windowsofopportunity
2004
annual
repor t
who we are
Dear Friend:
In this 2004 Annual Report, we continue to highlight work that
is truly transforming New York neighborhoods. The reduction
in crime and the rise in real estate values in our City is not the
NEIGHBORHOOD HOUSING SERVICES OF
whole story: what many overlook is how educated borrowers
NEW YORK CITY (NHS) IS:
and working families anchor our urban neighborhoods. That’s
n New York City’s only citywide non-profit providing
comprehensive services to new and existing
homeowners.
n A national leader in “full-cycle” non-profit lending,
providing affordable financing to help residents
purchase, maintain and improve their homes.
n Citywide, but neighborhood based ensuring that our
the focus of our work here at NHS – what we do with the help
of you, our family of supporters and friends.
NHS is providing more services than ever before. In 2004, NHS
programs resulted in new investment of nearly $212 million into
New York City communities. Over a thousand of our neighbors
got home loans or mortgages through NHS. 17,000 people
went through our educational programs, learning not only how
to buy their homes, but how to keep them in good repair and
programs are planned and implemented with guidance
how to keep them from falling prey to disreputable lenders and
from neighborhood residents.
contractors. The renovations we make possible are done to the
n Committed to best practices in corporate governance
through our partnership Board, consisting of residents,
government and businesses working together.
highest standards, and are designed to last, further enriching
the impact of NHS dollars. All of this translates into an enduring
bond of trust between NHS and our communities. We open
windows of opportunity for many families every day, who
IN 2004, NHS:
otherwise might have seen their opportunities foreclosed.
n With its corporate and government partners, invested
You will read many of these stories in this Annual Report, as
over $212 million in New York City communities, and
n Provided pre- and post-purchase homeownership
education to over 17,000 neighborhood residents.
we highlight community-builders, both well-settled and newly
arrived. These accounts are then backed up by impressive
numbers which tell the magnitude of the NHS story. As an
organization, we laid the groundwork in 2004 for greater
impact: we are determined to help all New Yorkers make
responsible housing and financial choices.
Because real estate fraud is growing along with the rise
mission
in property values, customers must know that there is an
alternative to the unscrupulous operator down the block. So
we are reaching out in new ways—including our popular
website—to make sure that our neighbors know that we are
Neighborhood Housing Services of New York City is a
here. With renewed internal strength—thanks to your effective
not-for-profit citywide organization working to increase
partnership—we are looking toward even greater impact in
and protect investment in underserved low-and moderate-
2005. We are pleased to be your partner, and privileged to
income neighborhoods, help people through education
work together with you to make such a difference in the lives of
to help themselves, build communities that encourage
those we serve.
2
and support neighborhood self-reliance, and create,
preserve, and promote affordable housing in New York
Sincerely,
City neighborhoods.
Lloyd W. Brown, II
Sarah Gerecke
President, Board of Directors
Chief Executive Officer
3
returninghome
shirley williams
windows
of opportunity…
—now bright and restored—she talks
with workmen engaged in renovation,
and takes photos with a digital camera
to capture work in progress.
With the renovations on track to
conclude this spring, she’s already
working on finding the right tenant by
running an ad in The New York Times.
FROM BUSHWICK TO HARLEM, FROM JAMAICA TO
As our customers look to NHS for comprehensive help, they
The rental income will be her hedge
PARKCHESTER TO ST. GEORGE, NEIGHBORS ARE BUYING,
find a powerful partnership which includes residents working
against hard times, in an economy where
REBUILDING, AND RENOVATING HOMES WITH THE HELP
alongside prominent members of the public and private
almost no job is guaranteed to last. And
OF NEIGHBORHOOD HOUSING SERVICES.
sectors. It’s working: neighborhood by neighborhood, the
her two young daughters, Shanina, 13,
windows of opportunity are opening for more and more
and Angelica, 11, are working on finding
New Yorkers.
a dog.
NHS helps families and individuals build and protect their
homes – in ways ranging from mortgage loan assistance to
emergency repairs to complete renovations. In 2004, we
As a young girl, Shirley helped her father
invested $212 million in New York City communities. And as
tear down walls and put up roofs on
families regain homes from speculators, windows are opening
the two buildings he owned. She spent
in communities that had been closed for years. As they build
long afternoons in the back yard the
homes and increase the supply of affordable housing, these
family home, where thick grape vines
New Yorkers find their way illuminated by their partnership with
hung heavy with fruit. The memory of
Neighborhood Housing Services.
those tranquil times never left her, even
as she worked a busy job with Airborne
Experience has shown that resourceful people, some of whom
Express.
you will meet in this Annual Report, are NHS’s best customers
– and that they often succeed and prosper because we provide
In 2000, with both parents passed
support at critical times. Turning around neighborhoods isn’t
on, the house was abandoned and
easy – and each neighborhood recovers or declines house by
house, block by block. NHS’s programs—running the gamut
from purchase to renovations, to maintenance and repair, to
insurance services—all stress education, preparation, and
investing for the long-term.
4
With a track record reaching back to 1982, encompassing
thousands of successful home purchases and renovations,
NHS is a trusted resource in the New York market. We are
always there for our customers. Going the extra mile is what
we do every day.
deteriorating. “The roof was damaged
Shirley Williams was able to rebuild the home she grew up in with help from NHS, which funded
a $127,000 low-interest loan. She’s adding a rental apartment, which will create more affordable
housing in her neighborhood.
THE LIGHT FROM HER FRONT
“you can get low interest rates through
WINDOWS STREAMS ONTO AN
NHS and HPD. Then you realize you
EAGER SHIRLEY WILLIAMS AND
also have to save as much as you
HER CAREFULLY DRAWN-UP
can. After that, you realize that things
ARCHITECTURAL PLANS. The block
are working out.” She has a way of
in Bushwick is clearly coming back. A
summing up a lifetime of effort in a few
daughter is rebuilding the family legacy.
sentences. Walking through the three
“As a single parent,” Ms. Williams says,
floors of the old family home in Bushwick
by a leak. There was old wood, dry
rot. It just wasn’t liveable anymore,” she
says. “But I was determined not to sell
it. Brokers offered me $300,000, but I
5
said: That’s nothing for me because I’m
still paying rent. I want a home of my
own. At some point, everything is spent,
and money doesn’t last for ever.’
continued on page six
to have and to
hold: making
dreams
possible
storeworks
reside or conduct businesses in the
neighborhoods where the StoreWorks
builidngs are located. Priority for the
remaining buildings is given to New York
City residents.
In the first round of StoreWorks, 34
properties were completely rehabilitated
with a total of 72 residential units. The
NHS provides financial services both to those who want to
second round included 60 properties:
become homeowners and those who have homes and want
56 sold and 4 in the process of being
to improve and keep them. For prospective buyers, NHS
sold. All of the units sold have been
offers our signature program, the HomeBuyer’s Club, the
continued from page five
beginning of the process for those seriously interested in home
It took NHS, partnering with HPD, to make her dream come
purchase. The HomeBuyer’s Club covers such key topics
true and allow her to regain the family home. As renovation
as loan financing, maintaining good credit, and budgeting.
and construction continues, difficulties arise, and they are
IN THE STOREWORKS PROGRAM,
taken in stride, and with confidence. In February of 2005,
landromats, beauty parlors, and a
17,000 New York City residents went through NHS pre- and
NHS BUYS AND RENOVATES VACANT,
thieves broke in through the roof hatch and made off with
financial services office.
post-purchase educational programs in 2004.
CITY-OWNED, 1 TO 6 RESIDENTIAL
Williams’ new boiler. Undaunted, she is getting a 24-hour
UNIT BUILDINGS WITH GROUND
NHS has built or renovated 10 buildings
Demonstrably, our educational model works. A study of
alarm company to monitor the building. “I’m psyched that I
FLOOR COMMERCIAL SPACE. THIS
even got this far,” she says. “I’ve been wanting to do it for so
on the same block of Eagle Avenue in
Freddie Mac mortgages found that pre-purchase counseling
CREATES AN OPPORTUNITY FOR AN
long. I’m doing this for my daughters, because opportunities
the Bronx. At 729 Eagle Avenue, NHS
reduced loan delinquency rates by fully 19%—and that face-
OWNER TO RUN A SMALL BUSINESS
like this don’t come often, and you don’t want them to pass
has made it possible for Emy Velasquez,
to-face and classroom counseling, our specialties, bring
AND OBTAIN RENTAL INCOME
you by. I think it’s going to be a great experience and a
a special education teacher, to upgrade
delinquency rates down by 34% and 26%, respectively. In all,
FROM THE APARTMENTS UPSTAIRS.
challenge for us.”
her property. She has been meticulous
NHS provides six pre-purchase and sixteen post-purchase
IT’S A FORCE FOR COMMUNITY
about her building and has had excellent
REVITALIZATION, EMPLOYMENT, AND
relationships with her tenants. There are
ECONOMIC OPPORTUNITIES.
seven apartments at the property, and
programs—most available at each of our nine offices.
When a person learns about NHS, it’s usually from friends,
from our website, flyers, newsletters, or community events.
New Yorkers may walk into one of our resident-run seven
neighborhood offices, encounter us at a housing fair, or just
drive by a new home under construction and call the number
listed on the poster. We also receive direct referrals from the
government and elected officials.
Once the home is purchased, or the repair completed,
NHS’s counselors stand behind the owner, helping out in
6
such areas as insurance (last year, NHS helped 168 families
with new insurance policies totaling $51.3 million), financial
management, and delinquency prevention (in 2004, NHS
helped 1,084 New Yorkers with foreclosure prevention
education).
turned over to private owners operating
a diversity of businesses, including
restaurants, a health food store,
SNAPSHOT: NHS LENDING
In 2004, NHS assisted 422 New York City families in
obtaining affordable first mortgage loans, covering 686 units
with a total value of $102.1 million. In the same period, we
refinanced 71 mortgages valued at $14.8 million. In 2004,
we assisted 354 seniors with reverse mortgages totaling
$86.4 million.
NHS is also a lender for home improvement and repair work
for one to four family homes, including emergency repairs.
We also facilitate construction lending, generally for five
to 20 unit buildings. Some NHS projects are funded both
through funds we borrow from private lenders, and funds
which come from the government. NHS works hard to keep
loans affordable to recipients: some are available at interest
rates as low as one percent to qualified borrowers.
two commercial spaces.
In 2004, NHS arranged financing
for six StoreWorks projects, totaling
NHS rehabilitated the property with a
$6,628,732. The StoreWorks program
subsidy from HPD. The construction
is a collaboration between NHS
lender was Citibank, N.A. and mortgage
Community Development Corporation
financing was provided by GreenPoint
(NHS CDC) and the New York City
Bank. The general contractor on the job
Department of Housing, Preservation
was Central Development Corporation.
and Development (HPD). NHS acts as
the developer and partners with banks,
Silvia’s Beauty Salon opened on the
insurance companies, and government
ground floor in March of 2004, bringing
in StoreWorks. The City provides partial
to life a key corner property that once
tax abatement for a period of twenty
was a center of drug activity.
years and sets restrictions on resale
profits. Priority for 50% of the buildings
is given to buyers who currently either
7
customers
like us
a window into a newculture
indranie lal
Who are NHS’s customers?
SNAPSHOT: IMMIGRANT OUTREACH
69% of NHS’s 2004 customers had an annual household
Under Juan Adolfo Santana, Director of Homeownership
income of less than $50,000. The average homeowner
assisted by NHS is in his/her 30’s and 40’s.
Services, NHS has an aggressive campaign to reach out and
Our
involve new immigrant communities in access to affordable
rehabilitation loan customers are older by about ten years,
housing, particularly in Queens. NHS’s approach is multi-
reflecting their greater maturity in the housing market. 51%
faceted. In the Latino campaign, NHS identifies organizations
of our customers in 2004 were African-American; 19%
which serve particular groups – such as churches and social
were Latino. A majority are women – 61% of the total. Half
organization. Staffers visit them, make connections and
of our customers are first-time home buyers.
presentations, providing seminars and literature in Spanish.
A radio station popular in the Colombian community is
Helping minorities and new immigrants is a particular
an outreach target, with NHS providing public service
strength of ours. In fact, NHS has the only completely
announcements to be read on the air as well as interviews
bilingual website in the NeighborWorks system, and our
with housing advocates.
Neighborhood Offices reach out to new immigrants using
a variety of printed materials as well as other tools like
The Caribbean community also receives NHS outreach
free seminars, flyers, mailings, and attending community
materials,
events.
radio
immigrant groups, asking company managers when and
local marketing efforts was cited by 3,655 people who
how we can talk to their employees. Sometimes seminars
came to NHS for information or advice.
are given at these worksites; at other times, we hand out
literature outside the plant or store.
With her three children—Jairam, 12, Phylicia, 13, and Alicia, 14—Indranie Lal is now living in a bright two-bedroom co-op in Briarwood. NHS
was able facilitate a $15,000 grant and a loan from Citibank for $88,000 at low interest for Ms. Lal. Citibank also contributed a $5,000 grant.
homebuying expos. We also use direct mail and targeted
INDRANIE LAL, A SINGLE MOTHER OF THREE, WORKS
a co-op was possible. I was extremely happy when I qualified.
public relations to bring the news about NHS’s activities and
AS A BENEFIT AUTHORIZER FOR THE SOCIAL SECURITY
I was ecstatic that I could get a grant. ”A former beauty queen
offerings to our communities. In 2004, we made significant
ADMINISTRATION IN JAMAICA, QUEENS.
in Guyana, Lal recalls, “I began working at the tender age of 14,
singing and modeling. When I came to America I became a sales
gains in positioning NHS as the primary resource for New
8
local
NHS visits small businesses which employ particular
Office. In 2004, the combination of citywide and/or and
Yorkers looking for affordable homes.
for
newspapers.
that comes from our local leadership in each Neighborhood
campaigns in newspapers, and we participate in major
announcements
stations such as WLIB and materials for the largest local
One of our most effective tools is word of mouth, and part of
Centrally, the NHS Citywide office creates marketing
including
It was there that she attended a lunchtime program about housing
agent for Mary Kay, and I drove a pink Cadillac. I do want to give
opportunities. That led to NHS, the Homebuyer’s Club, and NHS
my kids a better life.” A recent job promotion is making it possible
pre-purchase counseling, which Ms. Lal completed in 2004.“I was
for Ms. Lal to pay off some of her mortgage principal each month
surprised that there were such programs,” she says. “When I
in addition to the interest due. Daughter Alicia is enrolled in a
heard what NHS would give to people who earned less, I decided
highly selective science program called “Gateway to Health,” at
this would be a good program for me. I always wanted to own
P.S. 217 in Jamaica. Alicia says she wants to be a pediatrician.
a home. I was paying rent, and it was too high. But every time I
“NHS made it a reality,” Ms. Lal says. “Living from paycheck to
looked for a home, it always eluded me. I decided I was going to
paycheck with three kids, it was an impossible thought. But my
go for it, but because of my income, I couldn’t get a house. Buying
kids know now that anything is possible. NHS was right for me.”
In the Bronx, NHS
presents seminars at Lincoln Hospital oriented to the large
number of Latinos who work there. As New York’s vibrant
immigrant communities continue to transform our City,
NHS wants to make sure those new immigrants who need
affordable housing have access to low-interest loans and
counseling, and are kept from the clutches of predatory
lenders.
9
hit me!
nhs website bursts
out of
the box
bringing back theneighborhood
howard clark
HOWARD CLARK WORKS AS AN ADMINISTRATOR IN THE
BEHAVIORAL HEALTH DEPARTMENT AT ALBERT EINSTEIN
COLLEGE OF MEDICINE. HE’S HELD THAT JOB FOR SIX
YEARS. Having grown up in Harlem, he purchased a five-family
home on a landmarked block in Harlem in 1995, along with his
mother, Beatrice. When she passed away, he became the sole
owner.
“I found an NHS flyer. I was looking for a renovation loan, and
a program that would provide support along with the funds. I
didn’t want to go to contractors in the Yellow Pages. I wanted a
reliable contractor, and NHS recommended one.
We are proud to have built the first fully
bilingual English/Spanish website in
the NeighborWorks network. Our site
—at www.nhsnyc.org—was given an
“They gave me a project manager, Ray Jackson, who assisted
me in the construction phase. He helped me secure three bids
and reviewed each one of them, and I don’t have to pay the
contractor until all the work is done. Ray manages the funds,
and I approve all of the work. The architect, the project manager,
and I must approve all work before any contractor is paid, so we
make sure that everything is done properly.”
‘extreme makeover’ in 2004. Visitors
loved our new look, and the number
of hits took off from an average of
1,200 per month in 2003 to 13,000 per
month last year. Viewers find it easy to
navigate around the site because links
to the basic NHS lending and education
programs are right on the home page.
Mr. Clark is looking to rent to several families, and he says that
NHS is also involved in evaluating tenants, “to ease the transition
of bringing people into the house.”
“Before and After” photographs show
how NHS loans create positive changes
in communities, house by house.
There’s a handy self-assessment test
SNAPSHOT: REHAB LENDING
provided by NeighborWorks that gives
In 2004, NHS facilitiated rehabilitation loans worth $6.9 million
a quick analysis of a visitor’s income
in 163 buildings, maintaining, renovating, and upgrading 306
and debt ratio, saving and spending
units. The majority of these were moderate rehabs in one to
habits, and insurance coverage.
four family homes and were arranged by our neighborhood
offices. One to four family homes are NHS’s special expertise.
Providing a window into NHS, the
They are the bedrock of most working-class New York City
home page also features a news
neighborhoods.
section where recent press releases
10
11
and announcements can be found,
Rehabilitation loans are becoming an increasingly important
and complete listings of NHS personnel
part of NHS’s work due not only to New York City’s aging
make it easy to find any staff member
housing stock, but also because of the problems of mold, lead,
at any office.
and asthma due to poor indoor air quality. These are all issues
which we address in our home maintenance training courses,
With help from NHS, which provided a $400,000 loan at a low interest rate, Howard Clark is moving forward with
this dream of housing five families, affordably, in his landmark-designated limestone building in Harlem.
which graduated 270 people in 2004, and in our landlord
training seminars, where we educated 220 individuals.
construction supervision:
getting the job done right
from the groundup
josefina cruz
NHS’s approach to construction
supervision is clearly focused on
accountability.
First,
the
NHS
construction manager works with
the homeowner to get complete
agreement on the work to be done
and an understanding of its cost. The
construction manager assists the
homeowner in the bidding process,
so that he or she can choose the
deal that works best. NHS insists
that all contractors are licensed and
insured. The construction manager
then manages the payout process
to insure that there is proper record
keeping of what was done and
what was paid for, so there can be
no arguments and no agreement
can be disregarded. All payments
are made with the approval of the
customer. And if something does go
wrong, NHS’s construction manager
serves as a mediator, placing the
organization at the disposal of both
parties to arrive at a new agreement
to resolve the problem.
The New York City Department of
Consumer Affairs reports that the
number one consumer complaint
category is home improvement,
12
with approximately 900 complaints
filed last year. NHS is proud to offer
reliable construction services to our
customers, as well as courses to
educate them so that they do not
fall prey to home repair scams in the
future.
“
At any one time, NHS has
several hundred construction
jobs ongoing. Each of my five
supervisors may have 70 jobs
they are watching. Most of
our contractors are minorities
and work in the neighborhoods
they live in.
”
—Marko Loncar, Director of Construction Services
NHS found a responsible bank for Ms. Cruz, which provided a $226,000 loan at a low interest rate, allowing
her to realize her dream of home ownership. Pictured L/R: Marie Manning, Ms. Cruz, and Barbara Kent.
IN MID-JULY OF 2004, JOSEFINA
will command a rental price of around
one of the first minority contractors to do
CRUZ MOVED INTO A NEW HOME ON
$1,200, greatly increasing the affordability
business with the New York City Housing
UNION HALL STREET IN JAMAICA, IN
of her home. On a recent winter day, Ms.
Partnership, to do the work. Cathy
A BLOCK OF NEW HOMES ON WHAT
Cruz proudly hosted a tour group from
Mickens, NHS Jamaica Director, calls
HAD ONCE BEEN AN EMPTY LOT. Ms.
NHS, showing NHS government and
Kenrick Jobe a success story whose firm
Cruz, who works as a Cleaning Aide at
funding partners around.
now builds homes all over New York City.
New York University, has two children, 11
“We have been working with him for about
and 12. A relative told her about NHS,
A former blighted area subject to urban
and she visited NHS of Jamaica.
renewal in the 60’s and 70’s, Union Hall
ten years,” she notes.
Street is now a home to dozens of families,
Diana Taylor, Superintendent of the
Her NHS counselor, Marie Manning, held
and the site of an NHS partnership lasting
New York State Banking Department
out a helping hand and didn’t let go,
over a decade. Phase One came in 1994,
said recently: “If you haven’t gotten on
helping her to save for the downpayment,
when NHS was the marketing agent for
board with them [NHS] yet, now’s the
and educating her about insurance,
129 units built on vacant land. Phase
time. Take the tour, take the plunge,
inspections, and the mortgage process.
Two saw the building of 38 homes – one
and help our city become the city of
The result was her new home, which
of which belongs to Ms. Cruz. NHS
homeowners.”
also sports a rental apartment that
hired Jobe Development Corporation,
13
nhs counselors:
relationships for the
long-term
buildingrelationships
cindy vielle
Our nine offices around the City include our citywide headquarters on 36th Street,
our Homeownership Center in Brooklyn’s HSBC Bank Building on Flatbush Avenue,
and seven Neighborhood Offices in Bedford-Stuyvesant, East Flatbush, Jamaica,
Northern Queens, the North Bronx, the South Bronx, and Staten Island.
At each office, NHS Counselors partner with our customers, building relationships
of trust that generally last long after the home is purchased or a home repair is
complete. After reviewing a customer’s financial status and doing credit repairs,
if necessary, the Counselor provides the customer with a savings plan, so that
he or she will know when they will be able to purchase a home. Some are ready
Directors Making the Difference: NHS Bedford-Stuyvesant
Director Richard Trouth, with Cindy Vielle in front of her new home.
right away; others might take six months, a year, or more to become sufficiently
credit-worthy to borrow, or to save enough for a downpayment.
Then, the Counselor helps arrange a pre-approved mortgage from a sound
financial institution at a low interest rate. The Counselor follows up with each
financial institution and with the customer, often also advising on insurance
products that are appropriate to the situation. Counselors advise our customers
to participate in NHS home repair and home maintenance classes, so that minor
repairs won’t have to mean the expense of a contractor. If refinancing is needed,
NHS Counselors can help with that, too.
14
Who You Gonna Call? Cindy Vielle with
her NHS Counselor, Noemi Vega.
Cindy Vielle, a first-time homeowner, was able to buy
a new home in Bedford-Stuyvesant with help from NHS.
A GOOD EXAMPLE OF THE
just paying someone else’s mortgage.
morning, doing your nails – “Cellphone
In the meantime, Noemi Vega was giving
RELATIONSHIP BETWEEN A
So I moved out of my apartment, where I
fees,” adds Vielle, “and the late fees on
out applications for a home purchase
COUNSELOR AND A CUSTOMER IS
was paying $900 in rent, and back in with
credit cards add up tremendously. I
program sponsored by HPD and the New
THE ONE BETWEEN NOEMI VEGA, A
my family, where I paid $350 a month.
learned to pay off credit card debts, and
York City Housing Partnership. Vielle was
then to make sure I’m on time with my
selected in a housing lottery and Vega
COUNSELOR AT NHS OF BEDFORDSTUYVESANT, AND CINDY VIELLE, A
“We told her that with owning a house,
credit cards. That’s how you improve your
called it “a perfect match. We saw she
VERIZON FIELD TECHNICIAN WHO HAS
there are sacrifices to be made,” says her
credit scores. I was able to pay off a couple
was a good candidate from the Home
JUST PURCHASED HER FIRST HOME.
counselor, Noemi Vega.
of credit cards and close them, so that my
Buyer’s Club.”
debt to income ratio was extremely low.”
Driving by a construction site where NHS
“Instead of buying the donut and coffee
was at work, Ms. Vielle recalls seeing
in the morning, you make the coffee,” Vielle
Vielle was pregnant with her second child,
was able to buy her new home. She
“some beautiful buildings going up. There
said. “You have to cut down on expenses.”
Cyndee, while a member of the Home
has followed up by taking NHS’s Home
Buyer’s Club. “They were my driving forces,”
Maintenance Training, so that she
With her application successful, Vielle
15
For seniors, NHS Counselors facilitate reverse mortgages, so they can remain in
was a sign in front, and so I called the
their homes at a time when they have no employment income, or make repairs
number, and got in touch with NHS. I
“In the Home Buyer’s Club,” Ms. Vega
she says of Cyndee, now 3 and her older
can keep costs down by doing minor
without a direct outlay of cash. In 2004, NHS arranged $86.4 million in financing
joined the HomeBuyer’s Club, and the
explains, “we show our customers that
daughter, Sanayia. “Because I was pregnant,
plumbing and electrical repairs herself.
for 354 reverse mortgages, covering 433 units. All 354 homeowners are now able
most important thing I learned was how
they don’t realize how much money they
I realized that it was time to make the move to
Naturally, being a Verizon technician
to “age in place,” remaining securely in their homes during their retirement years.
to save. I realized that in paying rent, I was
are spending every day. That coffee in the
own a home, for my family, for my girls.”
helps.
fighting real
estate fraud:
nhs tackles
predatory
lending
saved from an abusiveloan
jonathan addy
Many NHS customers fit the profile that is most attractive
to predatory lenders: the elderly, the disabled, and the
minority borrowers who face unequal access to financing
Warmth from wide windows fills Jonathan Addy’s condo apartment with light. NHS was able to
secure a $20,000 grant from the Department of Housing and Community Renewal for Mr. Addy.
for their homes. According to the Center for Responsible
Lending, borrowers lose an estimated $9.1 billion annually
due to predatory mortgages. By the time a person has a
a loan predatory: an offer of credit made without regard
2004: A BANNER YEAR FOR
INSURANCE SERVICES
to the ability to repay, flipping a loan without tangible
Protecting your investment in a home means understanding
net benefit to the borrower, or high ‘balloon payments’
insurance and purchasing the right policy. In 2004, 2,206
designed to create a debt crisis.
families participated in 126 NHS classes and seminars on
talk with an NHS counselor, they understand what makes
insurance products. 405 customers received one-on-one
NHS’s foreclosure prevention seminars and counselings
counseling. NHS helped 168 homeowners obtain insurance
were attended by 1,522 people in 2004. Another 432 took
valued at $51.3 million in primary coverages. Our public
in financial fitness presentations, with 160 going through
forum, “Investing in Community,” hosted by the Honorable
financial fitness counseling and 99 graduating from formal
Gregory V. Serio, the New York State Insurance Department
classes. Both offerings are designed to fight predatory
Superintendent, attracted over 100 participants.
16
lenders by arming our customers with information. Through
MEET JONATHAN ADDY, NIGHT SECURITY SUPERVISOR
AT CALVARY HOSPITAL IN THE BRONX. WHILE HE WAS
THINKING ABOUT HOME OWNERSHIP, HE WAS COURTED
AT A HOME EXPO BY TWO PARTIES: A PREDATORY
LENDER AND AN NHS STAFF MEMBER. NHS HAD THE
BETTER DEAL.
“My wife and I attended a home buyer’s expo which we found
out about by listening to WBLS radio. On the main floor at the
expo, when we arrived, were mortgage brokers, real estate
lawyers, and lenders. It was a real free for all. They were all
trying to lure you over. We were renting at the time in Queens
Village. To get to my job, I had a 35-mile commute and $8 in
tolls each day. I wanted to move closer to the hospital where
I work.
NHS, they learn that there are alternatives to the big and
small operators who seek to profit by racheting up interest
rates and forcing borrowers into foreclosure.
“A lender asked for my Social Security number and wanted
to do a contract for us right then and there; they offered us a
loan package, consolidating all of our debt, and transferring
my credit cards to their bank. But right across the floor was
an NHS table with Ms. Roberta Fuller, and I had a feeling we
should go to her to get another point of view.
“We were very pleased with what she told us. I went to see
Ms. Fuller at the NHS office the next day, and she was able
to explain all that NHS had to offer, together with a grant. We
obtained a grant of $20,000 through NHS, for a downpayment
on a condominium apartment. I closed on July 27th of last
year, and moved in, in August.
17
“It’s been wonderful, I love it,” he says now. “The building is
mostly owners. It’s very spacious and very quiet.”
Mr. Addy’s wife is a Nurse’s Aide at Calvary Hospital, and
together they care for their three-year old daughter. With a
recent Master’s from John Jay College, Jonathan is looking
into a career in criminal justice. His new condo has brought
security and a brighter future.
A Dollar Buys
a Dream
building a future for eightfamilies
helen noel
Buildings acquired by the City of New
York in a variety of ways—including
abandonment and foreclosure—are
a drain on the tax rolls and often a
flashpoint for crime. The City has
a strong interest in getting these
buildings back into good housing
stock, and often partners with NHS
to get that job done. For one dollar,
the City sells these buildings to NHS,
which then determines what needs
to be done to bring them back to a
livable condition. This often means
a complete renovation.
NHS develops a financial model
for each building which allows us
to renovate it, using loans from our
partner banks and the City itself.
Then, we sell these homes as
affordable housing to customers –
such as those profiled in this Annual
Report. Sales of these homes are
by lottery, since there are ten times
more applicants than new HPD
homes.
In almost all cases, NHS spends
more on the renovation than our sale
price for the home – something we’re
able to do because of the generous
support of our funders and HPD.
18
“
We do a lot more work than the
typical renovator does. We do
a 110% renovation—usually
a gut rehab—and we create a
product that will last for 50 years.
Since 1994 we have built over
500 homes – all to the highest
standards.
”
—Bill Kelsey, Director of Housing Development
With loans from NHS and the City’s HPD, Helen Noel was able
to restore an eight-family house in Crown Heights.
THE RECIPIENT OF A $600,000 LOAN
family house is a good example of how
getting needed renovations done,
FROM NHS AND HPD, HELEN NOEL
the partnership between NHS and New
working closely with the contractor.
WAS FINALLY ABLE TO MAKE REPAIRS
York City’s Department of Housing,
TO THE 8-FAMILY HOME ON NEW
Preservation, and Development works.
Next, HPD is working on processing rent
YORK AVENUE.
When Ms. Noel assumed ownership of
increases for the existing tenants, and
the house in a divorce settlement, it was
will also handle the complex J-51 tax
“NHS lent me the money so I could allow
encumbered with tax arrears, mortgage
abatement paperwork, allowing Ms. Noel
people to live in affordable housing,” Ms.
debts, and other liabilities.
to get tax abatements for all of her capital
Noel says “Now I feel like I’m making
improvements to the building. Completing
a contribution to the community. The
HPD’s anti-abandonment personnel
the J-51 paperwork is an often arduous
tenants are grateful, too, because the
made house calls to see what could be
process that’s next to impossible for a
house was in a bad state, and they
done to keep the property on the tax
single homeowner to complete by herself.
thanked me for making the repairs. My
rolls. NHS joined in, arranging a loan with
NHS remains in the picture, says Director
son helps out as building manager, and
HPD, allowing Ms. Noel to pay back taxes
of Citywide Lending Gunnel Rydstrom,
NHS keeps in touch on a regular basis.”
and put the house on a secure financial
“mediating, prodding, and cajoling
footing. Then, NHS’s construction
— making sure what needs to happen
renovation team was instrumental in
actually does happen.”
The restoration of Helen Noel’s eight-
19
nhs neighborhood offices
2004 neighborhoodaccomplishments
NHS’s seven neighborhood offices are all resident-led, another
hallmark of the way we do business. NHS customers rely on
our neighborhood offices because they are an authentic part of
their communities.
NHS North Bronx
B R O N X
NeighborWorks Week—the first full week in June—is
an opportunity for our neighborhood offices to bring out
community residents. In 2004, our NeighborWorks Week
events reached 3,000 people and ran the gamut from salsa
parties to networking events on housing issues, to clothing
give-aways and neighborhood beautification.
M A N H A T T A N
NHS South Bronx
NHS Jamaica
Q U E E N S
NHS Northern Queens
NHS
Citywide
Office
NHS Bedford-Stuyvesant
NHS
Citywide
Homeownership
Center
NHS East Flatbush
B R O O K L Y N
NHS OF THE SOUTH BRONX
n Provided $100,000 in grant funds to five homeowners in the
Melrose area for structural work and facade repair. Priority was
given to elderly homeowners and lower income residents.
S T A T E N
20
I S L A N D
n Celebrated its 30th Anniversary with a Gala at Anton’s in
Queens.
NHS OF NORTHERN QUEENS
n Facilitated 45 mortgages, covering 53 units, at a cost of
$9,05,000.
n Arranged $850,000 in refinancing loans.
n 1,045 people went through pre-purchase counseling, including
the HomeBuyer’s Club, pre-purchase seminars and landlord
training.
CITYWIDE HOMEOWNERSHIP CENTER
n Arranged 31 foreclosure prevention loans, covering 38 units, a
total of $6,321,000 in financing.
n Created a network of Latino homeownership professionals
to address the needs of this community. Over 60 Latino
families got pre-purchase counseling; of these, 15 purchased
properties and 27 were pre-approved for mortgages.
n Secured 331 reverse mortgages, a total of over $80 million.
n Closed 17 rehab loans, renovating 30 units totaling over $315,000.
NHS OF BEDFORD-STUYVESANT
n Completed its five-year commitment, in partnership with
Allstate Insurance, to provide front yard lights to over 800
Bedford-Stuyvesant residents.
NHS OF THE NORTH BRONX
n Closed 22 rehab loans, renovating 36 units at a cost of
$217,000; and 3 refinance loans at a cost of over $612,000.
n Facilitated 21 first-time mortgages totaling $3.5 million and
arranged 10 reverse mortgages at a cost of $2.8 million for 14
units.
n In 2004, 595 people had pre-purchase counseling, including
the HomeBuyer’s Club, and 612 went through post-purchase
education including financial fitness seminars.
NHS Staten Island
loans, and are interested in helping others avoid these traps
NHS OF JAMAICA
n Awarded $450,000 from the NYS Division of Housing and
Community Renewal and the NYS Housing Trust Fund to
administer a Closing Cost Assistance Program for first-time
home buyers. To help low- and moderate-income residents
to purchase homes in Queens, NHS of Jamaica offers grants
of up to $30,000 to first-time buyers who purchase properties
in Queens Community Districts 10, 11, 12, 13, and 14.
n Held a Homebuyers Lottery in June, with a total of 298
participants registering for the grant. 30 applicants have been
pre-qualified and are searching for properties.
n Expanded its Queens Anti-Predatory Lending Task Force
to include residents who have been victimized by high-cost
n 5,879 attended our post-purchase educational programs at
the Homeownership Center.
n Co-hosted a well-attended housing forum with State Senator
Velmanette Montgomery at the Wayside Manor.
n Facilitated 28 first mortgages totaling over $8 miilion, covering
71 units; closed 15 rehabilitation loans totaling over $412,000,
renovating 49 units.
NHS OF EAST FLATBUSH
n Obtained affordable first-time mortgages for 32 families,
covering 66 units, for a total of over $9 milion.
n Arranged $62,000 in debt consolidation with rehabilitation
loans.
n 572 people took advantage of pre-purchase educational
seminars.
21
STATEN ISLAND
n Distributed $12,325 in senior citizen grants, and $80,000 in
debt consolidation with rehabilitation loans.
n Facilitated 52 mortgages, covering 64 units, a total of $11.3
million in financing.
n Made possible 9 rehabilitation loans, covering 12 units, worth
$37,700.
statement of financialposition
statement ofactivities
12/31/04
NEIGHBORHOOD
HOUSING SERVICES OF
NEW YORK CITY, INC.
Cash and cash equivalents
Cash and cash equivalents – restricted
Grants receivable
12/31/03
FOR THE YEARS ENDED DECEMBER 31
7,390,439
4,186,444
NEIGHBORHOOD
10,982,481
7,778,329
HOUSING SERVICES OF
550,175
856,563
NEW YORK CITY, INC.
Permanently
Unrestricted
Restricted
Restricted
Total
Total
Contributions
2,514,463
550,000
—
3,064,463
2,429,708
Government Grants
1,409,302
30,000
225,000
1,664,302
2,106,987
867,248
—
—
867,248
660,772
1,350,035
—
—
1,350,035
1,070,398
180,454
—
—
180,454
493,481
2,297,752
—
—
2,297,752
(307,372)
Net Proceeds from Special Events
650,502
—
—
650,502
929,604
SUPPORT AND REVENUE
Contributions receivable
1,296,496
895,921
AND SUBSIDIARIES
Consolidated
Construction in progress
12,262,132
14,758,143
Consolidated
Statement of
Notes receivable, net
16,663,936
15,577,905
Statement
1,619,136
1,781,183
of Activities
Other Income
2,208,209
2,174,116
(Unaudited)
Net Revenues from
52,973,004
48,008,604
(Unaudited)
22
Fixed assets, net
Other assets
TOTAL ASSETS
2003
Temporarily
AND SUBSIDIARIES
Financial Position
2004
Program Service Revenue
Interest Income on Notes Receivable
Housing Development Activities
Accounts payable and accrued expenses
2,684,720
2,814,340
Net Assets released from restriction
504,485
(504,485)
—
0
0
Escrow funds
2,148,899
2,015,816
TOTAL SUPPORT AND REVENUE 9,774,241
75,515
225,000
10,074,756
7,383,578
Retainage payable
1,538,784
1,096,183
Refundable funds
4,331,495
2,023,969
EXPENSES
Lines of credit
2,465,501
1,685,982
Program Services
7,032,900
—
—
7,032,900
7,045,459
Construction loans payable
9,355,405
10,651,734
Support
2,010,093
—
—
2,010,093
2,264,762
20,382,269
17,190,562
TOTAL EXPENSES
9,042,933
—
—
9,042,993
9,310,221
244,381
257,769
CHANGE IN NET ASSETS
731,248
75,515
225,000
1,031,763
(1,926,643)
84,814
107,460
Net Assets at beginning of year
3,653,174
1,100,269
3,117,009
7,870,452
9,797,095
Loan loss reserve
419,819
404,091
NET ASSETS AT END OF YEAR
4,384,422
1,175,784
3,342,009
8,902,215
7,870,452
Other liabilities
414,702
1,980,246
44,070,789
40,138,152
8,902,215
7,870,452
52,973,004
48,008,604
Loan funds payable
Mortgage payable
Capital lease payable
TOTAL LIABILITIES
Net Assets
TOTAL LIABILITIES AND NET ASSETS
23
2004contributors
$100,000+
Delta National Bank & Trust Company
Sidley Austin Brown & Wood LLP
Weiner Brodsky Sidman Kider PC
Reed Smith, LLP
NHS would like to thank all the
Amalgamated Bank
Dime Savings Bank of Williamsburgh
Signature Bank
Mark A. Willis
Howard Rice
individuals who purchased gala
Bank of America
The Donald & Barbara Zucker
Thacher Proffitt & Wood
Wingate, Kearney & Cullen
Safe Guard Alarms Inc.
raffle tickets.
Winston & Strawn LLP
Spero Lighting East, Inc.
The Bank of New York
Foundation
at the
gala dinner
Citigroup
Emigrant Savings Bank
$1,000-$4,999
Citigroup Foundation
Flushing Savings Bank, FSB
Allied Irish Bank, Ltd.
$250-$999
Thomas & Graham, LLP
F.B Heron Foundation
Hagedorn Fund; The
Amalgamated Life Insurance Company
Aladdin Pest Control
UBS Financial Services
We would like to thank our financial contributors for opening
Fannie Mae Foundation
The Hyde & Watson Foundation
American Record Management
Atlantic Liberty Savings, F.A.
Ultra Sash Window Factory Inc.
the windows of opportunity wide for so many New Yorkers.
HSBC Bank USA
Interaudi Bank
Bank of India
Marcia B. Vacacela
JPMorgan Chase
Kelly, Rode & Kelly
APA International Placement Consultant
Berkman, Henoch, Peterson
Walsh Messenger Service Inc.
The 2004 NHS Enriching Communities Gala, held last year
Neighborhood
Leahey & Johnson, P.C.
Michisuke Araki
Wells Fargo
on November 30 at the Marriott Marquis in Manhattan, was
M & T Bank
Arenson Office Furnishings
Burr & Forman L.L.P.
Robert & Jane Willis
an opportunity to do just that. At the Gala, we hosted 1,000
McCabe, Collins, McGeough
Bank Hapoalim, B.M.
Capital Cleaning Contractors, Inc.
Jane & Paul Wolansky
Howard Bluver
CARCO Group Inc.
Eugene & Theresa Zongrone
guests and raised nearly $1 million. 75% of all monies raised
Nicolini, Paradise, Ferretti & Sabella
BNY Mortgage Company LLC
Chinatrust Bank (USA)
NYS Housing Finance Agency
Lloyd W. Brown, II
Chinese American Bank
$249 and under
Picciano & Scahill
Bruno Gerbino & Soriano, LLP
Citywide Sewer & Drain Service Corp.
Carol Kay Bang
Promontory Financial Group, LLC
Gabriel & Jerilyn Caprio
Community Bankers Association
Bruce Baron
$75,000-$99,999
Rebecca Simmons
Central Development Corporation
Richard Debs
Robert Bender & Loretta Nash
Astoria Federal Savings
Rose Badgeley Residuary
Cerini & Associates, LLP
Diebold Incorporated
Diane Borradaile
Chinatown Federal Savings
Doral Bank
Shirley B. Brady
Roslyn Savings Bank
Collins Building Services
Ernst Architect PLLC
Edward & Andrea Carrai
Serpe, Andree & Kaufman
Computer Network Solutions
The F.A. Bartlett Tree Expert Co.
Noes & Daisy Clarke
$50,000-$74,999
St. Paul Travelers
Cullen & Dykman
Fiserv
Linda Cox
Allstate Insurance Company
State of NY Dep’t of Taxation & Finance
George & Sandra Engelke
Vincent Fusco
Kenneth Davis
BPD Bank
Sterling National Bank
The Enterprise Foundation
George Cooper Inc.
DCM
Deutsche Bank
Sullivan & Cromwell
Ferrandino & Son, Inc.
William Gerecke
Patrick Delaney
Freddie Mac
Wachovia
Gensler
Bernell Grier
Doug Dylla
Jeff & Sarah Gerecke
The Gulotta Benzi Law Group
Robert & Natly Esnard
Reinvestment Corporation
NYC Department of Housing
Preservation and Development
NYS Division of Housing
& Community Renewal
Washington Mutual
MetLife Foundation
New York Community Trust
& Fowler, LLP
Charitable Trust
GreenPoint Bank
Systems, Inc.
State Bank of India
& Peddy, P.C.
went directly to NHS programs and services.
Home Depot Foundation
$5,000-$9,999
Great Eastern Bank
Rosalie & James Hannigan
Duane Felton
Mizuho USA Foundation, Inc.
Bank of Baroda
Habib American Bank
Harris, Rothberg International, LLC
Elizabeth Garza
Sears Roebuck & Co.
Bank of India
Home Abstract Construction
Horizon Construction Inc.
Keith Getter
State Farm Insurance Companies
Cahill Gordon & Reindel LLP
Horizon Construction
Richard Hsia
Bill & Susan Goff
Carver Federal Savings Bank
Independent Financial
Marc & Jeanne Jahr
Evelyn Governor Copening
The dinner chair for the Gala was Carl E. Levinson, Division
Kajima International Inc.
Grammer and Co.
Executive for the US Consumer Assets Division for Citigroup.
Pictured (L-R): Lloyd W. Brown, II, Shaun Donovan, Sarah Gerecke, Carl E.
Levinson; Dr. Dolores M. Fernandez, Luis A. Canela, and Timothy Geithner.
$25,000-$49,999
City & Suburban Federal Savings Bank
Bank of Tokyo-Mitsubishi Trust Co.
Commerce Bank
Jade Exterior Cleaning Inc.
Lane H. Katz
Habitat for Humanity
Con Edison
Common Ground Community
Joseph Gabai, Morrison & Foerster LLP
Kleinknecht Electrical Company, Inc.
IMAC
Fannie Mae
Country Bank
Keefe, Bruyette & Woods, Inc.
KPMG LLP
Mabel Johnson
HPD Commissioner Shaun Donovan, and by Luis A. Canela,
KeySpan Foundation
Emmet, Marvin & Martin, LLP
Keenan Powers & Andrews, P.C.
Law Firm of Stuart L. Weiss P.C.
Kadima Hajj LLC
Lehman Brothers Bank, FSB
Ernst & Young LLP
The Kibel Companies, LLC
Robert Lehrman
Rosalind & Andrew Larson
President & CEO of BPD Bank. Gala Honoree presenters were
Maspeth Federal Savings
Financial Freedom Senior
The Kooper Group
Marsh USA Inc.
Pasqua & Mildred Leogrande
Marketing Group, Inc.
Gala honorees were the City of New York, represented by
Dr. Dolores M. Fernandez, President of Hostos Community
Landman Corsi Ballaine & Ford P.C.
John Montano
Bill McCahill
College, and Timothy Geithner, President & CEO of the Federal
Nationwide Insurance
Galway Bay Foundation, Inc.
Law Offices of Aaron I. Katsman, P.C.
National EAP, Inc.
Shontal Nicholas
Noble Charitable Trust
Israel Discount Bank
Carol & Eugene Ludwig
National Housing Conference
Albert O’Reilly
Reserve Bank of New York. Sarah Gerecke, CEO of NHS of
North Fork Bank
Liberty Mutual Insurance Company
Manton, Sweeney, Gallo,
North Shore Risk Management LLC
Red Hook Memorial Post
SI Bank & Trust Foundation
The Litwin Foundation, Inc.
Thomas O’Brien
John Robinson
Bank of New York and NHS Board President, both served as
TD Waterhouse Bank, N.A.
Marriott Marquis
Mashreq Bank
Harry Oster
Phyllis & Myron Rosenblum
Wells Fargo Housing Foundation
Mayer, Brown, Rowe & Maw LLP
Metropolitan Pavilion
Lesley H. Palmer
Susan Saegert
hosts of the elegant evening.
& Loan Association
24
Funding Corporation
Reich & Bolz LLP
Mizuho Trust & Banking Co., (USA)
New York Community Bank
The Paris Agency, Inc.
Susan Safire
$10,000-$24,999
Morrison & Foerster LLP
NYC Department of Health
Pergolis, Schwartz Associates Inc.
Reese Stone
American Express Foundation
Robert J. Mueller
Personnel Consulting Associates Inc.
Tierney & Courtney Overhead
Apple Bank for Savings
The New York Bar Foundation
PLM Foundation
Professional Concepts, Inc.
Atlantic Bank of New York
Newmark & Company Real Estate Inc.
Robinowitz Cohlan Dubow
Prudential Action Real Estate
Tri-State Merchants Services
Bryan Cave LLP
Office of the Comptroller
CommerceBank
The Community Preservation
Corporation
& Mental Hygiene
& Doherty LLP
Door Sales Co.
Prudential Foundation
United Way of New York City
Sun Life Financial
Quan-Vest Consultants, Inc.
James & Carmen Weeks
Richmond County Savings Foundation
The Treiber Insurance Group
Rapid Access
Salina Yuen
Ridgewood Savings Bank
Valley National Bank
of the Currency
Communication Enterprise Inc.
NYC, and Lloyd W. Brown, II, Senior Vice President of The
25
2004boards
ADVISORY BOARD
Michisuke Araki
Mizuho Corporate Bank (USA)
John Bransfield, Jr.
Roslyn Savings Bank
Luis A. Canela
BPD International Bank
Gabriel P. Caprio
Amalgamated Bank
Mariel Donath
Community Bankers Association
Gary A. Douglas
Nationwide Insurance Company
George L. Engelke, Jr.
Astoria Federal Savings
Robert J. Fani
KeySpan Corp.
Vincent A. Fusco
Allstate Insurance Company
Matt Hodson
State Farm Insurance Companies
David Kotheimer
HSBC Bank
Robert J. Levin
Fannie Mae
James Lipscomb
MetLife
Eugene A. Ludwig
Promontory Financial Group, LLC
Robert J. Mueller
c/o Emmet Marvin & Martin
Thomas O’Brien
Atlantic Bank of New York
H. Jay Sarles
Bank America
stafflist
Ivan Banda
Neighbors Helping Neighbors
Howard Bluver
GreenPoint Bank
John R. Buran
Flushing Savings Bank, FSB
Edward S. Butts
NHS Northern Queens
Wayne O. Davis
JP Morgan Chase Bank
M. Elizabeth Garza
Citibank, N.A.
William Goff
Allstate Insurance Company
Tara Innes
Fitch Ratings
David A. Jackson
NYC Dept. of HPD
Lois Locke
NHS East Flatbush
Paula Mahoney
Washington Mutual
Daniel Marotta, Esq.
NHS Staten Island
William McCahill
Bank of America
Terry Monroe
NHS Staten Island
Lesley H. Palmer
Mizuho Corporate Bank, Ltd.
William R. Paris, II
NHS North Bronx
Dennis Phipps
NHS East Flatbush
Mr. John Tamberlane
Signature Bank
Richard Roberto
President Emeritus
BPD Bank
Mr. Mark A. Willis
JPMorgan Chase
Phyllis Rosenblum
HSBC Bank USA
CITYWIDE BOARD
OF DIRECTORS
Lloyd W. Brown, II
President
The Bank of New York
Lori Miller
Vice President
NHS Jamaica
Jacqueline O’Garrow
Vice President
Fannie Mae
26
Lydia Nugent
Treasurer
MetLife
Runie Mensche
Secretary
NHS Northern Queens
Catherine Arline
NHS Bedford-Stuyvesant
Reginald D. Shell
NHS Bedford-Stuyvesant
Alfred Titus
NHS Jamaica
Lela Wingard Hughes
JPMorgan Chase
NEIGHBORHOOD BOARDS
Bedford-Stuyvesant
Catherine Arline
Marguerite Bhola
Crystal Bobb-Semple
Leroy S. Carridice
Dana Doren
James Durrah
Alviria Mamon
Darlene Mealy
Eva Phillips
Reginald D. Shell
Monica Williams
Sandra Williams
East Flatbush
Vernon Deane
Brigid DeRosa
Dennis Femia
Hazel Foster
Alfred Gill
Lois Locke
Zenobia McNally
Larry Pampellone
Albert Payne
Rosemarie Perry
Dennis Phipps
Wesley Pringle
Howard Rice
Marjorie Roane
Nia Rock
Beverly Taylor
Lynn Tollett
Jamaica
Elizabeth Blaney
Lordeas Braxton
Alcides Brown
Barbara Duncan
Camille Dunn
William Goff
Adjoa Gzifa
Joseph Hardy
Elizabeth Kennedy
Lennon Kennedy
Lori Miller
Roger Pierro
Alfred Titus
Northern Queens
EXECUTIVE ADMINISTRATION
Harry Almodovar
Merna Braunshweiger
Edward Butts
Robert Callicut
Manny Delmas
Julissa Ferreras
Oscar A. Herasme
John Lavin
Grace Lawrence
James C. Lisa
Mercedez Luna
Runie Mensche
Mary Norman
James O’Donovan
Witold M. Rak
Rev. Lemuel Rodriguez
Frederico Rodriguez
Sarah Gerecke
Chief Executive Officer
South Bronx Advisory Board
Keith Fairey
Yolanda Garcia
Manuel Gonzalez
Ruth Pena
Roxana Perdomo
North Bronx
Prof. Joseph Bacote
Winston M. Caines
Wayne O. Davis
Betty Edwards
Duncan Garbutt
Bryan Hutchinson
Patrick D. James
JoEtta Lamont
Lesbia Lopez
Rev. Leslie McHenry
Patrick Morgan
Oscar Morillo
Diana Pagan
William R. Paris
Staten Island
Lillian Arrindell
Diane Birrell
Desmond Bishop
Rev. Dr. Victor A. Brown
Carol Dunn
Carine Easley
Emeka Enyosiobi
Duane C. Felton
Inez Gomez
Meg Grande
Mary Kain
Daniel C. Marotta
Terry Monroe
Eugene Prisco
Loretta Prisco
Milagros Rodriguez
Lynn Tollett
Clare T. Tonnessen
Rubin Wolf
Bernell Grier
Chief Operating Officer
Louis Schwartz
Chief Financial and
Administrative Officer
Maureen Mara
Executive Assistant
CITYWIDE DIRECTORS
Robert Gilmour
Loan Fund Management
Janelle Greene
Government & Community Relations
Peter Greene
Marketing
Anders Hung
Management Information Systems
William Kelsey
Housing Development
Louis Kilkenny
Lending & Program Services
Marko Loncar
Construction Services
Ermine McLawrence
Human Resources
Parvez Mushtaq
Corporate Accounting
Gunnel Rydstrom
Citywide Lending
Susan Safire
Resource Development
Carolyn Johnson-Lee
East Flatbush
Kevin Squires
Community Organizer, Jamaica
Mary Kellam Francis
Office Manager
Yves Kedelina
Homeownership Center, Section 8
LOAN OFFICERS
Matebele Mochochoko
Accountant
Elizabeth Malone
Homeownership Center,
Insurance Services
Minerva Peralta
South Bronx
Elizabeth Rodriguez
Northern Queens
PROJECT MANAGERS
Marc Abelson
Senior Project Manager,
Housing Development
Byron Todman
Senior Project Manager,
Housing Development
Manuel Bejarano
Senior Project Manager,
Construction Services
Roger Hernandez
Senior Project Manager,
Construction Services
Raymond Jackson
Senior Project Manager,
Construction Services
Maria Buckmire
Junior Project Manager,
Construction Services
Allison Cyrus
Project Manager,
Housing Development
Juan Santana-Rojas
Homeownership Services
Sheila Young
Project Manager,
Housing Development
NEIGHBORHOOD DIRECTORS
Liping Yu
Project Manager,
Construction Services
Raiza Martinez
South Bronx
Yvonne Ferran
Citywide Lending
Tannia Gordon
Jamaica
Sandra Hope
Citywide Lending
Janice Krajnak
Staten Island
PROGRAM COORDINATORS
Claire Mitchell-Dumas
Staten Island
Rosa Colarte
Homeownership Center
Oscar Morillo
North Bronx
Rodney Grierson
East Flatbush
Tonya Ores
East Flatbush
Janet Hill
Lending
Gregory Schiefelbein
Homeownership Center
Erskine Kennedy
Foreclosure Prevention
Richard Trouth
Bedford-Stuyvesant
Keisha Keymist
WRAP, Staten Island
Ygmar Wiel
Northern Queens
Gloria LaSalle
Research & Planning
PROGRAM MANAGERS
Marie Manning
Jamaica
Francine Schlosser
Jamaica
Pamela Morton
Financial Analyst-Collections
Theresa Troia
Senior Financial Analyst
Dorothy Woodruff
Financial Analyst
Agathe Worou-Villafana
Financial Analyst
HUMAN RESOURCES
Gregory Lewis
Bedford-Stuyvesant
Cheryl Ellis
Human Resources Coordinator
Francis Lora
Citywide Lending
RESOURCE DEVELOPMENT
Karlenn Melendez
South Bronx
Theresa Ortiz
North Bronx
HOMEOWNERSHIP
COUNSELORS
Marilyn Bell
Homeownership Center
Cerinelly Disla
South Bronx
Maria Garcia
Staten Island
Nancy Hill
Homeownership Center
Sharron Rahamatulla
Homeownership Center
Noemi Vega
Bedford-Stuyvesant
Darryl Washington
Northern Queens
MARKETING COORDINATORS
Cathy Mickens
Jamaica
Gloria Ashby
North Bronx
Angela Cmmings
East Flatbush
Desiree Joseph
North Bronx
Tyrone McDonald
East Flatbush
Jessica Pitts
Staten Island
Sandra Reyes
Northern Queens
Kevin Washington
Bedford-Stuyvesant
FINANCIAL SERVICES
Jacqueine Greene
Accounts Payable & Payroll
Crystal Hidalgo
Clerical Assistant
Olga Ivanova
Senior Accountant
Kelly Gorman
Foundation Relations Associate
Yanick Hanchard
Corporate Relations Associate
Elisabeth Lopez
Special Events Manager
Kerin Schlissel
Resource Development Manager
ADMINISTRATIVE ASSISTANTS
Gladys Beague
Northern Queens
Phyllis Chowdhury
Citywide Lending
Alicia Flowers
Citywide Administration
Trudy Lindsey-Dinkins
Staten Island
Nancy Monelus
Homeownership Center
Ann Murray
Citywide Administration
Madeline Roman
Bedford-Stuyvesant
Donna Williams-Apollon
East Flatbush
PROGRAM ASSISTANTS
Sabrina Lora
Citywide Lending
Vanessa Manners
Jamaica
27
Cecelia Williams
Construction Services
Erica Rosado
South Bronx
Rufina Then
South Bronx
Neighborhood Housing Services
of New York City
www.nhsnyc.org
Citywide office
307 West 36th Street
New York, NY 10018
212.519.2500
Citywide Homeownership Center
One Hanson Place, 19th floor
Brooklyn, NY 11243
718.230.7610
Bedford-Stuyvesant office
1012 Gates Avenue
Brooklyn, NY 11221
718.919.2100
East Flatbush office
2806 Church Avenue
Brooklyn, NY 11226
718.469.4679
North Bronx office
1178 East Gun Hill Road
Bronx, NY 10469
718.881.1180
South Bronx office
200 East 161 Street
Bronx, NY 10451
718.992.5979
Jamaica office
89-70 162nd Street
Jamaica, NY 11432
718.291.7400
Northern Queens office
60-20 Woodside Avenue, 2nd floor
Woodside, NY 11377
718.457.1017
Staten Island office
1205 Castleton Avenue
Staten Island, NY 10310
718.442.8080
Annual Report Production Team
Writer/Editor: Alan Saly
Editors: Susan Safire, Kerin Schlissel, Sarah Gerecke
Production & Design: LCG Communications/MKCREATIVE
Photography: Alan Saly, Joan Frier, NHS Construction Services
The generous support of the MetLife Foundation
made this publication possible.