2025-11-12T14:43:30-06:00 2024-12-31 010523282 Berry Dunn McNeil & Parker LLC 2211 Congress St Portland ME 04102 990 2024-01-01 030280726 Housing Trust of Rutland County Inc HOUS 8027753139 27 Wales Street Suite 201 Rutland VT 05701 Mary Cohen Executive Director 8027753139 2025-11-12 1 1 Melissa Magoon CPA P01712842 2077752387 2025-11-12 2024 2025-03-06 01:10:19Z Mary Cohen 27 Wales Street Suite 201 Rutland VT 05701 2692306 0 X housingrutland.org X 1980 VT To promote safe, efficient and stable housing by transforming buildings and land into quality affordable homes, and supporting homeowners. We empower individuals and communities through education, technical assistance and financial services, fostering self-reliance and communal well-being. 16 16 20 18 0 0 495467 373470 1623513 2288350 1199 901 0 20130 2120179 2682851 0 0 0 0 1326627 1682228 0 0 139818 1254992 1554886 2581619 3237114 -461440 -554263 13499781 13978776 3885577 4918835 9614204 9059941 X To promote safe, efficient and stable housing by transforming buildings and land into quality affordable homes, and supporting homeowners. We empower individuals and communities through education, technical assistance and financial services, fostering self-reliance and communal well-being. 0 0 2841395 2288350 The organization provided affordable housing through a rental program and ground lease program. 2841395 1 1 0 0 0 0 0 0 0 0 1 1 0 0 1 0 0 1 0 0 0 0 0 0 1 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 1 0 0 1 17 0 1 20 1 0 0 0 0 0 0 0 0 0 0 0 0 X 16 16 0 0 1 0 1 1 1 1 1 0 0 0 1 1 1 1 1 1 0 0 X Mary Cohen 8027753139 27 Wales Street Suite 201 Rutland VT 05701 Bill Gross Co-President 1.00 2.00 X X 0 0 0 Jennifer Yakunovich Co-President 1.00 2.00 X X 0 0 0 Cathy Reynolds Co-Vice President 1.00 2.00 X X 0 0 0 Keri Franzoni Co-Vice President 1.00 2.00 X X 0 0 0 Dylan Watts Co-Treasurer 1.00 2.00 X X 0 0 0 Melinda Humphrey Co-Treasurer 1.00 2.00 X X 0 0 0 Gabrielle Gladding Co-Secretary 1.00 2.00 X X 0 0 0 Donnaleen Farwell Co-Secretary 1.00 2.00 X X 0 0 0 Jessica Anderson Director 1.00 2.00 X 0 0 0 Karen Bartlett Director 1.00 2.00 X 0 0 0 Cheryl Hooker Director 1.00 2.00 X 0 0 0 Norm Lash Director 1.00 2.00 X 0 0 0 Roger Louiselle Director 1.00 2.00 X 0 0 0 Susan Oliviero Director 1.00 2.00 X 0 0 0 Jake Pluta Director 1.00 2.00 X 0 0 0 Stephan Torres Director 1.00 2.00 X 0 0 0 Peg Flory Past Director 1.00 2.00 X 0 0 0 Karin Stamy Past Director 1.00 2.00 X 0 0 0 Mary Cohen Executive Director 20.00 20.00 X 130400 0 23883 Erika Lamb Past Director of Finance 40.00 0.00 X 21816 0 1214 152216 0 25097 1 0 1 0 Insero Advisors LLC 300 Clinton Square Suite 301 Rochester NY 14850 Outsourced Accounting Services 177992 1 10000 24000 266353 73117 373470 Property Management 531110 1165584 1165584 Tenant Rent 531110 725264 725264 Miscellaneous 531110 262502 262502 Develoment Fees 531110 135000 135000 2288350 901 901 29585 9455 20130 20130 2682851 2288350 0 21031 177313 147359 18918 11036 1216065 1010631 129748 75686 18105 15046 1932 1127 177817 147778 18972 11067 92928 77229 9915 5784 131267 111308 12606 7353 4552 3860 437 255 49501 41974 4754 2773 3018 2559 290 169 10847 9197 1042 608 52157 44226 5009 2922 51738 43956 4915 2867 561676 544525 15951 1200 36995 31370 3553 2072 33536 33528 5 3 307368 307368 44011 43674 213 124 Merger Expenses 210086 170170 25210 14706 Bad Debt Expense 34155 34155 Miscellaneous Expenses 23979 21482 2431 66 3237114 2841395 255901 139818 X 794923 1062063 41504 21458 144174 483000 483000 17909 25452 9000 10397908 4271719 6285343 6126189 5693608 5476812 154204 154493 505425 13499781 13978776 116906 561996 4441 9713 3338089 3317716 426141 1029410 3885577 4918835 X 9614204 8947922 112019 9614204 9059941 13499781 13978776 -554263 0 X 0 1 X 1 1 1 X 1673428 1719509 585412 495467 373470 4847286 1673428 1719509 585412 495467 373470 4847286 24437 4822849 714 1132 1290 1199 901 5236 20130 20130 4872652 8995367 0.98980 1.00000 X RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED 1042345 1042345 6928334 3201451 3726883 190779 134039 56740 2236450 936229 1300221 6126189 Investment in Partnerships 5476812 C 5476812 Due to Related Parties 820670 Operating Lease Obligation 160317 Tenant Security Deposits 48423 1029410 Raise the Roof Extravaganza 29585 29585 3490 1350 4615 29585 29585 3490 1350 4615 9455 20130 X X 0 0 0 0 0 0 0 0 0 Mary Cohen Executive Director 130400 0 0 0 0 0 2333 0 21550 0 154283 0 0 0 Form 990, Part VI, Section A, line 4 Effective July 1, 2024, Rutland West Neighborhood Housing Services, Inc. became the sole member of the Organization. As a result of this, the Organization amended its bylaws to adjust the composition of the board. The relevant language contained in the amended bylaws now reads as follows: "The Board shall be composed of representatives from four groups. At least one-third of Directors must be Resident Representatives and at least one-third of Directors must be Affordable Housing Representatives. Additionally, at least one Director must be a Private Representative and at least one Director must be a Public Representative. Any Director who is both a Resident Representative and an Affordable Housing Representative shall count towards both requirements." Form 990, Part VI, Section A, line 6 The sole member of the Organization shall be Rutland West Neighborhood Housing Services, Inc. Form 990, Part VI, Section A, line 7a The sole member has the right to nominate and participate in the election of the Board of Directors. Form 990, Part VI, Section A, line 7b The sole member has the right to participate in meetings of the membership, to cast votes on all matters properly put before the Members for consideration, to serve on the Board or on committees if chosen, to receive notices and minutes of membership and Board meetings upon written request, and to receive Annual Reports as provided by these Bylaws. Form 990, Part VI, Section B, line 11b The Director of Finance reviews the 990 to make sure it is in conformance with the audited financial statements and provides the draft to the Executive Director and Finance Committee for review and the opportunity to ask questions before approving it for filing Form 990, Part VI, Section B, line 12c The Organization regularly monitors operations to determine if conflicts of interest exist. Form 990, Part VI, Section B, line 15a The Executive Director's salary is set independently by the Board of Directors after considering performance and comparable salaries within the industry within the state of Vermont. The Executive Director sets salaries of all key employees after considering performance, responsibilities and comparable salaries within the industry within the state of Vermont. Form 990, Part VI, Section C, line 19 The Organization makes its governing documents, conflict of interest policy and financial statements available to the public upon written requests. The requested documents are mailed out within 5 business days of any specific request. Form 990, Part X, Line 10: Land, Buildings, and Equipment Section 1.263(a)-3(n) Election: Housing Trust of Rutland County, Inc. 27 Wales Street, Suite 201 Rutland, VT 05701 EIN: 03-0280726 Housing Trust of Rutland County, Inc. is electing to capitalize repair and maintenance costs under Regulation Section 1.263(a)-3(n). Rutland West Neighborhood Housing Services Inc 27 Wales Street Suite 201 Rutland VT 05701 030301526 Real Estate VT 501(c)(3) Line 7 N/A 0 Rutland AFS Limited Partnership 27 Wales Street Suite 201 Rutland VT 05701 208276223 Affordable Housing VT Housing Trust of Rutland County Inc Related -34397 927186 0 1 1.00000 CPWD Housing Limited Partnership 27 Wales Street Suite 201 Rutland VT 05701 263516655 Affordable Housing VT Housing Trust of Rutland County Inc Related -10 487099 0 1 0.00010 Stanislaus Housing Limited Partnership 27 Wales Street Suite 201 Rutland VT 05701 272697338 Affordable Housing VT Housing Trust of Rutland County Inc Related -26439 230916 0 1 0.00010 Watkins School Limited Partnership 27 Wales Street Suite 201 Rutland VT 05701 364780158 Affordable Housing VT Housing Trust of Rutland County Inc Related -9 67426 0 1 0.90000 Marble House Limited Partnership 27 Wales Street Suite 201 Rutland VT 05701 352543306 Affordable Housing VT Housing Trust of Rutland County Inc Related -7 387058 0 1 0.00010 Heritage Court Apartments Limited Partnership 27 Wales Street Suite 201 Rutland VT 05701 820937905 Affordable Housing VT Housing Trust of Rutland County Inc Related -4 564940 0 1 0.00010 Lincoln Place Limited Partnership 27 Wales Street Suite 201 Rutland VT 05701 854391243 Affordable Housing VT Housing Trust of Rutland County Inc Related -15 134471 0 1 0.00010 Rutland Rehab Limited Partnership 27 Wales Street Suite 201 Rutland VT 05701 030335341 Affordable Housing VT Housing Trust of Rutland County Inc Related 50530 1436818 0 1 1.00000 Tuttle Block Apartments Limited Partnership 100 Bank Street Suite 400 Rutland VT 05401 874619932 Affordable Housing VT Housing Trust of Rutland County Inc Related -4 228036 0 1 0.00010 Colonial West Limited Partnership 27 Wales Street Suite 201 Rutland VT 05701 200858645 Affordable Housing VT Housing Trust of Rutland County Inc Related -19456 588618 0 1 1.00000 Conant Square Housing Limited Partnership 27 Wales Street Suite 201 Rutland VT 05701 205242617 Affordable Housing VT Housing Trust of Rutland County Inc Related -2 884310 0 1 1.00000 Benson Heights Limited Partnership 27 Wales Street Suite 201 Rutland VT 05701 371706831 Affordable Housing VT Housing Trust of Rutland County Inc Related -5 159848 0 1 0.00010 Appletree Apartments Limited Partnership 27 Wales Street Suite 201 Rutland VT 05701 831941385 Affordable Housing VT Housing Trust of Rutland County Inc Related -17 1941481 0 1 0.00010 64 School Steet Limited Partnership 27 Wales Street Suite 201 Rutland VT 05701 030369498 Affordable Housing VT Housing Trust of Rutland County Inc Related -45773 780080 0 1 1.00000 Thayer BTS Housing Limited Partnership 27 Wales Street Suite 201 Rutland VT 05701 383870564 Affordable Housing VT Housing Trust of Rutland County Inc Related -16 92490 0 1 0.00010 Rutland West Housing Limited Partnership 110 Marble Street West Rutland VT 05777 161675762 Real Estate VT N/A 0 0 HTRC General Inc 27 Wales Street Suite 201 Rutland VT 05701 384165389 Affordable Housing VT Housing Trust of Rutland County Inc C 87412 1.00000 1 HTRC Ventures Inc 27 Wales Street Suite 201 Rutland VT 05701 371852159 Affordable Housing VT Housing Trust of Rutland County Inc C 10197 2141031 1.00000 1 RCCLT Partners Inc 27 Wales Street Suite 201 Rutland VT 05701 203040529 Affordable Housing VT Housing Trust of Rutland County Inc C 104 1.00000 1 Watkins Venture Inc 27 Wales Street Suite 201 Rutland VT 05701 465307529 Affordable Housing VT Housing Trust of Rutland County Inc C -9 1.00000 1 Kazon Building Inc 110 Marble Street West Rutland VT 05777 030522901 Rental VT N/A C 0 0 0 1 1 0 0 0 0 0 0 0 1 0 0 1 0 0 0 0 Rutland Rehab Limited Partnership L 104443 Book Value CPWD Housing Limited Partnership L 79259 Book Value Benson Heights Limited Partnership L 63213 Book Value Thayer BTS Housing Limited Partnership L 88265 Book Value Appletree Apartments Limited Partnership L 100406 Book Value