Chicagoland Apartment Association

Nonprofit profile at a glance

EIN
363626780
IRS 990 coverage
2010–2024
Forms available
Form 990 2024
Location
Chicago, IL, USA
Phone
3122071890
Rating confidence
Limited

Reported finances

Revenue
$1,904,388
Expenses
$1,808,822
Assets
$1,380,855
Liabilities
$432,459

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

Leadership & pay

31 people listed

Executive titles in this filing

  • Gina Fortune-Harmon (President)
  • Kellie DeVilbiss (First Vice President)
  • Dan Gladden (Second Vice President)
  • Stuart Handler (Second Vice President)
  • Steve Rappin (Second Vice President)
  • Valerie Fertitta (Past President)

Highest reported compensation

  • Michael Mini (Executive Vice President): $222,843 total reported compensation
  • Andrea Brady (VP of Operations): $125,141 total reported compensation

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

Overview

Mission

Chicagoland Apartment Association ("CAA") is a non-profit association formed to advance the rental housing industry by providing education, legislative and informational support, enabling members to operate successfully while contributing to the community around them. CAA offers educational courses related to property management, organizes an annual awards program and supports lobbying activities. Revenues are derived from member dues, program revenues and special events. CAA is an affiliate of the National Apartment Association ("NAA"), a national advocate for quality rental housing.

What it reported doing in 2024

CAA's Legislative program provides a strong united voice advocating on behalf of members' rights under local, state and federal law. The Legislative Committee and Board and Members determine and direct CAA's publicly stated position on important issues. Members determine the position and put a voice to the message. Two contract lobbyists in Springfield and Chicago deliver that message daily. CAA engages in coalition building to maximize impact on important issues. A coordinated legislative/PR message is delivered to the press. The CAA EVP monitors legislative trends - both positive and negative. Long term consistent representation is provided on recurring issues at the local, state and national level by CAA and the NAA/NMHC Joint Legislative Program.

Operating model

Revenue model
Other-operating. 95% of the money available for current operations came from other operating revenue.
Distribution model
Cannot be determined from the filing. The filing does not provide enough consistent spending detail to tell whether the nonprofit works directly or through others.

The verdict

- The available evidence is not sufficient to produce an overall rating for this filing. This is not a warning sign.

Rating breakdown

  • Financial Efficiency: NotEnoughData
  • Transparency & Controls: 82
  • Accountability: 91
  • Sustainability: 38
  • Growth: 60

Detailed rating inputs

Financial Efficiency

  • Mission deployment rate: Limited
  • Program expense ratio: Limited
  • Fundraising efficiency: Limited

Transparency & Controls

  • Consistency checks: 100%; rating input score 100; 63rd percentile among comparable filings
  • Pay-setting controls: 3 of 6 controls in place; rating input score 50
    • Compensation committee: Missing
    • 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; 76th percentile among comparable filings
  • Major donor itemization: Limited
  • Related-party transparency: Limited

Accountability

  • Independent voting board: 100%; rating input score 100; 63rd percentile among comparable filings
  • Governance controls: 7 of 9 controls in place; rating input score 78
    • Conflict-of-interest policy: Pass
    • Whistleblower policy: Pass
    • 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: 5%; rating input score 50; 50th percentile among comparable filings
  • Total-asset coverage ratio: 0.76; rating input score 34; 34th percentile among comparable filings
  • Liabilities to assets ratio: 0.31; rating input score 24; 24th percentile among comparable filings
  • Officer compensation ratio: 19.2%; rating input score 16; 16th percentile among comparable filings

Growth

  • Program expense growth: -48.5% per year; rating input score 0; 1st percentile among comparable filings
  • Revenue growth: 5.2% per year; rating input score 100; 45th percentile among comparable filings
  • Asset growth: 10.4% per year; rating input score 100; 60th percentile among comparable filings

Details

  • Where the money goes: Financial trends and filed revenue, expense, asset, and liability detail
  • Governance: 29 of 29 board members independent · 7 of 9 filing controls reported
  • Programs: 4 filed program accomplishments
  • Leadership: top reported pay $223K · 31 people listed · 3 of 6 pay-setting controls reported
  • Consistency: 12 of 12 current checks pass
  • Schedules: 6 filed schedules · includes grants and executive pay
  • Filing history: 14 filing years from 2010 to 2024
  • Contacts: How to reach this organization
  • Money network: 3 filed money-flow records
  • Related organizations: 2 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.
  • Staff and benefit plans: Retirement and health plans the organization files with the Department of Labor, and the people in them.

Key Signals

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

  • High — Growth: Program expense growth scored 0/100.
  • Review — Accountability: Governance controls: 2 of 9 not reported.
  • Review — Sustainability: Operating margin scored 50/100.
  • Moderate — Sustainability: Total-asset coverage ratio scored 34/100.
  • High — Sustainability: Officer compensation ratio scored 16/100.
  • High — Sustainability: Liabilities to assets ratio scored 24/100.