Emerald Heights

What it reported doing in 2025

Independent living senior housing and services: eastside retirement association (dba: emerald heights) provides safe and secure senior housing and services to approximately 564 independent living residents in the organization's 375 apartments. The organization provides many support services, including meal services provided in a central dining room, fitness and exercise classes, equipment and swimming pool, wellness programs, social programs, a wide variety of resident activities, both on site and other locations, transportation to medical appointments and grocery stores, banks, and special activities, spiritual services, chapel and an on-site chaplain. All residents have unlimited access to assisted living and skilled nursing health care.(continued in schedule o)emerald heights was financed with bonds issued by the Washington state housing finance commission. Through a separate regulatory agreement with the Washington state housing finance commission, emerald heights has set aside 25% of all units for lower-income households as defined by the commission. Emerald heights is a type a extensive contract life plan retirement community. As a type a facility in the state of Washington, no resident of emerald heights may utilize tax-payer funded public assistance programs such as medicaid. Emerald heights provides financial assistance to residents who, for reasons beyond their control, become unable to pay their monthly service fees.as a not-for-profit, mission-driven organization, revenues generated in excess of expenses are invested and held as reserves to ensure all current and future contractual obligations can be fully met, to replace facility and program assets as needed and to allow prudent expansion of the mission. Emerald heights provides opportunities for residents and staff to interact within the emerald heights community, the greater redmond community and beyond by establishing joint resident/staff committees, establishing close ties with community facilities such as redmond high school, and developing community outreach services and programs consistent with its mission. Emerald heights recruits, develops and retains competent and caring staff who share the organization's principles, values and standards by maintaining open communication and stressing team work that builds up the spirit of community, and developing standards of performance for evaluation based on position descriptions, and providing fair, competitive compensation and benefits.

Financial Efficiency

• Mission deployment rate: 72.3%; rating input score 72
• Program expense ratio: 86.5%; rating input score 87
• Fundraising efficiency: Limited

Transparency & Controls

• Consistency checks: 100%; rating input score 100; 66th percentile among comparable filings
• Pay-setting controls: 4 of 6 controls in place; rating input score 67
  • Compensation committee: Missing
  • Independent consultant: Pass
  • Other Form 990s reviewed: Pass
  • Written employment contract: Missing
  • Compensation survey or study: Pass
  • Board or committee approval: Pass
• Foreign activity oversight: Limited
• Grant itemization coverage: 100%; rating input score 100; 57th percentile among comparable filings
• Major donor itemization: Yes; rating input score 100
• Related-party transparency: Limited

Accountability

• Independent voting board: 100%; rating input score 100; 65th percentile among comparable filings
• Governance controls: 9 of 9 controls in place; rating input score 100
  • Conflict-of-interest policy: Pass
  • Whistleblower policy: Pass
  • Document-retention policy: Pass
  • CEO compensation review process: Pass
  • Other executive compensation review process: Pass
  • Form 990 shared with the board: Pass
  • Board meeting minutes documented: Pass
  • Audit committee oversight: Pass
  • Independent financial-statement audit: Pass

Sustainability

• Operating margin: 19.8%; rating input score 83; 83rd percentile among comparable filings
• Total-asset coverage ratio: 7.77; rating input score 83; 83rd percentile among comparable filings
• Liabilities to assets ratio: 0.66; rating input score 25; 25th percentile among comparable filings
• Officer compensation ratio: 1.8%; rating input score 65; 65th percentile among comparable filings

Growth

• Program expense growth: 5.4% per year; rating input score 100; 43rd percentile among comparable filings
• Revenue growth: 6.1% per year; rating input score 100; 51st percentile among comparable filings
• Asset growth: 7.8% per year; rating input score 100; 56th percentile among comparable filings