Area Housing Authority of the County of Ventura (AHACV)

Legal name: Area Housing Authority of the County of Ventura

Nonprofit profile at a glance

EIN
952775099
IRS 990 coverage
2009–2024
Official website data refreshed
Sep 2026
Forms available
Form 990 2024
Location
Newbury Park, CA, US
Phone
(805) 480-9991
Rating
74
Verdict
SUPPORTED
Rating confidence
Moderate
Sector
Low-Income & Subsidized Rental Housing

Official website

Reported finances

Revenue
$60,935,482
Expenses
$59,173,950
Assets
$56,848,900
Liabilities
$15,496,069

Source: IRS Form 990. Selected filing: tax year 2024. Amounts in USD.

Leadership & pay

22 people listed

Executive titles in this filing

  • MICHAEL NIGH (EXECUTIVE DIRECTOR)

Highest reported compensation

  • MICHAEL NIGH (EXECUTIVE DIRECTOR): $260,147 total reported compensation
  • CARRIE SABATINI (DEPUTY DIRECTOR): $226,317 total reported compensation
  • JAMES MARKOT (DIRECTOR OF INFORMATION SYSTEMS): $200,355 total reported compensation

Source: IRS Form 990. Selected filing: tax year 2024. Names and roles reflect this filing, not necessarily current officeholders.

Overview

Mission

To provide safe, decent, and affordable housing opportunities for low-income families, seniors, and individuals in Ventura County.

What it reported doing in 2024

The housing authority operates 232 tax credit units for families. Additionally, we are able to assist another 189 families and seniors through complexes and houses we own.

Operating model

Revenue model
Grant-funded. 84% of the money available for current operations came from government grants.
Distribution model
Grant intermediary. The nonprofit sent 80% of its reported program spending out as grants.

The verdict

SUPPORTED - A large share of available resources goes toward mission work and the filed numbers largely add up. A relatively small share of voting board members are independent and some filing-based governance responses are negative or unanswered.

Rating breakdown

  • Financial Efficiency: 84
  • Transparency & Controls: 87
  • Accountability: 36
  • Sustainability: 46
  • Growth: 100

Detailed rating inputs

Financial Efficiency

  • Mission deployment rate: 93.7%; rating input score 94
  • Program expense ratio: 96.4%; rating input score 96
  • Fundraising efficiency: Limited

Transparency & Controls

  • Consistency checks: 100%; rating input score 100; 68th percentile among comparable filings
  • Pay-setting controls: 4 of 6 controls in place; rating input score 67
    • Compensation committee: Pass
    • Independent consultant: Missing
    • Other Form 990s reviewed: Missing
    • Written employment contract: Pass
    • Compensation survey or study: Pass
    • Board or committee approval: Pass
  • Foreign activity oversight: Limited
  • Grant itemization coverage: 100%; rating input score 100; 77th percentile among comparable filings
  • Major donor itemization: Yes; rating input score 100
  • Related-party transparency: Limited

Accountability

  • Independent voting board: 13.3%; rating input score 13; 9th percentile among comparable filings
  • Governance controls: 6 of 9 controls in place; rating input score 67
    • Conflict-of-interest policy: Pass
    • Whistleblower policy: Fail
    • Document-retention policy: Pass
    • CEO compensation review process: Pass
    • Other executive compensation review process: Fail
    • Form 990 shared with the board: Fail
    • Board meeting minutes documented: Pass
    • Audit committee oversight: Pass
    • Independent financial-statement audit: Pass

Sustainability

  • Operating margin: 2.9%; rating input score 47; 47th percentile among comparable filings
  • Total-asset coverage ratio: 0.96; rating input score 38; 38th percentile among comparable filings
  • Liabilities to assets ratio: 0.27; rating input score 59; 59th percentile among comparable filings
  • Officer compensation ratio: 2.3%; rating input score 49; 49th percentile among comparable filings

Growth

  • Program expense growth: 5.3% per year; rating input score 100; 44th percentile among comparable filings
  • Revenue growth: 3.5% per year; rating input score 100; 27th percentile among comparable filings
  • Asset growth: 2.1% per year; rating input score 100; 15th percentile among comparable filings

Details

  • What they do: 3 programs and campaigns described on the official site · 7 operating locations identified
  • Where the money goes: 93.7% of revenue deployed · 96.4% of spending went to programs
  • Governance: 2 of 15 board members independent · 6 of 9 filing controls reported
  • Programs: 3 filed program accomplishments · $57M in reported program spending
  • Leadership: top reported pay $260K · 22 people listed · 4 of 6 pay-setting controls reported
  • Highest-paid contractors: 5 contractors listed · $1.2M reported
  • Consistency: 33 of 33 current checks pass
  • Schedules: 7 filed schedules · includes major donors, grants, and executive pay
  • Filing history: 16 filing years from 2009 to 2024
  • Contacts: How to reach this organization
  • Money network: 21 filed money-flow records
  • Related organizations: 13 filed related-organization links
  • Grant readiness: Federal tax and exclusion status, award history, and grant-maker relationships.
  • People: Everyone the filings name, and which of them the filings identify by more than a name.

Key Signals

Signals prioritize questions for review. They are not findings of misconduct.

  • High — Accountability: Independent voting board scored 13/100.
  • Review — Accountability: Governance controls: 3 of 9 not reported.
  • Moderate — Sustainability: Operating margin scored 47/100.
  • Moderate — Sustainability: Total-asset coverage ratio scored 38/100.
  • Moderate — Sustainability: Officer compensation ratio scored 49/100.
  • Review — Sustainability: Liabilities to assets ratio scored 59/100.