PH Development Group
Legal name: PEP Housing
Nonprofit profile at a glance
- EIN
- 942565270
- IRS 990 coverage
- 2013–2024
- Official website data refreshed
- Sep 2026
- Forms available
- Form 990 2024
- Location
- Santa Rosa, CA, USA
- Phone
- 7077622336
- Rating
- 81
- Verdict
- STRONG
- Rating confidence
- Standard
- Sector
- Interfaith Coalitions
- Affiliation
- Interfaith
Reported finances
- Revenue
- $8,137,886
- Expenses
- $6,357,472
- Assets
- $12,778,744
- Liabilities
- $3,561,368
Source: IRS Form 990. Selected filing: tax year 2024. Amounts in USD.
Leadership & pay
16 people listed
Executive titles in this filing
- Jennifer Litwak (CEO/President)
Highest reported compensation
- Jennifer Litwak (CEO/President): $277,846 total reported compensation
- Jim Wallen (Dir of HSG Dev): $182,002 total reported compensation
- Karin Anderson (Sr Dir-Finance): $164,752 total reported compensation
Source: IRS Form 990. Selected filing: tax year 2024. Names and roles reflect this filing, not necessarily current officeholders.
Overview
Mission
Develops and manages quality affordable housing and provides supportive services for older adults with limited incomes. Karin joined PEP Housing in May 2023 as the Director of Finance. Karin is a life-long resident of Sonoma County. She spent the last 25 years as the Financial Controller/Treasurer for Alvarado Street Bakery in Petaluma, California. Karin made the decision to begin a new chapter in her life by working for a mission-focused organization like PEP after seeing the positive impact affordable housing had on her grandmother. Karin believes in the Organization’s mission and wants to serve and help others. Karin is a Certified Public Accountant (CPA), has her B.A. in Economics, emphasis on Accounting, from the University of California, Santa Barbara, and a Master of Science in Taxation (MST) from Gold.
What it reported doing in 2024
The corporation serves as a general partner or limited partner in four limited partnerships which provide a total of 156 total units of low-income housing located in Petaluma and Kentfield, California. The corporation also serves as the sole owner of one limited liability company which provides 49 units of low-income housing located in Santa Rosa, CA and the sole owner of two other limited liability companies that serves as a general partner of limited partners that provide low-income housing.
Operating model
- Revenue model
- Mixed. Its operating money came from several sources; no one source provided a clear majority.
- Distribution model
- Direct operator. The filing allocates 96% of reported program-service expenses outside its grant, affiliate-payment, and member-benefit lines. This expense classification does not rule out separately announced grant awards.
The verdict
STRONG - A large share of available resources goes toward mission work and the filed numbers largely add up. Some filing-based governance responses are negative or unanswered and reported officer compensation is a large share of total spending, which may reflect staffing concentration.
Rating breakdown
- Financial Efficiency: 82
- Transparency & Controls: 80
- Accountability: 82
- Sustainability: 62
- Growth: 100
Detailed rating inputs
Financial Efficiency
- Mission deployment rate: 74.7%; rating input score 75
- Program expense ratio: 93.6%; rating input score 94
- Fundraising efficiency: $58.2 raised per $1 spent on fundraising; rating input score 80; 80th percentile among comparable filings
Transparency & Controls
- Consistency checks: 100%; rating input score 100; 63rd percentile among comparable filings
- Pay-setting controls: 1 of 6 controls in place; rating input score 17
- Compensation committee: Missing
- Independent consultant: Missing
- Other Form 990s reviewed: Missing
- Written employment contract: Missing
- Compensation survey or study: Missing
- Board or committee approval: Pass
- Foreign activity oversight: Limited
- Grant itemization coverage: 100%; rating input score 100; 72nd percentile among comparable filings
- Major donor itemization: Yes; rating input score 100
- Related-party transparency: Yes; rating input score 100
Accountability
- Independent voting board: 100%; rating input score 100; 63rd percentile among comparable filings
- Governance controls: 5 of 9 controls in place; rating input score 56
- Conflict-of-interest policy: Pass
- Whistleblower policy: Fail
- Document-retention policy: Fail
- 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: 21.9%; rating input score 78; 78th percentile among comparable filings
- Total-asset coverage ratio: 2.01; rating input score 62; 62nd percentile among comparable filings
- Liabilities to assets ratio: 0.28; rating input score 36; 36th percentile among comparable filings
- Officer compensation ratio: 13.9%; rating input score 21; 21st percentile among comparable filings
Growth
- Program expense growth: 11.3% per year; rating input score 100; 68th percentile among comparable filings
- Revenue growth: 10.9% per year; rating input score 100; 71st percentile among comparable filings
- Asset growth: 8.4% per year; rating input score 100; 52nd percentile among comparable filings
Details
- What they do: 1 programs and campaigns described on the official site
- Where the money goes: 74.7% of revenue deployed · 93.6% of spending went to programs
- Governance: 11 of 11 board members independent · 5 of 9 filing controls reported
- Programs: 4 filed program accomplishments · $5.9M in reported program spending
- Leadership: top reported pay $278K · 16 people listed · 1 of 6 pay-setting controls reported
- Highest-paid contractors: 2 contractors listed · $223K reported
- Consistency: 35 of 35 current checks pass
- Schedules: 7 filed schedules · includes major donors, grants, executive pay, and related organizations
- Filing history: 12 filing years from 2013 to 2024
- Contacts: How to reach this organization
- Money network: 8 filed money-flow records
- Related organizations: 24 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.
- Review — Accountability: Governance controls: 4 of 9 not reported.
- High — Sustainability: Officer compensation ratio scored 21/100.
- Moderate — Sustainability: Liabilities to assets ratio scored 36/100.