Community Housing Works
Public records show a registered, tax-exempt organization in good standing.
What it says it does
COMMUNITY HOUSINGWORKS ("CHW OR THE ORGANIZATION") IS A NONPROFIT CALIFORNIA CORPORATION INCORPORATED ON JUNE 20, 1988. CHW BELIEVES THAT OPPORTUNITY BEGINS WITH A STABLE HOME. THE ORGANIZATION PROVIDES AND BUILDS LIFE-CHANGING AFFORDABLE APARTMENT COMMUNITIES WITH RESIDENT-CENTERED SERVICES FOR WORKING FAMILIES, SENIORS, AND PEOPLE WITH DISABILITIES, TO FORGE STRONGER FUTURES. CHW HAS OVER 30 YEARS OF SUCCESS DEVELOPING NEW AND RENOVATING EXISTING MULTI-FAMILY, AFFORDABLE RENTAL APARTMENTS IN URBAN, SUBURBAN, AND RURAL COMMUNITIES, ACROSS CALIFORNIA AND IN TEXAS. WITH 3,801 RENTAL APARTMENTS IN 45 COMMUNITIES STATEWIDE, THE ORGANIZATION PROUDLY SERVED MORE THAN 11,000 RESIDENTS IN 2022.
- Income
- $18.5 million
- Spending
- $15.9 million
- Spent on programs
- 86%
- Reserves
- 86.3 months of spending
- Largest source of income
- fees for its services, 71%
- Employees
- 85
- Volunteers
- 75
- Highest pay
- $486,208, president & ceo
Source: Form 990 for the year ending December 31, 2024, filed with the Internal Revenue Service. Rating method 2026.2. How we rate
Financial health
Good: 85 out of 100. Higher than 78% of charities in its peer group (housing, $10m to $100m).
Reserves
35 of 35Spendable reserves would cover 86.3 months of spending.
Debt
20 of 20It owes 15% of what it owns.
Living within its means
15 of 15Income exceeded spending by 14% of income.
Income trend
0 of 15Income fell 38% on the year before.
Spending floor
15 of 1586% of spending went to programs and raising each dollar of donations cost 17 cents.
Source: Form 990 for the year ending December 31, 2024, filed with the Internal Revenue Service. Rating method 2026.2. How we rate
Governance
Strong: 100 out of 100. Higher than 44% of charities in its peer group (housing, $10m to $100m).
Independent board
25 of 2515 of 15 voting board members are independent.
Conflict of interest policy
15 of 15Has a written conflict of interest policy.
Whistleblower policy
8 of 8Has a written whistleblower policy.
Record keeping policy
7 of 7Has a written policy on keeping and destroying records.
Board minutes
5 of 5Keeps minutes of board meetings.
Board sees the tax return
10 of 10Gave the board a copy of this return before filing it.
Pay set independently
5 of 5Sets its chief executive's pay through independent review and comparison.
Independent check of accounts
15 of 15Its accounts were audited by an independent accountant.
No reported misuse
10 of 10Reports no diversion of assets, excess benefits or loans to insiders.
Source: Form 990 for the year ending December 31, 2024, filed with the Internal Revenue Service. Rating method 2026.2. How we rate
Impact evidence
Describes programs. Its tax return describes what it does but we have found no measurable results in it.
Programs described in its return (4)
- $5.8 million spent. REAL ESTATE DEVELOPMENT:CHW DEVELOPS AND OWNS AFFORDABLE, ATTRACTIVE, AND SUSTAINABLE RENTAL COMMUNITIES ACROSS CALIFORNIA THAT PEOPLE ARE PROUD TO CALL HOME. OVER 10,000 PEOPLE LIVING ON A LIMITED INCOME FIND HOME STABILITY IN THE ORGANIZATION'S AWARD-WINNING APARTMENT COMMUNITIES. CHW HAS BEEN RECOGNIZED NATIONALLY, STATEWIDE, AND WITHIN THE SAN DIEGO REGION FOR EXCELLENCE IN DEVELOPMENT, FROM THE NATIONAL GOLD NUGGET AWARD TO THE INTERNATIONAL URBAN LAND INSTITUTE AWARD OF EXCELLENCE FOR THE AMERICAS. AT THE END OF 2022, CHW OPERATED 3,801 RENTAL APARTMENTS IN 45 COMMUNITIES, DESIGNED AND MANAGED TO IMPROVE THEIR NEIGHBORHOODS AND HELP RESIDENTS BUILD BRIGHTER FUTURES. EXTENSIVE RESIDENT SERVICE PROGRAMS FURTHER SUPPORT RESIDENT SUCCESS.IN 14 OF OUR COMMUNITIES, RESIDENTS CAN TAKE ADVANTAGE OF A COMMUNITY CENTER WITH AFTER-SCHOOL PROGRAMS. ALL RESIDENTS CAN ALSO ACCESS OUR COMPREHENSIVE ASSET-BUILDING PROGRAMS, INCLUDING FINANCIAL FITNESS CLASSES AND FINANCIAL COACHING.
- $5.4 million spent. RESIDENT SERVICES PROGRAMS:COMMUNITY HOUSINGWORKS HAS LONG HELD THE CORE BELIEF THAT, WITH A SAFE, STABLE HOME, POWERFUL TOOLS, AND COMMUNITY SUPPORT, OUR RESIDENTS CAN FORGE STRONG FUTURES. THIS BELIEF, AND OUR COMMITMENT TO RESIDENT SUCCESS, ARE AT THE HEART OF OUR MISSION AND WHO WE ARE AS AN ORGANIZATION. OUR VERY FIRST APARTMENT COMMUNITY IN 1989 OFFERED TRANSITIONAL HOUSING SERVICES TO HOMELESS WOMEN AND CHILDREN. SINCE 1997, WHEN OUR RESIDENTS FIRST REQUESTED SUPPORT FOR THEIR KIDS' HOMEWORK, CHW HAS ROUTINELY INCLUDED COMMUNITY CENTERS AND ON-SITE SERVICES PROGRAMS IN ALMOST ALL OF OUR APARTMENT COMMUNITIES (SUBJECT TO FUNDING). CHW IS AMONG THE FEW LARGE HOUSING NONPROFITS IN THE COUNTRY THAT SUPPLEMENT PROJECT SERVICE FEES WITH BOTH INDIVIDUAL DONOR AND GRANT CONTRIBUTIONS, IN ORDER TO ASSURE IMPACTFUL PROGRAMS. AS PART OF OUR RESIDENT-DRIVEN APPROACH, WE PERFORM RESIDENT OPPORTUNITY AND NEEDS ASSESSMENTS, AND COMPLETE A COMMUNITY SCAN TO MAKE SURE THAT WE DESIGN PROGRAMS THAT ARE RELEVANT AND APPROPRIATE TO THE RESIDENTS SERVED. CHW DELIVERS SERVICES THROUGH BOTH ONSITE STAFF AND THROUGH PARTNERS AND VOLUNTEERS, CREATING MORE SUSTAINABILITY AND MORE ABILITY TO VARY SERVICES BASED ON RESIDENT NEEDS AND AVAILABLE RESOURCES.CHW INVESTS IN MEASURING THE IMPACT OF OUR CORE SERVICES, IN ORDER TO CONTINUALLY IMPROVE THOSE RESULTS. CHW OFFERS PROGRAMMING IN THREE AREAS OF HIGHEST IMPACT FOR OUR MISSION: FINANCIAL WELL-BEING, NEXT GENERATION SUCCESS, AND HEALTH AND WELLNESS.1.FINANCIAL WELL-BEINGCOMMUNITY HOUSINGWORKS' INNOVATIVE FINANCIAL WELL-BEING PROGRAMS MEET PEOPLE WHERETHEY ARE AT IN THREE PROGRAM AREAS.FINANCIAL STABILITY (ADDRESS A CURRENT FINANCIAL CRISIS). THROUGH OUR RENTAL HOME STABILITY PROGRAM (RHSP), OUR ACCREDITED FINANCIAL COACHES HELP HOUSEHOLDS AT RISK OF EVICTION TO REGAIN STABILITY. WHILE RHSP WAS ON HOLD FOR THE LAST TWO YEARS DUE TO THE EVICTION MORATORIUMS IN PLACE, IT WAS RE-LAUNCHED IN JANUARY 2022. IN TOTAL FOR 2022, THERE HAVE BEEN 137 RESIDENT REFERRALS TO THE RHSP, WHERE RESIDENTS RECEIVED FINANCIAL COUNSELING IN WHICH 47 OF THESE RESIDENTS COMPLETED THE PROGRAM.FINANCIAL SECURITY (MEET DAY-TO-DAY FINANCIAL OBLIGATIONS). COMMUNITY HOUSING WORKS' FAMILY ASSET BUILDING CLASS USES A GROUP-COACHING MODEL TO HELP RESIDENTS MORE EFFECTIVELY MANAGE THEIR MONEY AND MAKE POSITIVE FINANCIAL CHOICES TO MEET SELF-IDENTIFIED GOALS. IN 2022, THERE WAS A TOTAL OF 20 WORKSHOPS AND ORIENTATIONS, WITH OVER 60 RESIDENT PARTICIPANTS. THROUGH OUR CREDIT STRENGTHENING INITIATIVE PROGRAM, THERE WAS A TOTAL OF 54% OF HOUSEHOLDS WHO REGISTERED ON THE PROPERTY MANAGEMENT PLATFORM (APTEXX) TO PAY THEIR RENT. A TOTAL OF 26% OF THESE RESIDENTS ALSO OPTED-IN TO HAVE THEIR RENTAL PAYMENTS REPORTED TO THE CREDIT BUREAUS TO STRENGTHEN THEIR CREDIT SCORES. 15% OF THESE RESIDENTS HAVE ENROLLED IN THE CREDIT STRENGTHENING INITIATIVE PROGRAM.FINANCIAL MOBILITY (PLAN FOR THE FUTURE). WE HELP LOW-INCOME HOUSEHOLDS REACH THEIR PERSONAL GOALS TO BUILD NOT JUST INCOME, BUT WEALTH: INCREASED SAVINGS, BUYING A HOUSE, PURCHASING A VEHICLE, STARTING A BUSINESS, PAYING FOR EDUCATION, OR A RETIREMENT PLAN. RESIDENTS USE INDIVIDUAL COACHING TO SET AND ATTAIN AN ASSET-BUILDING GOAL. IN 2022, 30 RESIDENTS PARTICIPATED IN FINANCIAL WELL-BEING RELATED COACHING SESSIONS.2.NEXT GENERATION SUCCESSFOR OVER 30 YEARS, CHW HAS OFFERED EDUCATIONAL SUPPORT TO YOUTH TO BREAK THE CYCLE OF POVERTY.STUDY STARS AFTERSCHOOL PROGRAM. COMMUNITY HOUSINGWORKS' OWN STUDY STARS PROGRAM FOCUSES ON ACHIEVING GRADE LEVEL READING FOR K-8TH GRADE STUDENTS, WELL-DOCUMENTED AS THE MOST IMPORTANT GATEWAY TO EDUCATIONAL AND LIFE SUCCESS. STUDY STARS USES A NATIONALLY EVALUATED ON-LINE LITERACY PROGRAM, I-READY, THAT PROVIDES INDIVIDUALIZED SUCCESS MEASURES, AND HAS SHOWN SIGNIFICANT GAINS IN ACADEMIC ACHIEVEMENT FOR ENGLISH LEARNERS, FEMALE, AFRICAN AMERICAN, AND LATINO STUDENTS. FOR THE 2021-2022 SCHOOL YEAR, THERE WERE A TOTAL OF 240 ACTIVE STUDY STAR STUDENTS PARTICIPATING IN THE STUDY STARS AFTERSCHOOL PROGRAM.VALOR SCHOLARSHIPS. VALOR SCHOLARSHIPS ARE OFFERED TO CHW YOUTH AND ADULT RESIDENTS TO SUPPORT POST-SECONDARY EDUCATION AND CAREER PATHWAYS, RANGING FROM TWOAND FOUR-YEAR COLLEGE DEGREES TO VOCATIONAL TRAINING CERTIFICATES. IN 2022, 36 CHW RESIDENTS FROM 20 COMMUNITIES WON SCHOLARSHIPS TOTALING $36,000.3.HEALTH AND WELLNESSCHW CONNECTS RESIDENTS WITH COMMUNITY PARTNERS' PROGRAMS, IN ORDER TO STRENGTHEN THE INDEPENDENCE OF SENIOR AND DISABLED RESIDENTS, PROMOTE HEALTHY LIFESTYLES, AND SUPPORT SELF EMPOWERED RESIDENTS TO MANAGE THEIR OWN HEALTH.SENIOR PROGRAMS. CHW OFFERS ONSITE SERVICES AND ACTIVITIES, TO SUPPORT SENIOR HEALTH AND INDEPENDENCE, ENCOURAGE AN ACTIVE LIFESTYLE AND MUTUAL SUPPORT, AND REDUCE DEADLY ISOLATION. SERVICES ARE PROVIDED BY CHW STAFF OR BY COMMUNITY PARTNERS.SUPPORTIVE HOUSING PROGRAMS. SINCE 1989, CHW HAS BEEN PROVIDING SUPPORTIVE AND PERMANENT SUPPORTIVE HOUSING FOR HOMELESS AND DISABLED RESIDENTS, WITH SERVICES PROVIDED BY LOCAL SERVICE PARTNERS.COLLABORATING. CHW WAS AN EARLY MEMBER OF THE COUNTY REGIONAL CONTINUUM OF CARE, HAS RECEIVED HUD SHP FUNDING FOR OVER 20 YEARS, AND ACTIVELY USES THE COORDINATED ENTRY SYSTEM.INTEGRATING. SOME CHW COMMUNITIES ARE 100% SUPPORTIVE HOUSING. MORE OFTEN, WE HAVE INCLUDED HOMELESS RESIDENTS AS PART OF LARGER AFFORDABLE COMMUNITIES, STARTING WITH OUR INNOVATIVE INTEGRATION OF HOMELESS FAMILIES INTO CEDAR APARTMENTS (VISTA) IN 1994.SERVING A RANGE OF NEEDS. AS OF THE END OF 2022, CHW PROVIDED OVER 115 SUPPORTIVE AND PERMANENT SUPPORTIVE HOUSING APARTMENTS ACROSS THE COUNTY. CHW APARTMENTS SERVE HOMELESS MEN AND WOMEN WITH HIV/AIDS, HOMELESS VETERANS, HOMELESS AND DISABLED SENIORS, TAY FOSTER YOUTH, CWS-AT-RISK YOUNG MOTHERS AND CHILDREN, ADULTS WITH DEVELOPMENTAL DISABILITIES, AND HOMELESS CWS-CLIENT PARENTS REUNITING WITH THEIR CHILDREN AFTER SUBSTANCE ABUSE TREATMENT. CHW PARTNERS WITH VARIOUS COUNTY AGENCIES TO SUPPORT THE SPECIFIC NEEDS OF OUR RESIDENTS.4.RESIDENT
- $2.4 million spent. ASSET MANAGEMENT:THE ORGANIZATION PROVIDES ONGOING ADMINISTRATIVE SUPPORT, MANAGEMENT OVERSIGHT, RISK MANAGEMENT REVIEW, AND/OR OVERSIGHT OF FINANCIAL AND REPAIR PLANS FOR THE COMMUNITIES DEVELOPED BY THE ORGANIZATION FOR VERY LOW-INCOME AND LOW-INCOME RESIDENTS IN NEED. CHW'S ASSET MANAGEMENT STAFF MAINTAINS HIGH STANDARDS IN A DIVERSE PORTFOLIO. CHW'S PERMANENT AFFORDABLE HOUSING PORTFOLIO OPERATES AT 98.8% OCCUPANCY, AND HAS CONSISTENTLY MET ALL RESERVE AND PARTNERSHIP MANAGEMENT FEE TARGETS. DUE TO THEORGANIZATION'S OUTSTANDING TRACK RECORD, BANKS AND INVESTORS CONSIDER CHW AMONG THE HIGHEST-RATED DEVELOPERS.
- IN PROCESS OF BEING UPDATED.
Source: Form 990 for the year ending December 31, 2024, filed with the Internal Revenue Service. Rating method 2026.2. How we rate
Legitimacy checks
Is it registered with the IRS? Passed.
Listed in the IRS master file of tax-exempt organizations as a 501(c)(3) charitable organization.
Source: Exempt Organizations Business Master File, Internal Revenue Service, file dated October 13, 2026.
Has the IRS revoked its tax-exempt status? Passed.
Not on the IRS automatic revocation list.
Source: Automatic revocation of exemption list, Internal Revenue Service, file dated November 6, 2026.
Are donations tax-deductible? Passed.
On the IRS list of organizations eligible to receive tax-deductible contributions.
Source: Publication 78 data: organizations eligible for tax-deductible contributions, Internal Revenue Service, file dated October 13, 2026.
Is it keeping up with its IRS filings? Passed.
Most recent return on file covers the year ending December 2024.
Source: Exempt Organizations Business Master File, Internal Revenue Service, file dated October 13, 2026.
How long has it been tax-exempt? Passed.
Recognized by the IRS since November 1992.
Source: Exempt Organizations Business Master File, Internal Revenue Service, file dated October 13, 2026.
Is it in good standing with state regulators? Passed.
Not on California's list of charities barred from soliciting. Other states are not yet checked.
Source: May Not Operate or Solicit for Charitable Purposes list, California Attorney General, Registry of Charities and Fundraisers, file dated November 4, 2026.
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