS 99036 66805 7197 25034 OVERHEAD 46778 29982 11894 4902 FLEET EXPENSES 5858 5585 61 212 0 10032002 9113313 481705 436984 1636256 3359394 989519 2107010 1027422 275851 2874509 2776872 0 0 514362 492856 0 111179 173597 60594482 22713049 31988486 37881433 2415656 2330415 0 2516340 9313740 0 1569248 2133312 45642977 60844480 855000 986274 683238 818305 17453766 28187923 1059279 1169634 20051283 31162136 X 24307346 29561278 1284348 121066 25591694 29682344 45642977 60844480 X 3424762 650888 15000 X false true X true true true X 2817056 4187283 5309802 3699667 6440374 22454182 0 0 2817056 4187283 5309802 3699667 6440374 22454182 872027 21582155 710885 41968 43087 55754 136258 987952 0 0 23442134 29371990 0.92070 0.87380 X RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED false false 8859 8859 9586159 9595018 629751 157438 false 556199 534303 587256 629751 2307509 3461264 13861 21137 25797 8859 69654 139050 133576 146814 157438 576878 865317 95 98 193 4207583 4207583 53265868 21866161 31399707 1670785 846888 823897 1450246 1450246 37881433 9313740 FUNDS HELD ON BEHALF OF OTHERS 98527 LONG-TERM INTEREST PAYABLE 1049948 RECEIVABLE FROM AFFILIATES 21159 1169634 false HOME SWEET HOME 131538 129668 1870 4000 449 950 1066 LAKE RUN 109543 80834 28709 2630 28 700 61429 241081 210502 30579 6630 477 1650 62495 71252 -40673 true 0 0 ASSISTANCE RELATED TO HOUSING 273 878813 Grantmaker's Description of How Grants are Used ALL STAFF MEMBERS ARE TRAINED AS TO THE GUIDELINES OF THE FUNDING SOURCES. PROCEDURES ARE IN PLACE TO DOCUMENT CLIENT ELIGIBILITY. AT LEAST TWO APPROVALS ARE ATTAINED FOR EACH ASSISTANCE REQUEST. X X false false false false false false false false false TRELL ANDERSON EXECUTIVE DIR 141571 2592 7260 151423 X 54987 FMV false true true Part I, Line 32, Hire and Use of Third Parties IF AN INDIVIDUAL WISHES TO DONATE A VEHICLE TO THE ORGANIZATION, THEY ARE INSTRUCTED TO CONTACT VOLUNTEERS OF AMERICA WHO WILL WORK WITH THE INDIVIDUAL DIRECTLY TO SELL THE CAR WITH THE NET PROCEEDS GOING TO NHA. Form 990, Part III, Line 4d: Other Program Services Description OTHER PROGRAM SERVICES 4: HOMELESS INTERVENTION SERVICES THIS DEPARTMENT INCLUDES ANNIE ROSS HOUSE, HOMEBASE, AND PATHWAYS.ANNIE ROSS HOUSE THE ANNIE ROSS HOUSE PROVIDES SHELTER AND SERVICES TO CLACKAMAS COUNTY FAMILIES WHO ARE EXPERIENCING HOMELESSNESS. THROUGHOUT MOST OF 2019, THE SHELTER WAS OFFICIALLY CLOSED DOWN WHILE IT WAS BEING REBUILT. THE SHELTER REOPENED IN NOVEMBER 2019 AND SERVED 9 FAMILIES IN THE REMAINING TWO MONTHS OF THE YEAR. 100% OF THE HOUSEHOLDS SERVED BY ANNIE ROSS HOUSE IN 2019 WERE ABLE TO SECURE PERMANENT HOUSING UPON PROGRAM DEPARTURE.HOMEBASE THIS COMMUNITY-BASED PROGRAM PROVIDES SHELTER DIVERSION AND RAPID REHOUSING SERVICES TO HOUSEHOLDS WHO ARE EXPERIENCING HOMELESSNESS OR AT RISK OF HOMELESSNESS IN CLACKAMAS COUNTY, OREGON. UNTIL OCTOBER 2019, HOMEBASE ALSO PROVIDED EVICTION PREVENTION SERVICES. THE PROGRAM HAS A STAFF OF 2.0 FTE. IN 2019, 219 HOUSEHOLDS RECEIVED EVICTION PREVENTION, SHELTER DIVERSION, AND RAPID REHOUSING SERVICES THROUGH HOMEBASE. PATHWAYS- PATHWAYS IS A STATE-SUPPORTED RENTAL ASSISTANCE PROGRAM WHICH PROVIDES CASE MANAGEMENT AND HOUSING SUPPORT FOR INDIVIDUALS LIVING WITH SEVERE AND PERSISTENT MENTAL ILLNESS (SPMI) WHO ARE AT RISK OF OR CURRENTLY EXPERIENCING HOMELESSNESS. THE PATHWAYS PROGRAM SUPPORTS A CASELOAD OF 30 HOUSEHOLDS AT ANY GIVEN TIME. PATHWAYS HAS A STAFF OF 1.0 FTE AND A CONTRACTED PEER SUPPORT POSITION THROUGH MENTAL HEALTH ASSOCIATED OF OREGON (MHAO). OTHER PROGRAM SERVICES 5: RESIDENT SERVICES NHA LINKS RESIDENTS OF MULTI-FAMILY AND SENIOR PROPERTIES ACROSS THE STATE TO SERVICES THAT KEEP THEM STABLE IN THEIR HOUSING AND CONNECTED TO THEIR COMMUNITY. CORE SERVICES INCLUDE EVICTION PREVENTION, INFORMATION AND REFERRAL, AND ONSITE PROGRAMMING TARGETED TO A SPECIFIC BUILDINGS POPULATION. IN 2019, RESIDENT SERVICES RESPONDED TO 6,122 REQUESTS FOR SERVICES, AND COORDINATED 700 ONSITE EVENTS FOR NHA RESIDENTS. ADDITIONALLY, THE DEPARTMENT CONTINUED AN INDIVIDUAL DEVELOPMENT ACCOUNT (IDA) PROGRAM IN PARTNERSHIP WITH CASA OF OREGON. THIS PROGRAM PROVIDES NHA RESIDENTS WITH A MATCHED SAVINGS ACCOUNT THAT CAN THEN BE USED TO FUND POST-SECONDARY EDUCATION, PURCHASE OF THEIR FIRST HOME, START OF A RETIREMENT SAVINGS ACCOUNT, OR PURCHASE OF A VEHICLE. OTHER PROGRAM SERVICES 6: CONSOLIDATED HOUSING SUBSIDIARIES NHA CREATES AND MAINTAINS ATTRACTIVE, AFFORDABLE, AND FINANCIALLY HEALTHY RENTAL HOUSING. THIS SECTION SUMMARIZES THE OPERATIONS OF THE CONSOLIDATED ENTITIES INCLUDING ONE PRESERVATION ACQUISITION PROPERTY, THREE FORMER LIHTC PROPERTIES, AND FOUR ENTITIES FORMED TO HOLD OR DEVELOP NEW PROJECTS. OTHER PROGRAM SERVICES 7: ADVOCACY AND PUBLIC POLICY NHA SEEKS TO ADVANCE THE IMPORTANCE OF AFFORDABLE HOUSING IN THE PUBLIC POLICY SPHERE AND WORKS TO PROMOTE ANTI-RACISM ACROSS ALL ASPECTS OF OUR WORK. Form 990, Part VI, Line 11b: Form 990 Review Process THE BOARD REVIEWS A COPY OF THE FORM 990 AND HAS THE OPPORTUNITY FOR QUESTIONS AT A REGULARLY SCHEDULED MEETING, BEFORE THE FORM IS FILED WITH THE IRS. Form 990, Part VI, Line 12c: Explanation of Monitoring and Enforcement of Conflicts THE ANNUAL DISCLOSURE PROCESS OCCURS EACH YEAR AS SOON AS FEASIBLE AFTER THE CLOSE OF THE FISCAL YEAR. BOARD MEMBERS RECEIVE A QUESTIONNAIRE IN THEIR BOARD PACKET AND RETURN IT AT THE NEXT BOARD MEETING. THE QUESTIONNAIRE DISCLOSES VENDORS PROVIDING MORE THAN $50,000 OF CONTRACTED SERVICES TO NHA OR NHA RELATED ENTITIES DURING THE PREVIOUS CALENDAR YEAR. THE QUESTIONNAIRE REQUESTS INFORMATION ON ANY FAMILY OR BUSINESS RELATIONSHIPS THE MEMBER MAY HAVE WITH NHA VENDORS OR WITH OTHER BOARD MEMBERS. SUB-CONTRACTORS ARE NOT INCLUDED IN THIS LIST AS NHA HAS NO ABILITY TO CONTROL THESE CONTRACTS. THE LIST ALSO INCLUDES A SECTION FOR LENDERS COMMITTING MORE THAN $100,000 IN LOANS TO NHA AND/OR NHA RELATED ENTITIES. BOARD MEMBERS' DISCLOSURE STATEMENTS ARE COLLECTED BY THE FINANCE DEPARTMENT. THE FINANCE DEPARTMENT IS RESPONSIBLE FOR GATHERING DOCUMENTATION TO DETERMINE WHETHER THE CONTRACTUAL RELATIONSHIP IS AN ARM'S LENGTH TRANSACTION OR WHETHER THE RELATIONSHIP WAS UNDULY INFLUENCED BY THE MEMBER. THE DOCUMENTATION RESIDES IN THE BOARD OF DIRECTORS FILES MAINTAINED PERMANENTLY BY THE ORGANIZATION AND ORGANIZED BY YEAR. Form 990, Part VI, Line 15a: Compensation Review & Approval Process - CEO, Top Management IT IS THE INTENTION OF THE BOARD OF DIRECTORS OF NHA TO PROVIDE FAIR COMPENSATION TO ITS EXECUTIVE DIRECTOR (ED). IN ORDER TO ACCOMPLISH THIS GOAL, THE NHA BOARD HAS ADOPTED A PROCESS FOR REVIEWING THE PERFORMANCE OF THE EXECUTIVE DIRECTOR AND FOR DETERMINING FAIR COMPENSATION. PERFORMANCE REVIEW: THE BOARD REVIEWS THE EXECUTIVE DIRECTOR'S PERFORMANCE ANNUALLY. THIS REVIEW USUALLY OCCURS IN THE FALL, BUT MUST OCCUR BEFORE MERIT INCREASES CAN BE DETERMINED. THE REVIEW IS CONDUCTED IN AN EXECUTIVE SESSION. THE REVIEW FORMAT IS AT THE DISCRETION OF THE BOARD CHAIR. DOCUMENTATION OF THE REVIEW IS PREPARED BY THE BOARD CHAIR AND SIGNED BY THE BOARD SECRETARY. THE DOCUMENTATION IS MAINTAINED IN THE EXECUTIVE DIRECTOR'S PERSONNEL FILE. COMPENSATION REVIEW: NHA PARTICIPATES IN AND/OR PURCHASES A NOT-FOR-PROFIT SALARY SURVEY AT LEAST ONCE EVERY 3 YEARS. THIS SURVEY PROVIDES THE BASIS FOR DETERMINATION OF FAIR COMPENSATION TO THE ED. THE BOARD CHAIR REQUESTS THE SALARY SURVEY FROM NHA'S DIRECTOR OF FINANCE AND ADMINISTRATION. THE EXECUTIVE COMMITTEE OF THE BOARD CONSIDERS THESE FACTORS WHEN DETERMINING FAIR COMPENSATION TO THE ED: JOB PERFORMANCE, YEARS OF EXPERIENCE, LENGTH OF SERVICE TO NHA, CHANGES IN THE CONSUMER PRICE INDEX, FINANCIAL HEALTH OF THE ORGANIZATION, AND MARKET COMPENSATION FOR SIMILAR POSITIONS IN SIMILAR ORGANIZATION. COMPENSATION COMPONENTS: EXECUTIVE COMPENSATION AT NHA HAS SEVERAL COMPONENTS WHICH ARE TAKEN INTO CONSIDERATION BY THE BOARD. THESE COMPONENTS ARE HEALTH AND DENTAL BENEFITS, PENSION BENEFITS, BONUSES, LONG-TERM AND SHORT-TERM DISABILITY INSURANCE, AND OTHER BENEFITS PROVIDED TO ALL EMPLOYEES. EXECUTIVE COMPENSATION IS REVIEWED AS A COMPLETE PACKAGE OF COMPENSATION RATHER THAN SALARY ONLY. MANAGEMENT LEVEL COMPENSATION IS DETERMINED BY THE EXECUTIVE DIRECTOR. THE ED USES SALARY MARKET SURVEYS GEARED TOWARDS THE NOT-FOR-PROFIT INDUSTRY, GEOGRAPHIC AREA, AND ORGANIZATIONAL SIZE. Form 990, Part VI, Line 19: Other Organization Documents Publicly Available GOVERNING DOCUMENTS AND THE CONFLICT OF INTEREST POLICY ARE MADE AVAILABLE TO THE PUBLIC UPON REQUEST. AUDITED FINANCIAL STATEMENTS ARE AVAILABLE ON THE ORGANIZATION'S WEBSITE. 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