Housing Commission

Housing Commission Meeting City Hall - Pre-Session Conference Room December 3, 2025 6:30 PM Agenda PUBLIC NOTICE In accordance with the Statutes of the State of Illinois and the Ordinances of the City of Highland Park, the next regular meeting of the City of Highland Park Housing Commission, the Peers Housing Association, Ravinia Housing Association, and Sunset Woods Association is scheduled to be held at the hour of 6:30 PM on Wednesday, December 3, 2025 and will take place at City Hall, Pres-Session Conference Room, 1707 St Johns Avenue, Highland Park, Illinois. Individuals with questions or feedback about an agenda item can address the Commission in the following ways: 1. Emails for the Record. Email Planner Zubin Coleman, the Housing Commission staff liaison. If you wish to have your comments read into the record, limit your communication to 200 words or less. Public comments received by 4:30 PM the day of the meeting will be read under Business from the Public. All emails received will be acknowledged at the meeting. Public comments should contain the following information: o In the subject line, identify, “Housing Commission Meeting – Read into the Record” o Name o City o Address (optional) o Phone (optional) o Organization, agency representing, if applicable. o Topic or agenda item number of interest 2. Emails with Unlimited Information. Individuals who do not wish to have their comments read into the record can email Senior Planner Zubin Coleman an unlimited number of words. Emails will be forwarded to the Housing Commission if requested. 3. Telephone. Individuals with no access to email may leave a message with Planner Zubin Coleman at 847.926.1853. 4. Live Comments. Individuals are able to address the Commission during the meeting. Questions/comments are limited to written testimony into the record or spoken comments, not both. Business from the Public is only listed on the Housing Commission Meeting Agenda. Comments should be limited to three minutes or less. The City encourages individuals to sign-up for its enews for important information from the City and its government partners. The City updates its website and social media daily. To sign-up for the enews, visit www.cityhpil.com. Page 1 of 55 The City, in compliance with the Americans with Disabilities Act, requests that persons with disabilities who require certain accommodations to allow them to observe and/or participate in this hearing, or who have questions about the accessibility of the meeting facilities, email the City’s ADA coordinator Emily Taub or call at 847.926.1005 I. Call to Order II. Roll Call III. Business from the Public (Individuals wishing to be heard regarding items not listed on this agenda) IV. Approval of Minutes A. November 5, 2025 Regular Meeting Minutes V. Scheduled Business A. Items for Omnibus Vote Consideration • • Payment of Invoices • Ratification of Payments B. Peers, Ravinia, Sunset Woods Associations, and HTF • Consideration of ERES Management Report and Financials • Sunset Woods Financials • Housing Trust Fund Financials • Other Association Business VI. Old Business VII. New Business A. Peers - House Rule Change to Consider No-Smoking Policy B. Approving Peers, Ravinia & Sunset Woods Association 2026 Proposed Budgets C. Outgoing Commissioner Proclamation - Marcia Bernstein D. Outgoing Commissioner Proclamation - Luis Gonzalez VIII. Other Business A. Next Housing Commission Meeting, Wednesday, January 7, 2026 IX. Adjournment Page 2 of 55  MINUTES OF A REGULAR MEETING OF HOUSING COMMISSION OF THE CITY OF HIGHLAND PARK, ILLINOIS MEETING DATE: Wednesday, November 5, 2025 MEETING LOCATION: Council Chambers, City Hall, 1707 St. Johns Avenue, Highland Park, IL CALL TO ORDER At 6:30 p.m., Chairperson Fernandez Sykes called an on-site meeting of the Highland Park Housing Commission, Peers Housing Association, Ravinia Housing Association, and the Sunset Woods Association to order. Each of the Commissioners also serves as Directors of each of the Housing Associations. Public comments may be emailed to city@hpil.com or phoned into at 847.432.0867. The City web site is www.cityhpil.com. Staff was asked to call the roll. ROLL CALL Commissioners Present: Chairperson Fernandez Sykes; Commissioners Beasley, Bernstein, Farris, Gonzalez, Rosen, & Shapiro Kopin Councilmember Present: Tapia Student Council Present: Posner Staff declared that a quorum was present. Staff Present: Coleman, Markle Guests Present: Irina Leykin, Regional Property Manager/ERES Rob Anthony, President/CPAH Others Present: Gale Cerabona, Recorder BUSINESS FROM THE PUBLIC There was no Business from the Public. APPROVAL OF MINUTES Regular Meeting of the Housing Commission – October 8, 2025 Commissioner Gonzalez moved to approve the October 8, 2025, regular meeting minutes. Commissioner Bernstein seconded the motion. On a voice vote: Voting Yea: Chairperson Fernandez Sykes; Commissioners Bernstein, Farris, Gonzalez, Rosen, & Shapiro Kopin Voting Nay: None Chairperson Fernandez Sykes declared that the motion passed unanimously. Councilmember Tapia arrived at 6:32 p.m. Page 1 Housing Commission November 5, 2025 Page 3 of 55  MINUTES OF A REGULAR MEETING OF HOUSING COMMISSION OF THE CITY OF HIGHLAND PARK, ILLINOIS SCHEDULED BUSINESS 1. Items for Omnibus Vote Consideration • Payment of Invoices • Ratification of Payments Senior Planner Coleman advised there is nothing outstanding. 2. Peers, Ravinia, Sunset Woods Associations, & Housing Trust Fund • Consideration of ERES Management Report and Financials Ms. Leykin addressed future capital improvement needs. Peers & Ravinia have the same owner, the City of Highland Park which Senior Planner Coleman confirmed. She explained Ravinia has two loans on the property. There are 19 units, and there would never be enough cash due Ravinia’s inability to keep reserves. Any monies in the account go toward regular monthly expenses. Grounds need to be maintained, etc. The owners are responsible to fund repairs, improvements, etc. Commissioner Beasley arrived at 6:36 p.m. Ms. Leykin shared that roof replacements will be required in 2029. She summarized the HC needs to decide where to deposit the cash. Commissioner Rosen said it would be helpful if the HC is aware of/understands its options. Chairperson Fernandez Sykes asked, and Ms. Leykin said the reserve is depleted annually. Reimbursements need to happen. Rent revenue is enough to satisfy regular operations. For extenuating circumstances like pumps, etc., monies need to be found. Auditors have advised what is to be requested. She reiterated there is not enough of a cash surplus. A contribution has to be made to Ravinia Housing. Commissioner Bernstein said an option is to borrow money from Peers and give it to Ravinia Housing. Ms. Leykin advised there would be no repayment. Senior Planner Coleman said Staff will figure this out. Monies shouldn’t be taken out of the Housing Trust Fund/HTF, as that fund creates affordable housing. He identified this is why Staff requested Ms. Leykin to provide a 5-year Capital Improvement Plan. Commissioner Bernstein recalled Sunset Woods borrowed money in the past. Commissioner Gonzalez asked that the options align with the law. Senior Planner Coleman will attempt to provide options to the HC. Commissioner Rosen appreciates this being raised, as there is a fundamental need to keep these buildings running. Ms. Leykin asked if the budget was approved. Senior Planner Coleman advised it is being reviewed. Page 2 Housing Commission November 5, 2025 Page 4 of 55  MINUTES OF A REGULAR MEETING OF HOUSING COMMISSION OF THE CITY OF HIGHLAND PARK, ILLINOIS • Sunset Woods Financials Senior Planner Coleman advised there is nothing outstanding. • Housing Trust Fund (HTF) Financials Senior Planner Coleman advised there is nothing outstanding. • Other Association Business Senior Planner Coleman advised there is nothing outstanding. OLD BUSINESS There was no Old Business. NEW BUSINESS 1. Peers & Ravinia updated 5-year Capital Improvement Plan Discussion took place above. 2. Resolution Approving a CPAH Operating Grant Q3 Drawdown Mr. Anthony said they are working on the completion of 3 single-family homes. Photos are in the packet. If anyone wishes to view these homes, he asked that Staff be advised, and a tour can be arranged. Mr. Anthony announced that the townhome development on Deerfield Road closed with IDHA. A groundbreaking ceremony took place last week. He provided background and noted, the development is called the Betsy Lazar Place to honor this long-time Highland Park advocate. Mr. Anthony advised, regarding inclusionary units, there are 780 households on the wait list. Commissioner Rosen moved to approve the CPAH Operating Grant Q3 Drawdown. Commissioner Shapiro Kopin seconded the motion. On a roll call vote Voting Yea: Chairperson Fernandez Sykes; Commissioners Beasley, Bernstein, Farris, Gonzalez, Rosen, & Shapiro Kopin Voting Nay: None Chairperson Fernandez Sykes declared that the motion passed unanimously. 3. Sunset Woods Insurance Informative Item Senior Planner Coleman referred to the document in the packet from Deputy Director Later which indicates, the City of Highland Park will not provide retributions for insurance costs to renters. Insurance broker contact names will be extended. Commissioner Shapiro Kopin shared she was approached by the Sunset Woods’ Board President. She stated the issue is affordability – not just the 14 units the City owns. Page 3 Housing Commission November 5, 2025 Page 5 of 55  MINUTES OF A REGULAR MEETING OF HOUSING COMMISSION OF THE CITY OF HIGHLAND PARK, ILLINOIS Senior Planner Coleman explained there is often strife among residents at Sunset Woods. He stated the City does not interfere with rental units, claims, etc. Commissioner Shapiro Kopin recalled the HC incurred an increase in insurance costs on the City’s buildings, so when she heard there was an increase at Sunset Woods, she wasn’t surprised. OTHER BUSINESS 1. Next Housing Commission Meeting, Wednesday, December 3, 2025 The next HC Meeting is scheduled for Wednesday, December 3, 2025. It was asked, and Senior Planner Coleman advised that City Council approved a Preliminary PUD for the former Solo Cup site. Councilmember Tapia said everyone is excited about it. Developers should be encouraged to develop sites like this. He stated there are old buildings waiting to be purchased that would accommodate middle-income residents. Luxury buildings and large footprints can cloud diversity; trying to diversify the housing stock. With this site being developed, this could increase other development, foot traffic to businesses, etc. ADJOURNMENT Commissioner Beasley moved to adjourn at 7:07 p.m. Commissioner Shapiro Kopin seconded the motion. On a roll call vote Voting Yea: Chairperson Fernandez Sykes; Commissioners Beasley, Bernstein, Farris, Gonzalez, Rosen, & Shapiro Kopin Voting Nay: None Chairperson Fernandez Sykes declared that the motion passed unanimously. Respectfully Submitted, Gale Cerabona Recorder MINUTES OF A REGULAR MEETING ON OCTOBER 8, 2025, WERE APPROVED WITHOUT CORRECTIONS. Page 4 Housing Commission November 5, 2025 Page 6 of 55  MEMORANDUM TO: Highland Park Housing Commission FROM: Irina Leykin and Harold Eich RE: November 2025 Management Report and October 2025 DATE: Financials November 21, 2025 FRANK B. PEERS Operations • Received an estimate for $26,500 for sewer pipe repairs from Kelsey Mechanical. Management requested 2 additional quotes for comparison from other vendors. • The property’s delinquency has remained minimal over the past several months. Management continues to address any late rent issues promptly to prevent negative impacts on overall performance. • Management and Occupancy Review conducted by NHC is satisfactory. • Management has received multiple complaints from existing tenants and recommends reviewing the conversion of Frank B. Peers into a non-smoking property due to health concerns associated with second-hand smoke. To implement this change, House Rules would be revised to include a non- smoking policy, and a 60 day notice would be issued to all residents prior to the effective date. Residents would be required to sign the updated House Rules acknowledging the policy. Management requests the Housing Commission’s review and consideration of this recommendation. Occupancy • At present, there are no vacancies. Financial • Net Operating Income (NOI) in October was positive to budget by $6,8014.04 MTD and YTD NOI was positive to budget by $21,233.89. Cash carry over was at $1,234,370.71. • Debt Service Coverage Ratio for October was 2.26. Income • Income was positive to budget MTD by $51.26 and negative ($5,386.10) YTD. Expense • Expense line items which were significantly over budget (more than $1,000 YTD) include: o Vacancy loss – YTD due to a high (5) unit turnover rate. o Legal expense – YTD variance due to Union complaint for the previous periods when the property didn’t have maintenance. Fees were still due to the Union. o Bad debts – YTD variance due to former tenant balance write off. 566 Lake Street, Suite 400 Phone: 312-234-9400 Chicago, IL 60661 Fax: 312-382-3220 Page 7 of 55  Page 2 o Temp maintenance contractor – MTD & YTD variance due to employing temporary maintenance while staff is on leave from May until August. The account is partially offset by positive variance in Repairs payroll account. o Union benefits – YTD variance due to 2024 fees paid in 2025. o Miscellaneous repair contractors –YTD variance due to irrigation repairs and 2024 invoice for preventative maintenance of entrance system. o Security Contractor - Variance due to FireWatch service expenses while the fire panel was disabled. o Repair and Maintenance Supplies – YTD variance due to replacement of faucets, cartridges revealed during internal inspection. The account is offset by positive variance in Plumbing account as most works are completed in-house. o HVAC – YTD variance due to major repairs to Boiler#2; frozen pipe repair; replaced fan motor on roof unit; condenser replacement for the elevator cooling system. o Decorating (unit turns) – YTD variance due to more unit turns than budgeted, doors and floorings required replacement, painting. o Carpet and tyle – YTD variance due to 6 units requiring replacement and hallway replacement after water damage. o Property and liability insurance - Wind insurance wasn't part of budget. Wind insurance overlapped with timing from 2024-2025 vs 2025-2026. In 2024-2025 Wind insurance started from October vs in 2025-2026 it started from August 2025. Social Programming • Yoga class on Thursdays. • Social Services Coordinator works 2 days a week to assist residents of Frank B Peers Senior Housing. RAVINIA HOUSING Operations • Furnaces and pit pumps were cleaned and repaired at both locations. • Security cameras at St. Johns were inoperable and have since been repaired at a cost of $971 to restore full functionality. • The property’s cash flow remains low, preventing completion of the capital projects budgeted for 2025. Management will proceed with repairs strictly on an as-needed basis. Occupancy • At present, there are no vacant units. Financial • Net Operating Income (NOI) in October was positive to budget by $8,772.33 MTD and YTD NOI was negative to budget by ($20,088.40). Cash carry over was at $16,921.59. • Debt Service Coverage Ratio for October was 2.31. Evergreen Real Estate Group Page 8 of 55  Page 3 Income • Income was positive to budget MTD by $3,840.79 and positive to budget by $5,178.56 YTD. Expense • Expense line items which were significantly over budget (more than $1,000 YTD) include: o Legal expense – YTD due to 2 evictions. o Bad debts -write-off of former tenants’ balances. o Consulting/study costs – YTD negative variance due processing invoice for 2024 for Lead risk assessment. o Miscellaneous administrative expenses – YTD hotel charges for relocating a tenant that required replacement of bathtub. o Temp maintenance contractor - YTD variance due to employing temporary maintenance while staff is on leave from May until August. The account is partially offset by positive variance in Repairs payroll account. o Miscellaneous repair contractors –YTD due to lead abatement at St. Johns. o Water – YTD negative variance due to underground water leak at 2755 St. Johns, the property paid water bills until pipe replacement. o HVAC – YTD due to condenser motor replacement at Pleasant. o Decorating – YTD negative variance due to unit turns. o Plumbing repairs – YTD negative variance due to laundry drain line being clogged at 747 Pleasant Avenue, pump pit. o Capital expenditures – YTD negative variance due to furnace and pit pumps replacement, fire bots deposit. o Bath rehab – YTD negative variance due to urgent bath restoration due to leak at St. Johns. The tenant was placed in a hotel for 5 days while bathtub was scheduled to be replaced. Evergreen Real Estate Group Page 9 of 55  Accounts Receivable Update October 2025 Frank B. Peers (68 units) Tenant A/R decreased from $469.97 at the end of September to $90.97 at the end of October. Subsidy A/R increased from $173.00 at the end of September to $1,355.00 at the end of October. Tenant delinquency includes: Current delinquency: $19 (5 tenants) One tenant is on payment plan. Ravinia Housing (17 units) Tenant A/R increased from $5,265.81 at the end of September to $5,614.68 at the end of October. Subsidy A/R increased from $917.00 at the end of September to $2,696.00 at the end of October. Tenant delinquency includes: Current delinquency: $836 (7 tenants) 30-day delinquency: $259 (2 tenants) 60-day delinquency: $13 (2 tenants) 2 tenants have HUD repayment agreements. **Note** These charges fluctuate from month to month. If a resident pays rent late or not at all, it causes the Tenant A/R to increase the following month. With regard to the subsidy A/R, we request the rent from HUD, 1 month in advance. For Example: On July 1st, we send our HAP/Voucher subsidy request to HUD, for the month of June. Because of this, activities like move-ins, move-outs or certifications, will affect the subsidy A/R balance; causing it to increase or decrease. Tenants that have entered into repayment agreements would create A/R balances for either the tenant or subsidy ledgers as well, as the property is required to pay back the incorrect amount received by HUD due to the error, and then collect that amount directly from the resident as part of their repayment agreement. Page 10 of 55  Peers Capital Improvements Update October 2025 Date for Planned Planned Comments Date $ Actual Task Work $ Use of $ Use of $ Use of Complet Complete R&R Construction Operating e Operations Carpet replacement Feb-25 $ 4,471.90 Fire bots 50% deposit Mar-25 $ 7,697.00 Carpet & tile Apr-25 $ 2,444.00 Bath rehab #304 1st installment May-25 $ 2,950.00 Floor replaced in #312 May-25 $ 1,435.20 Bath rehab #304 2nd installment Jun-25 $ 2,950.00 Appliances Jul-25 $ 1,288.47 Carpet & tile Jul-25 $ 1,768.50 Appliances Aug-25 $ 644.23 Fire bots-2nde installment Sep-25 $ 7,391.00 Carpet replacement #410, common areas Oct-25 $ 867.61 $ 33,907.91 Reserves Cash Flow Oct-25 $ 226,402.84 2025 Annual Escrow Deposit $ 4,000.00 Expected Use of Reserves $ in 2025 Balance expected at end of 2025 $ 230,402.84 IHDA Minimum @$1500/unit $ 102,000.00 Page 11 of 55  Ravinia Capital Improvements Update October 2025 Date for Planned Planned Comments Date $ Actual Task Work $ Use of $ Use of $ Use of Complet Complete R&R Construction Operating e Operations Bath rehab $ 5,800.00 Appliances $ 663.60 Fire bots 50% deposit $ 2,074.25 2745 St Johns Ave. New furnace $ 5,942.12 New pit pumps at Pleasant Ave. $ 9,032.02 Replacement Reserve request Q1 $ (36,503.47) Capital expenses $ 13,300.00 Water heater 737 Pleasant $ 2,539.09 New vinyl flooring 761 Pleasant $ 3,844.00 Replacement Reserve request Q2 $ (21,570.00) $ 19,683.09 Replacement Reserve request Q2 $ (19,683.09) - Appliances $ 801.40 Fire bots 2nd installment $ 1,997.75 Carpet replacement $ 1,755.00 Carpet replacement 741 Pleasant $ 1,276.60 Totals $ 5,830.75 Reserves Cash Flow Oct-25 $ 26,488.56 2025 Annual Escrow Deposit $ 3,522.70 Expected Use of Reserves $ in 2025 Reserve request in 2025 Q2 Balance expected at end of 2025 $ 30,011.26 HUD Minimum @$1000/unit $ 17,000.00 Page 12 of 55  Highland Park Housing Commission - Cash Fund Balance as of 10/2025 Ravinia Frank B. Peers Housing Sunset Woods Association 2 Rental Management Funds: 12 Rental Units Units Total Funds Entity Totals Checking $1,234,370.71 16,921.59 - $1,251,292.30 Security Deposit 34,108.47 8,601.38 - $42,709.85 Replacement Reserve 226,402.84 26,488.56 - $252,891.40 Residual Receipts 15,686.61 - - $15,686.61 Operating Reserve - - - $0.00 Tax Reserve Construction Escrow Total Management Funds 1,510,568.63 52,011.53 - - - $1,562,580.16 Sunset Woods 9/2025 Association Funds: Assn Money Mkt Ckg 1305 176,096.09 111,775.60 287,871.69 Assn MaxSafe Money Market 4382 555,639.22 555,639.22 Assn Small Business Ckg 1321 14,829.86 10,226.98 25,056.84 Association CDs CD #1 521,891.33 521,891.33 - Total Association Funds 1,092,360.41 176,096.09 122,002.58 - 1,390,459.08 Total Mgmt & Assn Funds 2,602,929.04 228,107.62 122,002.58 - - 2,953,039.24 Association Receivables (Liability) 1) Due from Hsg. Trst. Fd 277 GB 7,491.85 7,491.85 2) Due from Hsg. Trst Fd. Emerg. 689.44 689.44 3) Due from Sunset Woods / (Due to Peers) (0.10) - (0.10) 4) Due from Ravinia 37,500.00 Total 45,681.19 - 45,681.19 Page 13 of 55  FRANK B. PEERS HOUSING Balance Sheet Month Ending Month Ending Month Ending 08/31/25 09/30/25 10/31/25 Actual Actual ASSETS Current Assets 1110-0000 - Petty Cash 200.00 200.00 200.00 1121-0000 - Cash - Operating 1,158,982.58 1,196,215.25 1,234,370.71 1130-0000 - Tenant/member accounts receivable 160.15 469.97 90.97 1131-0000 - Accounts receivable - subsidy 3,324.00 173.00 1,355.00 1240-0000 - Prepaid property and liability insurance 105,132.79 95,531.14 85,929.49 Total Current Assets 1,267,799.52 1,292,589.36 1,321,946.17 Other Assets 1290-0000 - Misc Prepaid Expenses 666.69 721.86 777.03 1192-0000 - Tenant Sec Dep 33,730.70 33,743.65 34,108.47 1310-0000 - Real estate tax escrow 21,485.02 21,485.02 21,710.56 1311-0000 - Insurance escrow 57,809.80 62,862.68 68,456.31 1330-0000 - Debt Service Escrow 165,690.56 165,690.56 167,429.88 1140-0000 - Accounts Receivable - Other 14,974.14 14,974.14 14,974.14 1320 - Replacement Reserve 220,118.33 222,118.33 226,402.84 1340 - Residual Receipt 15,523.66 15,523.66 15,686.61 Total Other Assets 529,998.90 537,119.90 549,545.84 Fixed Assets 1420-0000 - Building 1,796,875.15 1,796,875.15 1,796,875.15 1420-0001 - Building Improvements 2,333,053.52 2,333,053.52 2,333,053.52 1430-0000 - Land Improvements 1,535,414.79 1,535,414.79 1,535,414.79 1440-0000 - Building Equipment Portable 189,686.00 189,686.00 189,686.00 1450-0000 - Furniture for project/tenant use 753,283.40 753,283.40 753,283.40 1497-0000 - Site improvements 363,370.04 363,370.04 363,370.04 4120-0000 - Accum depr - buildings (4,915,281.03) (4,915,281.03) (4,915,281.03) 1498-0000 - Current F/A 27,294.59 34,685.59 35,553.20 Total Fixed Assets 2,083,696.46 2,091,087.46 2,091,955.07 Financing Costs 1900-0001 - Deferred Financing Costs 192,398.85 192,398.85 192,398.85 1999-0000 - Accum Amort - Bond Costs (153,575.22) (153,575.22) (153,575.22) Total Financing Costs 38,823.63 38,823.63 38,823.63 Partnership Assets 1701-0000 - Cash - Partnership 14,844.86 14,844.86 14,829.86 1703-0000 - Partnership Receivable 45,681.19 45,681.19 45,681.19 Total Partnership Assets 60,526.05 60,526.05 60,511.05 Page 14 of 55  FRANK B. PEERS HOUSING Balance Sheet Month Ending Month Ending Month Ending 08/31/25 09/30/25 10/31/25 Actual Actual 1702 Partnership MM 1702-0000 - Partnership MM 94.34 748.48 76.87 Total 1702 Partnership MM 1,076,705.20 1,077,453.68 1,077,530.55 Total Assets 5,057,549.76 5,097,600.08 5,140,312.31 Page 15 of 55  FRANK B. PEERS HOUSING Balance Sheet Month Ending Month Ending Month Ending 08/31/25 09/30/25 10/31/25 Actual Actual Liabilities & Equity Current Liabilities 2110-0000 - Accounts payable 9,756.20 7,821.81 5,819.85 2114-0000 - 401K Payable 280.67 280.67 280.67 2120-0000 - Accrued wages and p/r taxes payable 5,773.64 5,773.64 14,273.51 2130-0000 - Accrued interest - mortgage 11,589.09 11,518.24 11,447.05 2180-0000 - Misc current liabilities 13,634.73 16,217.79 13,517.24 Total Current Liabilities 41,034.33 41,612.15 45,338.32 Non-Current Liabilities 2320-0000 - Mortgage Payable (long term) 117,057.80 102,676.03 88,223.41 2190-0000 - Misc Clearing 545.53 545.53 517.35 2191-0000 - Security deposits-residential 22,474.00 22,256.00 22,619.00 2191-0001 - Pet Deposit 900.00 900.00 900.00 2210-0000 - Prepaid Rent 294.68 658.82 1,144.00 2211-0000 - Prepaid HUD 13,019.00 14,275.00 15,757.00 2320-1000 - Mortgage payable - 2nd note 2,290,000.00 2,290,000.00 2,290,000.00 Total Non-Current Liabilities 2,444,291.01 2,431,311.38 2,419,160.76 Owner's Equity 3100-0000 - Limited Partners Equity 2,370,665.90 2,370,665.90 2,370,665.90 3209-0000 - Prior Year Retained Earnings (183,281.23) (183,281.23) (183,281.23) 3210-0000 - Retained earnings 331,504.46 384,839.75 437,291.88 Current Month Earnings 53,335.29 52,452.13 51,136.68 Total Owner's Equity 2,572,224.42 2,624,676.55 2,675,813.23 Total Liability & Owner Equity 5,057,549.76 5,097,600.08 5,140,312.31 Page 16 of 55  FRANK B. PEERS HOUSING Actual vs Budget Accrual Operating Statement Month Ending Year To Date Year Ending 10/31/25 10/31/25 12/31/25 Actual Budget Variance Actual Budget Variance Annual Budget GROSS OPERATING INCOME RESIDENTIAL RENTAL INCOME 5120-0000 - Apartment rent 21,666.00 121,710.00 (100,044.00) 221,543.00 1,217,100.00 (995,557.00) 1,460,520.00 5121-0000 - Tenant assistant payments 100,044.00 (0.00) 100,044.00 995,557.00 (0.00) 995,557.00 (0.00) 5140-0000 - Commercial base rent 60.00 60.00 0.00 600.00 600.00 0.00 720.00 TOTAL RESIDENTIAL RENTAL INCOME 121,770.00 121,770.00 0.00 1,217,700.00 1,217,700.00 0.00 1,461,240.00 VACANCIES & ADJUSTMENTS 5220-0000 - Vacancy loss - apartments (456.00) (917.00) 461.00 (11,738.00) (9,170.00) (2,568.00) (11,004.00) 5123-3000 - Loss To Lease (133.00) (0.00) (133.00) (2,415.00) (0.00) (2,415.00) (0.00) 5123-4000 - Gain To Lease 1.00 (0.00) 1.00 1.00 (0.00) 1.00 (0.00) TOTAL VACANCIES & ADJUSTMENTS (588.00) (917.00) 329.00 (14,152.00) (9,170.00) (4,982.00) (11,004.00) OTHER INCOME 5910-0000 - Laundry income 646.65 166.67 479.98 1,995.30 1,666.70 328.60 2,000.04 5920-0000 - Nsf check fee 0.00 (0.00) 0.00 75.00 (0.00) 75.00 (0.00) 5922-0000 - Late fees 0.00 10.00 (10.00) 7.00 100.00 (93.00) 120.00 5938-0000 - Cleaning Fee/Turnover 0.00 (0.00) 0.00 47.00 (0.00) 47.00 (0.00) 5945-0000 - Damages 0.00 (0.00) 0.00 736.00 (0.00) 736.00 (0.00) 5980-0000 - Administrative Fees 0.00 (0.00) 0.00 (35.00) (0.00) (35.00) (0.00) 5990-0000 - Misc other income 28.18 (0.00) 28.18 2,601.72 (0.00) 2,601.72 (0.00) 5410-0000 - Interest Income Project Operations 1.82 (0.00) 1.82 25.94 (0.00) 25.94 (0.00) 5413-0000 - Interest income - escrow 4,953.07 5,730.79 (777.72) 18,832.80 22,923.16 (4,090.36) 22,923.16 TOTAL OTHER INCOME 5,629.72 5,907.46 (277.74) 24,285.76 24,689.86 (404.10) 25,043.20 GROSS OPERATING INCOME 126,811.72 126,760.46 51.26 1,227,833.76 1,233,219.86 (5,386.10) 1,475,279.20 ADVERTISING & RENTING EXPENSE 6211-0000 - Marketing/Promotions/Advertising 0.00 50.00 50.00 427.72 1,070.00 642.28 1,170.00 6253-0000 - Credit Report Fees 17.00 34.00 17.00 196.00 340.00 144.00 408.00 TOTAL ADVERTISING & RENTING EXPENSE 17.00 84.00 67.00 623.72 1,410.00 786.28 1,578.00 ADMINISTRATIVE EXPENSE 6311-0000 - Office supplies 907.83 316.00 (591.83) 2,924.35 3,160.00 235.65 3,792.00 6316-0000 - Office Equipment 399.54 455.00 55.46 3,980.74 4,550.00 569.26 5,460.00 6320-0000 - Management fee 6,375.56 6,471.75 96.19 63,082.76 64,717.50 1,634.74 77,661.00 6340-0000 - Legal Expense - Project 0.00 0.00 0.00 3,614.44 0.00 (3,614.44) 0.00 6350-0000 - Audit Expense 0.00 0.00 0.00 11,310.00 17,900.00 6,590.00 17,900.00 6352-0000 - Computer Fees 0.00 0.00 0.00 (1,204.25) 0.00 1,204.25 0.00 6360-0000 - Telephone/Internet/Cable/Cellphones 664.01 1,875.00 1,210.99 6,746.84 18,750.00 12,003.16 22,500.00 6360-0001 - Answering Service/ Pagers 68.95 41.67 (27.28) 814.28 416.70 (397.58) 500.04 6365-0000 - Training & Education Expense 0.00 0.00 0.00 783.74 2,200.00 1,416.26 2,200.00 6370-0000 - Bad debts 414.00 400.00 (14.00) 3,358.95 1,600.00 (1,758.95) 1,600.00 6371-0000 - Fees Dues & Contributions 0.00 0.00 0.00 1,241.20 1,800.00 558.80 1,800.00 6380-0000 - Consulting/study costs 0.00 0.00 0.00 378.00 3,000.00 2,622.00 3,000.00 6390-0000 - Misc administrative expenses 1,198.35 190.00 (1,008.35) 4,433.35 1,900.00 (2,533.35) 2,280.00 6391-0000 - Property Management Software Fees 617.08 135.00 (482.08) 3,672.07 1,340.00 (2,332.07) 1,610.00 6392-0000 - Computer Supplies/Data Processing 44.10 0.00 (44.10) 572.73 400.00 (172.73) 500.00 6395-0000 - Tenant Retention 0.00 400.00 400.00 93.70 4,000.00 3,906.30 4,800.00 Page 17 of 55  FRANK B. PEERS HOUSING Actual vs Budget Accrual Operating Statement Month Ending Year To Date Year Ending 10/31/25 10/31/25 12/31/25 Actual Budget Variance Actual Budget Variance Annual Budget 6431-0000 - Travel & Expense Reimbursement 0.00 0.00 0.00 334.57 500.00 165.43 600.00 6851-0000 - Bank Service Fees 0.00 17.00 17.00 45.29 170.00 124.71 204.00 6860-0000 - Security Deposit Interest 0.05 6.00 5.95 0.84 56.00 55.16 68.00 TOTAL ADMINISTRATIVE EXPENSE 10,689.47 10,307.42 (382.05) 106,183.60 126,460.20 20,276.60 146,475.04 PAYROLL & RELATED COSTS 6310-0000 - Office salaries 10,957.09 10,736.00 (221.09) 80,219.52 78,728.00 (1,491.52) 93,042.00 6310-1000 - Commissions - Employee/Broker Referrals 20.00 0.00 (20.00) 20.00 0.00 (20.00) 0.00 6491-0000 - Temp Maintenance Contractor 0.00 0.00 0.00 13,358.51 0.00 (13,358.51) 0.00 6510-0000 - Janitor and cleaning payroll 4,450.36 4,246.00 (204.36) 32,867.50 31,140.00 (1,727.50) 36,802.00 6540-0000 - Repairs payroll 5,561.68 5,486.00 (75.68) 32,165.35 40,236.00 8,070.65 47,552.00 6900-0000 - Social Service Coordinator 2,699.03 2,620.75 (78.28) 15,080.04 26,207.50 11,127.46 31,449.00 6715-0000 - Payroll Taxes 1,710.48 1,571.00 (139.48) 13,548.52 13,482.00 (66.52) 15,614.00 6722-0000 - Workers compensation 295.83 607.00 311.17 3,726.06 5,905.00 2,178.94 7,119.00 6723-0000 - Employee Health Ins/Other Benefits 1,118.96 852.00 (266.96) 9,323.05 7,742.00 (1,581.05) 9,286.00 6724-0000 - Union Benefits 2,672.01 2,341.58 (330.43) 29,302.07 23,415.80 (5,886.27) 28,098.96 6726-0001 - Contingency 0.00 0.00 0.00 3,600.00 3,600.00 0.00 4,080.00 TOTAL PAYROLL & RELATED COSTS 29,485.44 28,460.33 (1,025.11) 233,210.62 230,456.30 (2,754.32) 273,042.96 OPERATING EXPENSES 6515-0000 - Janitors and cleaning supplies 331.54 283.00 (48.54) 2,874.13 2,830.00 (44.13) 3,396.00 6518-0000 - Uniforms 0.00 500.00 500.00 0.00 1,000.00 1,000.00 1,000.00 6519-0000 - Exterminating Contract 217.00 146.00 (71.00) 1,285.00 1,460.00 175.00 1,752.00 6520-0000 - Miscellaneous Repair Contractors 737.68 833.33 95.65 17,252.65 8,333.30 (8,919.35) 9,999.96 6525-0000 - Rubbish removal 513.81 550.00 36.19 6,694.28 5,500.00 (1,194.28) 6,600.00 TOTAL OPERATING EXPENSES 1,800.03 2,312.33 512.30 28,106.06 19,123.30 (8,982.76) 22,747.96 UTILITIES 6450-0000 - Electricity 1,647.41 1,720.00 72.59 15,452.38 17,090.00 1,637.62 20,490.00 6451-0000 - Water & Sewer 2,753.60 2,782.50 28.90 21,378.51 27,825.00 6,446.49 33,390.00 6452-0000 - Gas 1,027.73 3,000.00 1,972.27 18,486.36 24,300.00 5,813.64 31,300.00 TOTAL UTILITIES 5,428.74 7,502.50 2,073.76 55,317.25 69,215.00 13,897.75 85,180.00 MAINTENANCE EXPENSES 6530-0100 - Security Contractor 0.00 0.00 0.00 4,303.75 0.00 (4,303.75) 0.00 6530-0200 - Security Services 0.00 0.00 0.00 280.83 0.00 (280.83) 0.00 6536-0000 - Ground supplies & Equipment Repairs 0.00 0.00 0.00 682.58 1,000.00 317.42 1,000.00 6537-0000 - Grounds Contractor (Landscaper) 1,680.75 800.00 (880.75) 6,005.90 9,600.00 3,594.10 11,000.00 6541-0000 - Repair & Maintenance Supplies 409.74 875.00 465.26 13,650.98 8,750.00 (4,900.98) 10,500.00 6545-0000 - Elevator Contractor (Annual Maintenance Con- 1,084.22 1,450.00 365.78 6,258.15 6,500.00 241.85 7,400.00 tract) 6546-0000 - Heating/Cooling/Boiler Contract Repair & Sup- 1,700.30 1,833.33 133.03 22,145.62 18,333.30 (3,812.32) 21,999.96 plies 6548-0000 - Snow removal 0.00 2,967.00 2,967.00 5,932.50 6,434.00 501.50 12,368.00 6560-0000 - Decorating (Tenant Pntg-Cycle/Turnover by 650.00 0.00 (650.00) 8,931.52 5,800.00 (3,131.52) 5,800.00 Contractor) 6560-0001 - Decorating (Common areas - by Contractor) 0.00 1,500.00 1,500.00 1,500.00 3,000.00 1,500.00 3,000.00 6563-0000 - Window Covering 44.04 0.00 (44.04) 667.47 450.00 (217.47) 600.00 6581-0000 - Window Washing 1,200.00 0.00 (1,200.00) 1,200.00 2,700.00 1,500.00 2,700.00 6582-0000 - Fire Protection & Fire Equipment 0.00 0.00 0.00 14,406.56 16,500.00 2,093.44 16,500.00 6595-0000 - Plumbing Repairs 0.00 1,666.67 1,666.67 3,170.35 16,666.70 13,496.35 20,000.04 6596-0000 - Floor Repairs/Cleaning 0.00 0.00 0.00 1,591.83 1,800.00 208.17 1,800.00 Page 18 of 55  FRANK B. PEERS HOUSING Actual vs Budget Accrual Operating Statement Month Ending Year To Date Year Ending 10/31/25 10/31/25 12/31/25 Actual Budget Variance Actual Budget Variance Annual Budget 6598-0000 - Roof Repairs 0.00 0.00 0.00 250.00 250.00 0.00 250.00 TOTAL MAINTENANCE EXPENSES 6,769.05 11,092.00 4,322.95 90,978.04 97,784.00 6,805.96 114,918.00 TAXES AND INSURANCE 6720-0000 - Property and liability insurance 9,601.65 10,782.58 1,180.93 104,422.31 101,012.77 (3,409.54) 122,577.93 TOTAL TAXES AND INSURANCE 9,601.65 10,782.58 1,180.93 104,422.31 101,012.77 (3,409.54) 122,577.93 TOTAL OPERATING EXPENSES 63,791.38 70,541.16 6,749.78 618,841.60 645,461.57 26,619.97 766,519.89 NET OPERATING INCOME (LOSS) 63,020.34 56,219.30 6,801.04 608,992.16 587,758.29 21,233.87 708,759.31 FINANCIAL EXPENSES 6820-0000 - Mortgage interest 11,447.06 11,447.06 0.00 117,632.83 117,632.83 0.00 140,311.95 6850-0000 - Mortgage Service Fee 498.47 498.47 0.00 5,117.80 5,117.82 0.02 6,105.72 TOTAL FINANCIAL EXPENSES 11,945.53 11,945.53 0.00 122,750.63 122,750.65 0.02 146,417.67 NET OPER INC/(LOSS) BEFORE CAP. EXP. 51,074.81 44,273.77 6,801.04 486,241.53 465,007.64 21,233.89 562,341.64 Partnership Income 8005-0000 - Mortgagor Entity Income 76.87 0.00 76.87 2,862.03 0.00 2,862.03 0.00 8010-0000 - Other Entity Expense (15.00) (0.00) (15.00) (675.00) (0.00) (675.00) (0.00) Total Partnership Activity 61.87 (0.00) 61.87 2,187.03 (0.00) 2,187.03 (0.00) NET INCOME (LOSS) 51,136.68 44,273.77 6,862.91 488,428.56 465,007.64 23,420.92 562,341.64 Cash Flow - Financing Activities 7104-0000 - Replacement Reserve 2,000.00 2,000.00 0.00 20,000.00 20,000.00 0.00 24,000.00 7108-0000 - Mortgage Payable (long term) 14,452.62 14,452.62 0.00 141,379.41 141,379.42 0.01 170,498.59 Total Cash Flow - Financing Activities 16,452.62 16,452.62 0.00 161,379.41 161,379.42 0.01 194,498.59 CAPITAL EXPENDITURES & ESCROWS 6991-0000 - Capital expenditures 0.00 0.00 0.00 15,088.00 16,800.00 1,712.00 16,800.00 6991-0005 - Bath - Rehab 0.00 0.00 0.00 5,900.00 6,000.00 100.00 6,000.00 6991-0032 - Elevator 0.00 0.00 0.00 190.00 0.00 (190.00) 0.00 6993-0001 - Appliances 0.00 0.00 0.00 3,387.99 5,000.00 1,612.01 5,000.00 6994-0000 - Carpet & tile 867.61 0.00 (867.61) 10,987.21 3,500.00 (7,487.21) 5,500.00 TOTAL CAPITAL EXPENDITURES & ESCROWS 867.61 0.00 (867.61) 35,553.20 31,300.00 (4,253.20) 33,300.00 GAIN/(LOSS) AFTER CAPITAL EXP. & ESCROWS 33,816.45 27,821.15 5,995.30 291,495.95 272,328.22 19,167.73 334,543.05 Debt Service Coverage Ratio 2.26 2.02 0.24 2.18 2.11 0.07 2.12 Page 19 of 55  RAVINIA HOUSING Balance Sheet Month Ending Month Ending Month Ending 08/31/25 09/30/25 10/31/25 Actual Actual ASSETS Current Assets 1110-0000 - Petty Cash 628.40 628.40 628.40 1121-0000 - Cash - Operating 25,545.89 21,815.72 16,921.59 1130-0000 - Tenant/member accounts receivable 6,990.80 5,265.81 5,614.68 1131-0000 - Accounts receivable - subsidy 86.00 917.00 2,696.00 1240-0000 - Prepaid property and liability insurance 37,673.94 34,249.04 30,824.14 1250-0000 - Prepaid Mortgage Insurance 771.85 661.59 551.33 Total Current Assets 71,696.88 63,537.56 57,236.14 Other Assets 1290-0000 - Misc Prepaid Expenses 162.36 176.11 189.86 1192-0000 - Tenant Sec Dep 8,272.19 8,610.92 8,601.38 1311-0000 - Insurance escrow 5,222.01 9,059.10 12,896.19 1312-0000 - Mortgage Insurance Escrow 830.41 945.11 1,059.81 1320 - Replacement Reserve 22,939.58 24,715.34 26,488.56 Total Other Assets 37,426.55 43,506.58 49,235.80 Fixed Assets 1420-0000 - Building 1,048,224.20 1,048,224.20 1,048,224.20 1420-0001 - Building Improvements 348,174.44 348,174.44 348,174.44 1430-0000 - Land Improvements 327,439.75 327,439.75 327,439.75 1450-0000 - Furniture for project/tenant use 464,270.70 464,270.70 464,270.70 1497-0000 - Site improvements 255,866.77 255,866.77 255,866.77 1499-0000 - Accumulated Depreciation 13,201.56 13,201.56 13,201.56 4120-0000 - Accum depr - buildings (2,234,964.46) (2,234,964.46) (2,234,964.46) 1498-0000 - Current F/A 45,751.48 47,749.23 49,025.73 Total Fixed Assets 267,964.44 269,962.19 271,238.69 Financing Costs 1900-0001 - Deferred Financing Costs 62,658.71 62,658.71 62,658.71 1999-0000 - Accum Amort - Bond Costs (26,983.30) (26,983.30) (26,983.30) Total Financing Costs 35,675.41 35,675.41 35,675.41 Partnership Assets 1701-0000 - Cash - Partnership 176,081.05 176,104.20 176,096.09 Total Partnership Assets 176,081.05 176,104.20 176,096.09 Total Assets 588,844.33 588,785.94 589,482.13 Page 20 of 55  RAVINIA HOUSING Balance Sheet Month Ending Month Ending Month Ending 08/31/25 09/30/25 10/31/25 Actual Actual Liabilities & Equity Current Liabilities 2110-0000 - Accounts payable 8,773.71 16,646.25 4,026.35 2120-0000 - Accrued wages and p/r taxes payable 1,317.53 1,317.53 3,325.71 2130-0000 - Accrued interest - mortgage 1,104.59 1,100.82 1,097.03 2131-0000 - Accrued Interest Bank Loans 1,165.11 1,165.11 1,165.11 2131-0001 - Accrued Interest - 2nd Note 10,498.21 10,498.21 10,498.21 2180-0000 - Misc current liabilities 1,180.21 871.07 1,180.21 Total Current Liabilities 24,039.36 31,598.99 21,292.62 Non-Current Liabilities 2320-0000 - Mortgage Payable (long term) 294,557.68 293,551.93 292,542.41 2190-0000 - Misc Clearing 888.00 725.00 725.00 2191-0000 - Security deposits-residential 7,606.00 7,954.00 7,682.00 2191-0001 - Pet Deposit 300.00 300.00 300.00 2210-0000 - Prepaid Rent 1,226.17 1,000.07 1,000.02 2211-0000 - Prepaid HUD 7,461.00 2,861.00 7,429.00 2320-1000 - Mortgage payable - 2nd note 459,322.72 459,322.72 459,322.72 2390-0000 - Miscellaneous Liability 14,974.14 14,974.14 14,974.14 Total Non-Current Liabilities 786,335.71 780,688.86 783,975.29 Partnership Liabilities 2901-0000 - Partnership Payable 37,428.48 37,428.48 37,428.48 Total Partnership Liabilities 37,428.48 37,428.48 37,428.48 Owner's Equity 3100-0000 - Limited Partners Equity 25,462.78 25,462.78 25,462.78 3209-0000 - Prior Year Retained Earnings (330,965.81) (330,965.81) (330,965.81) 3210-0000 - Retained earnings 39,034.62 46,543.81 44,572.64 Current Month Earnings 7,509.19 (1,971.17) 7,716.13 Total Owner's Equity (258,959.22) (260,930.39) (253,214.26) Total Liability & Owner Equity 588,844.33 588,785.94 589,482.13 Page 21 of 55  RAVINIA HOUSING Actual vs Budget Accrual Operating Statement Month Ending Year To Date Year Ending 10/31/25 10/31/25 12/31/25 Actual Budget Variance Actual Budget Variance Annual Budget GROSS OPERATING INCOME RESIDENTIAL RENTAL INCOME 5120-0000 - Apartment rent 8,812.00 30,238.00 (21,426.00) 65,747.00 300,772.00 (235,025.00) 361,248.00 5121-0000 - Tenant assistant payments 21,307.00 0.00 21,307.00 233,954.00 0.00 233,954.00 0.00 TOTAL RESIDENTIAL RENTAL INCOME 30,119.00 30,238.00 (119.00) 299,701.00 300,772.00 (1,071.00) 361,248.00 VACANCIES & ADJUSTMENTS 5220-0000 - Vacancy loss - apartments (1,741.00) (602.08) (1,138.92) (8,044.00) (6,020.80) (2,023.20) (7,224.96) 5123-0000 - Rent Concession 0.00 0.00 0.00 (140.68) 0.00 (140.68) 0.00 TOTAL VACANCIES & ADJUSTMENTS (1,741.00) (602.08) (1,138.92) (8,184.68) (6,020.80) (2,163.88) (7,224.96) OTHER INCOME 5922-0000 - Late fees 3.00 5.00 (2.00) 43.00 50.00 (7.00) 60.00 5938-0000 - Cleaning Fee/Turnover 272.00 0.00 272.00 272.00 0.00 272.00 0.00 5990-0000 - Misc other income 4,874.32 0.00 4,874.32 5,232.00 0.00 5,232.00 0.00 5410-0000 - Interest Income Project Operations 0.46 0.00 0.46 6.68 0.00 6.68 0.00 5413-0000 - Interest income - escrow 11.87 57.94 (46.07) 254.28 579.40 (325.12) 695.28 TOTAL OTHER INCOME 5,161.65 62.94 5,098.71 5,807.96 629.40 5,178.56 755.28 GROSS OPERATING INCOME 33,539.65 29,698.86 3,840.79 297,324.28 295,380.60 1,943.68 354,778.32 ADVERTISING & RENTING EXPENSE 6211-0000 - Marketing/Promotions/Advertising 0.00 0.00 0.00 106.93 368.00 261.07 418.00 6253-0000 - Credit Report Fees 122.00 16.67 (105.33) 493.00 166.70 (326.30) 200.04 TOTAL ADVERTISING & RENTING EXPENSE 122.00 16.67 (105.33) 599.93 534.70 (65.23) 618.04 ADMINISTRATIVE EXPENSE 6311-0000 - Office supplies 312.77 150.00 (162.77) 1,592.67 1,500.00 (92.67) 1,800.00 6316-0000 - Office Equipment 99.88 80.00 (19.88) 995.12 800.00 (195.12) 960.00 6320-0000 - Management fee 1,241.00 827.50 (413.50) 11,123.73 8,275.00 (2,848.73) 9,930.00 6340-0000 - Legal Expense - Project 0.00 0.00 0.00 2,417.34 750.00 (1,667.34) 750.00 6350-0000 - Audit Expense 0.00 0.00 0.00 14,650.00 15,600.00 950.00 15,600.00 6360-0000 - Telephone/Internet/Cable/Cellphones 501.98 500.00 (1.98) 4,819.94 5,000.00 180.06 6,000.00 6360-0001 - Answering Service/ Pagers 17.24 0.00 (17.24) 186.36 0.00 (186.36) 0.00 6365-0000 - Training & Education Expense 0.00 0.00 0.00 213.74 950.00 736.26 950.00 6370-0000 - Bad debts 576.00 0.00 (576.00) 7,745.88 5,000.00 (2,745.88) 5,000.00 6371-0000 - Fees Dues & Contributions 0.00 0.00 0.00 (792.20) 510.00 1,302.20 510.00 6380-0000 - Consulting/study costs 1,060.00 0.00 (1,060.00) 5,360.80 3,000.00 (2,360.80) 3,000.00 6390-0000 - Misc administrative expenses (197.74) 100.00 297.74 4,821.54 1,000.00 (3,821.54) 1,200.00 6391-0000 - Property Management Software Fees 140.49 136.00 (4.49) 1,572.39 1,350.00 (222.39) 1,622.00 6392-0000 - Computer Supplies/Data Processing 35.43 35.00 (0.43) 364.31 350.00 (14.31) 420.00 6395-0000 - Tenant Retention 0.00 0.00 0.00 90.26 0.00 (90.26) 0.00 6431-0000 - Travel & Expense Reimbursement 0.00 100.00 100.00 161.36 400.00 238.64 400.00 6851-0000 - Bank Service Fees 85.00 85.00 0.00 895.29 850.00 (45.29) 1,020.00 6860-0000 - Security Deposit Interest 0.01 2.00 1.99 0.33 20.00 19.67 24.00 TOTAL ADMINISTRATIVE EXPENSE 3,872.06 2,015.50 (1,856.56) 56,218.86 45,355.00 (10,863.86) 49,186.00 PAYROLL & RELATED COSTS 6310-0000 - Office salaries 2,739.28 2,684.00 (55.28) 20,095.29 19,680.00 (415.29) 23,258.00 Page 22 of 55  RAVINIA HOUSING Actual vs Budget Accrual Operating Statement Month Ending Year To Date Year Ending 10/31/25 10/31/25 12/31/25 Actual Budget Variance Actual Budget Variance Annual Budget 6310-1000 - Commissions - Employee/Broker Referrals 5.00 0.00 (5.00) 5.00 0.00 (5.00) 0.00 6491-0000 - Temp Maintenance Contractor 0.00 0.00 0.00 2,463.90 0.00 (2,463.90) 0.00 6510-0000 - Janitor and cleaning payroll 1,112.57 1,061.00 (51.57) 8,232.77 7,778.00 (454.77) 9,192.00 6540-0000 - Repairs payroll 1,390.44 1,372.00 (18.44) 7,857.26 10,056.00 2,198.74 11,884.00 6900-0000 - Social Service Coordinator 60.00 0.00 (60.00) 65.40 0.00 (65.40) 0.00 6715-0000 - Payroll Taxes 391.18 392.00 0.82 3,190.29 3,354.00 163.71 3,885.00 6722-0000 - Workers compensation 71.25 150.00 78.75 882.46 1,500.00 617.54 1,800.00 6723-0000 - Employee Health Ins/Other Benefits 344.10 212.00 (132.10) 1,888.35 1,927.00 38.65 2,311.00 6724-0000 - Union Benefits 668.00 585.00 (83.00) 7,325.49 5,850.00 (1,475.49) 7,020.00 6726-0001 - Contingency 0.00 0.00 0.00 900.00 900.00 0.00 1,020.00 TOTAL PAYROLL & RELATED COSTS 6,781.82 6,456.00 (325.82) 52,906.21 51,045.00 (1,861.21) 60,370.00 OPERATING EXPENSES 6515-0000 - Janitors and cleaning supplies 78.41 33.33 (45.08) 153.19 333.30 180.11 399.96 6518-0000 - Uniforms 0.00 0.00 0.00 0.00 500.00 500.00 500.00 6519-0000 - Exterminating Contract 0.00 0.00 0.00 0.00 500.00 500.00 500.00 6520-0000 - Miscellaneous Repair Contractors 177.56 416.67 239.11 7,026.32 4,166.70 (2,859.62) 5,000.04 6525-0000 - Rubbish removal 951.77 637.50 (314.27) 7,644.57 6,375.00 (1,269.57) 7,650.00 TOTAL OPERATING EXPENSES 1,207.74 1,087.50 (120.24) 14,824.08 11,875.00 (2,949.08) 14,050.00 UTILITIES 6450-0000 - Electricity (183.12) 245.00 428.12 2,038.12 2,450.00 411.88 2,940.00 6451-0000 - Water & Sewer 874.47 500.00 (374.47) 7,431.53 2,000.00 (5,431.53) 2,000.00 6452-0000 - Gas 48.36 33.33 (15.03) 210.58 333.30 122.72 399.96 TOTAL UTILITIES 739.71 778.33 38.62 9,680.23 4,783.30 (4,896.93) 5,339.96 MAINTENANCE EXPENSES 6530-0200 - Security Services 370.96 346.00 (24.96) 1,452.88 1,884.00 431.12 1,884.00 6536-0000 - Ground supplies & Equipment Repairs 0.00 0.00 0.00 67.30 300.00 232.70 300.00 6537-0000 - Grounds Contractor (Landscaper) 1,518.25 1,600.00 81.75 9,098.10 10,000.00 901.90 12,000.00 6541-0000 - Repair & Maintenance Supplies 1,259.27 833.33 (425.94) 4,520.65 8,333.30 3,812.65 9,999.96 6546-0000 - Heating/Cooling/Boiler Contract Repair & Sup- 1,067.11 2,075.00 1,007.89 3,659.00 2,475.00 (1,184.00) 2,475.00 plies 6548-0000 - Snow removal 0.00 6,988.00 6,988.00 13,975.00 13,976.00 1.00 27,952.00 6560-0000 - Decorating (Tenant Pntg-Cycle/Turnover by 3,724.80 0.00 (3,724.80) 11,124.80 3,000.00 (8,124.80) 3,000.00 Contractor) 6582-0000 - Fire Protection & Fire Equipment 0.00 0.00 0.00 1,887.00 7,000.00 5,113.00 8,000.00 6595-0000 - Plumbing Repairs 519.50 0.00 (519.50) 10,833.02 3,000.00 (7,833.02) 4,000.00 6598-0000 - Roof Repairs 0.00 2,500.00 2,500.00 644.00 4,000.00 3,356.00 4,000.00 TOTAL MAINTENANCE EXPENSES 8,459.89 14,342.33 5,882.44 57,261.75 53,968.30 (3,293.45) 73,610.96 TAXES AND INSURANCE 6720-0000 - Property and liability insurance 3,424.90 4,833.59 1,408.69 41,478.91 43,292.46 1,813.55 52,959.64 TOTAL TAXES AND INSURANCE 3,424.90 4,833.59 1,408.69 41,478.91 43,292.46 1,813.55 52,959.64 TOTAL OPERATING EXPENSES 24,608.12 29,529.92 4,921.80 232,969.97 210,853.76 (22,116.21) 256,134.60 NET OPERATING INCOME (LOSS) 8,931.53 168.94 8,762.59 64,354.31 84,526.84 (20,172.53) 98,643.72 FINANCIAL EXPENSES 6820-0000 - Mortgage interest 1,097.03 1,097.03 0.00 11,139.01 11,139.01 0.00 13,321.66 Page 23 of 55  RAVINIA HOUSING Actual vs Budget Accrual Operating Statement Month Ending Year To Date Year Ending 10/31/25 10/31/25 12/31/25 Actual Budget Variance Actual Budget Variance Annual Budget 6850-0000 - Mortgage Service Fee 110.26 120.00 9.74 1,115.87 1,200.00 84.13 1,440.00 TOTAL FINANCIAL EXPENSES 1,207.29 1,217.03 9.74 12,254.88 12,339.01 84.13 14,761.66 NET OPER INC/(LOSS) BEFORE CAP. EXP. 7,724.24 (1,048.09) 8,772.33 52,099.43 72,187.83 (20,088.40) 83,882.06 Partnership Income 8005-0000 - Mortgagor Entity Income 16.89 0.00 16.89 214.34 0.00 214.34 0.00 8010-0000 - Other Entity Expense (25.00) 0.00 (25.00) (25.00) 0.00 (25.00) 0.00 Total Partnership Activity (8.11) 0.00 (8.11) 189.34 0.00 189.34 0.00 NET INCOME (LOSS) 7,716.13 (1,048.09) 8,764.22 52,288.77 72,187.83 (19,899.06) 83,882.06 Cash Flow - Financing Activities 7104-0000 - Replacement Reserve 1,761.35 1,663.00 (98.35) 17,515.37 16,630.00 (885.37) 19,956.00 7108-0000 - Mortgage Payable (long term) 1,009.52 1,009.52 0.00 9,927.16 9,927.16 0.00 11,957.58 Total Cash Flow - Financing Activities 2,770.87 2,672.52 (98.35) 27,442.53 26,557.16 (885.37) 31,913.58 CAPITAL EXPENDITURES & ESCROWS 7105-0000 - Replacement Reserve Reimbursement 0.00 0.00 0.00 (56,186.56) 0.00 56,186.56 0.00 6991-0000 - Capital expenditures 0.00 0.00 0.00 32,346.14 6,900.00 (25,446.14) 6,900.00 6991-0005 - Bath - Rehab 0.00 0.00 0.00 5,800.00 0.00 (5,800.00) 0.00 6991-0006 - Kitchen - Rehab 0.00 0.00 0.00 0.00 6,000.00 6,000.00 6,000.00 6991-0016 - Concrete Repairs 0.00 0.00 0.00 0.00 6,000.00 6,000.00 6,000.00 6991-0022 - Lighting 0.00 0.00 0.00 0.00 4,000.00 4,000.00 4,000.00 6993-0001 - Appliances 0.00 0.00 0.00 1,465.00 4,000.00 2,535.00 4,000.00 6993-0002 - Water Heaters 0.00 0.00 0.00 2,539.09 2,400.00 (139.09) 2,400.00 6994-0000 - Carpet & tile 1,276.50 0.00 (1,276.50) 6,875.50 15,000.00 8,124.50 15,000.00 TOTAL CAPITAL EXPENDITURES & ESCROWS 1,276.50 0.00 (1,276.50) (7,160.83) 44,300.00 51,460.83 44,300.00 GAIN/(LOSS) AFTER CAPITAL EXP. & ESCROWS 3,668.76 (3,720.61) 7,389.37 32,007.07 1,330.67 30,676.40 7,668.48 Debt Service Coverage Ratio 2.31 0.04 2.27 1.67 2.24 (0.57) 2.18 Page 24 of 55  Sunset Woods Housing 12 Balance Sheet October 31, 2025 ASSETS Current Assets Assn FBHP Checking $ 10,377.00 FBHP General Checking 28,612.52 FBHP Security Dep. Savings 10,952.87 Assn FBHP Savings 109,626.00 FBHP Savings 9,507.31 Tax Reserve (16.18) Accounts Receivable (3,420.50) Subsidy Accounts Receivable (59.00) Total Current Assets 165,580.02 Property and Equipment Building 1,552,988.40 Building Improvements 20,532.96 Appliances 422.64 Accum Dep Furn & Fixtures (399.37) Accum Dep Equipment (403.85) Accum Dep Building (869,413.47) Debt issuance costs - accum am (2,582.00) Total Property and Equipment 701,145.31 Other Assets Total Other Assets 0.00 Total Assets $ 866,725.33 LIABILITIES AND CAPITAL Current Liabilities Security Deposits $ 10,051.00 Total Current Liabilities 10,051.00 Long-Term Liabilities Notes Payable, Lake Co 116,760.18 Notes Payable, FBHP (36,588.74) Current Portion of FBHP Mortga 359,388.00 Current Portion of IHDA Mortga 1,200.00 Debt issuance costs (4,842.00) Notes Payable, IHDA 205,862.60 Total Long-Term Liabilities 641,780.04 Total Liabilities 651,831.04 Capital Beginning Balance Equity (85,000.00) Equity-Retained Earnings 284,892.72 Net Income 15,001.57 Total Capital 214,894.29 Total Liabilities & Capital $ 866,725.33 11/26/2025 at 3:15 PM Unaudited - For Management Purposes Only Page 25 of 55  Sunset Woods Housing 12 Income Statement Compared with Budget For the Ten Months Ending October 31, 2025 Current Month Current Month Current Month Year to Date Year to Date Year to Date Yearly Budget Actual Budget Variance Actual Budget Variance Revenues Rents $ 8,546.00 $ 7,918.00 628.00 $ 83,433.50 $ 79,180.00 4,253.50 95,016.00 Subsidy Income 1,664.00 1,879.00 (215.00) 17,557.00 18,790.00 (1,233.00) 22,548.00 Late & NSF Fees 0.00 0.00 0.00 20.00 0.00 20.00 0.00 Interest Income 0.00 0.00 0.00 45.87 0.00 45.87 0.00 Vacancy 0.00 (490.00) 490.00 (1,137.00) (4,900.00) 3,763.00 (5,878.00) Total Revenues 10,210.00 9,307.00 903.00 99,919.37 93,070.00 6,849.37 111,686.00 Cost of Sales Total Cost of Sales 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Gross Profit 10,210.00 9,307.00 903.00 99,919.37 93,070.00 6,849.37 111,686.00 Expenses Office Supplies 59.69 25.00 34.69 211.97 250.00 (38.03) 300.00 Management Fee 576.03 605.00 (28.97) 5,869.78 6,050.00 (180.22) 7,260.00 Audit Expense 0.00 667.00 (667.00) 11,563.00 6,670.00 4,893.00 8,000.00 Exterminating 0.00 75.00 (75.00) 0.00 750.00 (750.00) 900.00 Credit Ck Fees 0.00 4.00 (4.00) 15.00 40.00 (25.00) 50.00 Government Fees 0.00 96.00 (96.00) 0.00 960.00 (960.00) 1,150.00 Software/Data Processing 42.34 32.00 10.34 411.28 320.00 91.28 380.00 Heating & Air 0.00 42.00 (42.00) 672.35 420.00 252.35 500.00 Electrical & Plumbing Maint 0.00 42.00 (42.00) 245.00 420.00 (175.00) 500.00 Painting & Decorating 0.00 108.00 (108.00) 0.00 1,080.00 (1,080.00) 1,300.00 Appliance Repairs/Replace 0.00 83.00 (83.00) 1,621.57 830.00 791.57 1,000.00 Supplies Assn 0.00 0.00 0.00 16.50 0.00 16.50 0.00 Supplies 19.65 125.00 (105.35) 1,014.33 1,250.00 (235.67) 1,500.00 Carpet 0.00 83.00 (83.00) 0.00 830.00 (830.00) 1,000.00 Maintenance 0.00 167.00 (167.00) 250.00 1,670.00 (1,420.00) 2,000.00 Insurance - D+O 0.00 0.00 0.00 4,487.21 0.00 4,487.21 0.00 Electricity 0.00 0.00 0.00 63.26 0.00 63.26 0.00 Condo Assessment Rental Units 0.00 3,356.00 (3,356.00) 36,121.32 33,560.00 2,561.32 40,268.00 Cable TV 0.00 800.00 (800.00) 7,460.64 8,000.00 (539.36) 9,600.00 Real Estate tax expense 0.00 3.00 (3.00) 55.44 30.00 25.44 37.00 Loan Interest 1,581.66 2,349.00 (767.34) 14,819.15 23,490.00 (8,670.85) 28,188.00 Bank Service Charges 0.00 0.00 0.00 20.00 0.00 20.00 0.00 Bldg Insurance 0.00 250.00 (250.00) 0.00 2,500.00 (2,500.00) 3,000.00 Total Expenses 2,279.37 8,912.00 (6,632.63) 84,917.80 89,120.00 (4,202.20) 106,933.00 Net Income $ 7,930.63 $ 395.00 7,535.63 $ 15,001.57 $ 3,950.00 11,051.57 4,753.00 11/26/2025 at 3:15 PM For Management Purposes Only Page: 2 Page 26 of 55  Sunset Woods Housing 12 Account Register For the Period From Oct 1, 2025 to Oct 31, 2025 1103M13 - FBHP General Checking Filter Criteria includes: Report order is by Date Trans No Type Trans Desc Deposit Amt Withdrawal Amt Balance Beginning Balance 20,718.73 10/1/25 HAPPD2510 Other HAPPD 1,664.00 22,382.73 10/1/25 RP2510 Other RP2510 235.00 22,617.73 10/1/25 ihda2510 Other ihda/auto pymt 100.00 22,517.73 10/2/25 RP2510 Other RP2510 950.00 23,467.73 10/7/25 RP2510 Other RP2510 680.00 24,147.73 10/7/25 Sunset 10.7.25 Other Sunset 10.7.25 4,923.00 29,070.73 10/9/25 2259 Withdrawal Housing Opportunity Dev. Corp. 655.37 28,415.36 10/17/25 Onesite2510 Other Onesite 42.34 28,373.02 10/17/25 Sunset 10.17.25 Other Sunset 10.17.25 333.00 28,706.02 10/26/25 loan20 Other FBHP/auto pymt 2,454.00 26,252.02 10/30/25 RP2510 Other RP2510 910.50 27,162.52 10/30/25 Sunset 10.30.25 Other Sunset 10.30.25 1,450.00 28,612.52 Total 11,145.50 3,251.71 11/26/2025 at 3:15 PM Page: 3 Page 27 of 55 Page 28 of 55 Page 29 of 55  SWA 2 Rental Balance Sheet October 31, 2025 ASSETS Current Assets FBHP Checking $ 109,623.65 FBHP Security Dep Savings 2,278.91 Prepaid Insurance 1,080.00 Accounts Receivable (1,100.00) Total Current Assets 111,882.56 Property and Equipment Furniture and Fixtures 3,041.60 Building Unit 231 135,000.32 Building Unit 319 134,999.62 Accum Dep Building (83,685.86) Total Property and Equipment 189,355.68 Other Assets Total Other Assets 0.00 Total Assets $ 301,238.24 LIABILITIES AND CAPITAL Current Liabilities Security Deposits $ 2,233.00 Total Current Liabilities 2,233.00 Long-Term Liabilities Total Long-Term Liabilities 0.00 Total Liabilities 2,233.00 Capital Beginning Balance Equity 246,832.40 Equity-Retained Earnings 45,632.88 Net Income 6,539.96 Total Capital 299,005.24 Total Liabilities & Capital $ 301,238.24 11/26/2025 at 3:20 PM Unaudited - For Management Purposes Only Page 30 of 55  SWA 2 Rental Income Statement Compared with Budget For the Ten Months Ending October 31, 2025 Current Month Current Month Current Month Year to Date Year to Date Year to Date Annual Budget Actual Budget Variance Actual Budget Variance Revenues Rents $ 2,300.00 $ 2,300.00 0.00 $ 23,000.00 $ 23,000.00 0.00 27,600.00 Interest Income 0.68 0.00 0.68 6.64 0.00 6.64 0.00 Vacancy 0.00 (115.00) 115.00 0.00 (1,150.00) 1,150.00 (1,380.00) Total Revenues 2,300.68 2,185.00 115.68 23,006.64 21,850.00 1,156.64 26,220.00 Cost of Sales Total Cost of Sales 0.00 0.00 0.00 0.00 0.00 0.00 0.00 Gross Profit 2,300.68 2,185.00 115.68 23,006.64 21,850.00 1,156.64 26,220.00 Expenses Office Supplies 0.00 25.00 (25.00) 0.00 250.00 (250.00) 300.00 Management Fee 78.00 142.00 (64.00) 1,276.08 1,420.00 (143.92) 1,704.00 Audit Expense 0.00 125.00 (125.00) 1,927.00 1,250.00 677.00 1,500.00 Credit Ck Fees 0.00 5.00 (5.00) 0.00 50.00 (50.00) 0.00 Software/Data Processing 7.06 0.00 7.06 68.56 0.00 68.56 65.00 Heating & Air 0.00 0.00 0.00 1,281.00 0.00 1,281.00 0.00 Electrical & Plumbing Maint 0.00 0.00 0.00 395.00 0.00 395.00 0.00 Painting & Decorating 0.00 125.00 (125.00) 0.00 1,250.00 (1,250.00) 1,500.00 Appliance Repairs/replace 0.00 25.00 (25.00) 811.58 250.00 561.58 300.00 Supplies 0.00 8.00 (8.00) 0.00 80.00 (80.00) 100.00 Maintenance 0.00 42.00 (42.00) 0.00 420.00 (420.00) 500.00 Insurance - D+O 0.00 0.00 0.00 642.00 0.00 642.00 0.00 Condo Asst Rental Units 0.00 819.00 (819.00) 8,815.86 8,190.00 625.86 9,828.00 Cable TV 0.00 133.00 (133.00) 1,243.44 1,330.00 (86.56) 1,600.00 Real Estate tax expense 0.00 0.00 0.00 6.16 0.00 6.16 0.00 Bldg Insurance 0.00 42.00 (42.00) 0.00 420.00 (420.00) 500.00 Total Expenses 85.06 1,491.00 (1,405.94) 16,466.68 14,910.00 1,556.68 17,897.00 Net Income $ 2,215.62 $ 694.00 1,521.62 $ 6,539.96 $ 6,940.00 (400.04) 8,323.00 11/26/2025 at 3:20 PM For Management Purposes Only Page: 2 Page 31 of 55  SWA 2 Rental Account Register For the Period From Oct 1, 2025 to Oct 31, 2025 1103M14 - FBHP Checking Filter Criteria includes: Report order is by Date. Date Trans No Type Trans Desc Deposit Amt Withdrawal Amt Balance Beginning Balance 106,308.71 10/7/25 SWA 10.7.25 Other SWA 10.7.25 1,100.00 107,408.71 10/8/25 RP2510 Other RP2510 1,200.00 108,608.71 10/9/25 1480 Withdrawal Housing Opportunity Developmen 78.00 108,530.71 10/17/25 Onesite2410 Other Onesite Fees 7.06 108,523.65 10/17/25 SWA 10.17.25 Other SWA 10.17.25 1,100.00 109,623.65 Total 3,400.00 85.06 11/26/2025 at 3:20 PM Page: 3 Page 32 of 55 Housing Opportunity Development Corporation - Sunset Woods Rental RENT ROLL DETAIL 11/04/2025 02:02 PM As of Date: 10/31/2025 Parameters: Properties: - all subproperties-; Show All Unit Designations or Resh ID Bldg/Unit Name Market + Addl. Balance Lease Rent RENT Total Billing 8 1-231 - (1,100.00) 1,100.00 1,100.00 1,100.00 10 1-319 - - 1,200.00 1,200.00 1,200.00 Totals: - (1,100.00) 2,300.00 2,300.00 2,300.00 Page 33 of 55 HOUSING TRUST FUND Schedule of Changes in Fund Balance Actual Through Estimated Total3 September Oct - Dec 2025 2025 2025 Budget Beginning Fund Balance (Audited) 1,968,422 2,148,986 2,148,986 Demolition Tax 108,856 (8,856) 100,000 Demolition Permits 7,500 4,500 12,000 Reimbursements and Grants - - Interest Revenue 62,537 28,863 91,400 4 Contributions/Donations/Transfers - - - 1 Payment in lieu of Affordable Housing 222,480 (222,480) - Proceeds of Ceding Volume Cap - - Total Revenue 401,373 (197,973) 203,400 2 Contractual Services (Obligations) 193,546 874,189 1,067,735 Employment Expenses 8,237 4,179 12,416 Salaries 19,025 18,631 37,656 Personnel Expenditures 27,262 22,810 50,072 Total Expenditures 220,809 896,998 1,117,807 Ending Fund Balance 2,148,986 1,054,015 1,234,579 Fund Balance at 150% target 1,676,711 1,676,711 Fund Balance less Obligations and Target (622,696) (442,131) Notes: 1. Anticipated Revenue: 2025 Payment in lieu 664,080 2025 Demolition Tax 130,000 2025 Demolition Permits 15,000 Total 809,080 2. Obligations: Scattered Site Grant Budgeted for 2025 463,550 Operating Grant Budgeted for 2025 94,185 Temporary Housing Assistance 10,000 Total 567,735 3. Adopted Budget Page 34 of 55  Housing Trust Fund Balance Sheet and Schedule of Revenues, Expenditures, and Changes in Fund Balance Per City General Ledger Adopted Estimated Actual Annual Oct - Dec Sep YTD 2025 2025 2025 2024 2023 2022 2021 2020 2019 2018 2017 2016 2015 2014 2013 2012 2011 2010 2009 2008 2007 2006 2005 2004 2003 Balance Sheet Cash & Investments 1,234,579 1,054,015 2,148,986 1,968,422 1,908,458 1,634,854 2,386,240 1,522,923 1,329,104 709,596 555,762 634,659 808,800 866,008 834,576 1,001,264 1,091,569 1,254,767 1,282,048 1,517,934 1,873,748 245,714 1,148,435 704,498 229,405 Accounts Receivable 250,000 (10,500) Due from Other Funds 1,700,000 Other Assets (169) 378 539 Total Assets 1,234,579 1,054,015 2,148,986 1,968,422 1,908,458 1,634,854 2,386,240 1,522,923 1,329,104 709,596 555,762 884,659 808,800 866,008 834,576 1,001,264 1,091,569 1,254,767 1,281,879 1,517,934 1,863,625 1,946,254 1,148,435 704,498 229,405 Accounts Payable 67,500 1,000 Accrued Salaries Payable 1,011 1,009 627 789 720 175 308 233 395 596 218 Refundable Deposits 61,000 Total Liabilities - - - - - - 67,500 1,011 - 1,009 61,627 789 720 175 308 233 - 1,395 596 218 - - - Fund Balance Actual 1,234,579 1,054,015 2,148,986 1,968,422 1,908,458 1,634,854 2,386,240 1,522,923 1,261,604 708,584 555,762 883,651 747,173 865,220 833,856 1,001,088 1,091,261 1,254,534 1,281,879 1,516,540 1,863,029 1,946,036 1,148,435 704,498 229,405 Fund Balance Reported1 N/A N/A N/A TRUE 1,908,458 1,634,854 2,445,490 1,522,923 1,262,614 709,595 556,762 884,658 808,800 866,008 833,856 1,001,088 1,091,261 1,254,535 1,281,879 1,516,539 1,863,030 1,946,036 1,148,435 704,498 229,405 3 Actual Over/(Under) Rptd N/A N/A N/A - - (59,250) - (1,010) (1,011) (1,000) (1,007) (61,627) (788) 0 0 (0) (1) (0) 1 (1) (0) 0 0 - Changes in Fund Balance 4 Revenues 203,400 (197,973) 401,373 324,094 471,340 644,681 1,179,417 485,162 749,266 260,096 240,152 458,750 453,650 365,518 170,586 129,890 60,828 107,181 265,857 584,267 1,557,629 942,598 798,678 645,094 229,405 5 Expenditures 1,117,807 896,998 220,809 307,256 197,735 1,396,067 316,100 223,842 196,246 107,273 568,041 322,273 571,697 334,155 337,818 220,063 224,101 134,526 500,518 930,757 1,640,635 144,997 354,742 170,000 Change in Fund Balance (914,407) (1,094,972) 180,565 16,838 273,605 (751,386) 863,317 261,319 553,019 152,822 (327,889) 136,478 (118,047) 31,363 (167,232) (90,172) (163,273) (27,344) (234,661) (346,489) (83,007) 797,600 443,937 475,094 229,405 Beginning Fund Balance (Audited) 2,148,986 2,148,986 1,968,422 1,951,583 1,634,854 2,386,240 1,522,923 1,261,604 708,584 555,762 883,651 747,173 865,220 833,856 1,001,088 1,091,261 1,254,534 1,281,879 1,516,540 1,863,029 1,946,036 1,148,435 704,498 229,405 - Ending Fund Balance 1,234,579 1,054,015 2,148,986 1,968,422 1,908,458 1,634,854 2,386,240 1,522,923 1,261,604 708,584 555,762 883,651 747,173 865,220 833,856 1,001,088 1,091,261 1,254,534 1,281,879 1,516,540 1,863,029 1,946,036 1,148,435 704,498 229,405 Due to Others2 per City Accounts - - - - - - 229,405 229,405 229,405 229,405 229,405 229,405 229,405 229,405 229,405 229,405 229,405 229,405 229,405 229,405 229,405 229,405 229,405 Fund Balance per City Accounts 1,234,579 1,054,015 2,148,986 1,968,422 1,908,458 1,634,854 2,386,240 1,522,923 1,032,199 479,180 326,357 654,246 517,768 635,815 604,452 771,684 861,856 1,025,130 1,052,474 1,287,135 1,633,624 1,716,631 919,031 475,094 - Fund Balance Actual 1,234,579 1,054,015 2,148,986 1,968,422 1,908,458 1,634,854 2,386,240 1,522,923 1,261,604 708,584 555,762 883,651 747,173 865,220 833,856 1,001,088 1,091,261 1,254,534 1,281,879 1,516,540 1,863,029 1,946,036 1,148,435 704,498 229,405 Notes: 1. Reported to the Housing Commission. 2. Equals the 2003 Fund Balance which was incorrectly recorded in 2003 to the account Due to Others. Since there were no expenditures in 2003, it is equal to 100% of 2003 Demolition Tax Revenue recorded to HTF in 2003. 3. Reporting errors. 4. Anticipated Revenue: 2025 Payment in lieu 664,080 2025 Demolition Tax 130,000 2025 Demolition Permits 15,000 Total 809,080 5. Obligations: Scattered Site Grant Budgeted for 2025 463,550 Operating Grant Budgeted for 2025 94,185 Temporary Housing Assistance 10,000 Total 567,735 K:\_Finance Director\HTF, Peers, Sunset Woods, Ravinia, 1974 Green Bay\Housing Trust Fund\Housing Trust Fund - Fund Balance 2003 - 2025 Page 35 of 55  Memorandum Date: December 3, 2025 To: Housing Commission From: Zubin Coleman, Senior Planner Subject: Peers House Rule Change to Non-Smoking Policy on Property Background Irina Leykin of Evergreen Real Estate Services reached out to Staff requesting that the Housing Commission consider a change in the Peers’ House Rules changing Peers to a non- smoking property. Currently, Residents are allowed to smoke inside their units. No smoking is allowed in the common areas or within 15 feet of the main entrances of the building. Proposed House Rule Change ERES Management has received multiple requests from current residents to convert Peers into a non-smoking property due to health concerns associated with second-hand smoke. To implement this change, ERES will revise the existing House Rules (see Attachment 1) to include a non-smoking policy and issue a 60–90 day notice prior to the effective date, requiring residents to sign the updated House Rules acknowledging the policy. ERES Management will inform the Housing Commission with ramifications as a result of any House Rule change. Past Consideration In 2019, Staff bought a similar non-smoking proposal to the Housing Commission for consideration. The memo (see Attachment 2), highlighted HUD’s no-smoking policy that applies to all federally-funded affordable housing properties. Peers, in addition to Ravinia and Sunset Woods, are not federally-funded properties so a Smoke-Free policy is not required. HUD’s Smoke-Free policy prohibits lit tobacco products in all living units, indoor common areas, administrative offices and all outdoor areas within 25 feet of the housing building. Further, at the March 2019 meeting, the Commission considered potential issues with enforcing a no-smoking policy. Given the privacy of the resident’s units, finding evidence of smoking would require a more thorough level of management attention and enforcement. The Commission was concerned with maintaining this level of enforcement. The 2019 memo also cited past experience that ERES had with implementing No-Smoking policies at other ERES-managed housing properties. At the time, ERES agreed that enforcement issues persisted at the properties where the rule change took place. 1 Page 36 of 55  Memorandum However, ERES cited their no-smoking policy at other housing properties as a success. By incorporating the policy change, it inevitably reduced the number of resident smokers who moved into their buildings and came to the conclusion that while some issues may occur at the onset of the policy change, those issues could be offset over time when taking new residents into account. At that 2019 March HC meeting, the Commission ultimately did not cite the proposed house rule change as necessary and voted not to establish Peers as an entire non-smoking property. The No-Smoking house rule change has not been bought to Housing Commission for consideration since 2019. Recommendation Staff recommend that the Commission consider a No-Smoking policy change to the House Rules at the Frank B. Peers property. Any change to the house rules requires Housing Commission consideration and approval. ERES has not provided a draft of the rule change. If the Commission would like to see how the rule change is drafted before voting, then this item could be continued to the January meeting for consideration. 2 Page 37 of 55  Frank Peers House Rules Updated 5/1/2014 1. Alcohol 2. Annual or Other Certifications 3. ApartmentAbandonment 4. Attire/Clothing 5. Barred Guests 6. Bedbug Pest Infestation 7. Behavior 8. Businesses 9. Change in Income of Family Composition 10. Common Areas/Passageways 11. Crime Free/Drug Free 12. Damages 13. Decorating 14. Disturbances 15. Flammable Items/Hazardous Materials/Safety 16. Garbage Refuse 17. Grilling 18. Keys/Locks 19. Mail Delivery 20. Maintenance 21. Minor Household Members or Visitors 22. Mold 23. Occupancy 24. Outdoor Parties 25. Oxygen Use 26. Parking 27. Pets 28. Plumbing 29. Security 30. Smoke Detectors and Carbon Monoxide Detectors 31. Smoking 32. Soliciting 33. Utilities 34. Vandalism 35. Visitors-Visitor Policy 36. VAWA Page 38 of 55 Frank Peers House Rules Updated 5/1/2014 These rules are for the benefit of all residents and are a part of the lease. It is your responsibility to read and understand both the lease and the House Rules. If there is any part of the Lease or House Rules that you do not understand, please contact the Management Office. House Rules may be revised at any time by Management, and residents will be given 30-days notice of any changes. You are responsible for informing your household members and any visitors of these rules. You are responsible for your visitor’s behavior. The Resident Household will be responsible for any Lease and House Rules violations made by your family members and any of your guests. Violations of these rules may cause termination of your lease. The rent collection policy is posted in the site office and in the property handbook. 1. Alcohol Open alcoholic beverages are not permitted in any common areas, on the grounds and or in the parking lot. Residents are required to follow all applicable laws related to serving alcohol in their apartments. Violations of these laws will be considered a material non-compliance violation of the lease. 2. Annual or other Certifications Households are required to recertify at least annually. Households reporting zero income must come to the office every 120 days and complete the Zero Income Affidavit. You are required to report any changes in income of $200 per month or more and changes in household size to the Management Office within 10 calendar days of your receipt of the information. FRAUD: Providing false information or not reporting all of your income may be considered fraud and a violation of the law. If Management determines that a Resident acted fraudulently, termination of tenancy may occur. Fraud is handled as both a civil violation and as a criminal violation. Sexual predator checks and criminal background checks are conducted on all residents age 18 and over during the recertification process. Lease terminations will occur for all households that have had criminal activity within the last 12 months. Regulations require that Management verify personal and income information at various times through EIV (Enterprise Income Verification). This information will assist in matching what a resident has reported as income with the income that is on file with state and federal agencies. If there are discrepancies Management is required to contact the resident and resolve the discrepancies. Residents are required to cooperate with this process or the rent may be increased to market rent until the discrepancy is resolved. Within 10 days of any resident reaching his/her 18th birthday, the resident must come to the office to sign the Notice for Release of Information forms, the Lease and other required paperwork. EIV reports will be run for that resident. 3. Apartment Abandonment .The apartment must be your sole and only residence. If the resident family is absent from the unit for more than 120 days unless for a verified medical reason, the unit will be considered Page 1 of 9 Resident Initials: ___________ Page 39 of 55 Frank Peers House Rules Updated 5/1/2014 abandoned, and the lease will be terminated. If any member of the household is out of the unit for more than 150 days in one year for a non-medical reason, the resident will be removed from the lease. (This does not apply to dependent students living in a dorm) 4. Attire/Clothing Applicants and residents must be appropriately attired in all common areas and when visiting the Management Office. Appropriate attire includes shoes, shirts and appropriate pants or skirts. Attire with gang symbols is not permitted on the property or in any common area. Unacceptable attire in common areas includes: pajamas, robes, bathing suits and clothing that allows displays of underwear or open sores or wounds. 5. Barred Guests Residents are required to inform their guests of the rules and regulations. Guests violating house rules or the resident’s lease will be “barred” from the property. A “Barred” list will be posted in the Management Office. The “barred” person who comes onto the property may be arrested for criminal trespassing. If the resident is seen in the company of a barred” person on the property, or permits a “barred” person onto the property, this is grounds for termination of the lease. Any resident who has been evicted, or was in the process of eviction and moved from the property, is “barred” from returning to the property. 6. Bedbugs, pest infestation: Residents must immediately report to the Management Office any sighting of bedbugs or any other bugs (roaches, water-bugs, fleas and lice) and vermin in your unit, or when you visit another unit. (If the office is closed, the report must be made as soon as the office is open.) If you are uncertain as to whether you have bed bugs or other pests, let the Management Office know immediately so that a maintenance person or a licensed exterminator perform a thorough inspection. New residents must sign the Pest-Free Certification, attached to these House Rules upon move- in. Residents must follow the written procedures for disposal of items that have become infested. A copy of those procedures may be requested from the Management Office. If procedures are not followed, residents may be billed for costs that are incurred as a result. Treatment of an infested unit is not voluntary. Refusal to cooperate with treatment, as approved by Management, will result in a lease violation. 7. Behavior Verbal or physical intimidation, bullying, racial, ethnic or religious slurs of any kind, verbal or physical harassment or threats to residents, residents’ guests, site staff, or contracted vendors, or any activity or behavior that is disruptive to the security or quiet enjoyment of the property by others is not permitted. Residents are responsible for the actions of their guests and family members while on the property. Victims should report such incidents to the police. Residents and/or resident’s guests are not to congregate or loiter in hallways, stairwells, parking lot or grounds. Residents are prohibited from violating local curfew ordinances, engaging in any gang-related activity or interfering with any police activity. Page 2 of 9 Resident Initials: ___________ Page 40 of 55 Frank Peers House Rules Updated 5/1/2014 8. Businesses No business, including volunteer work conducted from your unit, may be operated without prior written knowledge and written permission by Management, as there are specific guidelines for in-unit businesses that must be observed. No advertising of any business may be placed on the property, on the windows or on the buildings or on the City’s property near the buildings. 9. Change in income or family composition: ANY changes in family composition or income must be reported to the Management office within 10 calendar days. This includes new employment, unemployment, loss of job, addition of family members, move-out of any current family members, and change in Student status for high school and institutions of higher education. 10. Common Areas/Passageways All personal possessions must be kept in the apartment. Passages, public halls, stairways and landings are for no other purpose than for ingress (entering) or egress (exiting) from the building or apartments. Residents may not block or obstruct these spaces, nor will anyone be permitted to congregate or play in these areas. Items found in these spaces will be discarded by Management and removal costs charged to the resident. 11. Crime-free and Drug-free Frank Peers is a crime-free and drug-free property. Illegal activity is not allowed on the grounds or in your apartment. Residents involved in any illegal activity (including illegal drug use, holding/storage of illegal items) or permitting their guests to be involved in any illegal activity while on the property will be subject to termination of lease. Any resident harboring a fugitive will be subject to termination of lease. 12. Damages Normal “wear and tear” within apartments is expected. Damages or vandalism to apartments and/or the property are considered lease violations and residents will be billed for the repairs. Residents will be billed separately for damages and/or neglect and payment will be due within 30 days of receipt of the bill. Appliances may only be replaced or changed by the Management Office. Mildew and deterioration caused by turning off refrigerators for any length of time could result in replacement of the appliance at the resident’s expense. No furniture filled with liquid or waterbeds may be brought into the unit. Residents may not dismantle any fire related equipment in their apartments. Batteries may not be removed from smoke detectors. This will result in a lease violation and/or immediate termination of lease. 13. Decorating Any alteration of the apartment may be done only with prior written approval from the Management Office. This includes any painting; stenciling; wallpaper or borders; contact paper; removal of window treatment; removal of carpet or flooring materials; holes in the wall for pictures; or any changes to other property owned surfaces. The property has a schedule for cycle painting and floor replacement and the need to perform those tasks earlier might be Page 3 of 9 Resident Initials: ___________ Page 41 of 55 Frank Peers House Rules Updated 5/1/2014 considered “damages” or beyond “normal wear and tear,” resulting in a lease violation and/or bill to the resident. No sheets, blankets, flags or tapestries may be used as window treatments. Blinds are supplied for each window. No signs, posters, stickers, stenciling, ads, notices or other lettering, or equipment may be placed in windows. No awnings or other items including TV or radio antennas, satellite dishes, or wiring shall be attached to or extend from the outside walls of the building. 14. Disturbances Residents or guests may not disturb other residents with loud noises, i.e. television, music, stereos, game systems. Noise levels must be low enough to remain with your apartment and not be heard from the hallway or another apartment. 15. Flammable Items/Hazardous Materials/Safety For the safety of all residents, residents may not bring onto the premises any firecrackers; fireworks; flammable oils or fluids such as gasoline, kerosene, naphtha, and benzene; or other explosives, which are considered hazardous. Possession of weapon, firearms or ammunition on the property or in your apartment is discouraged. Illegal possession of weapons, ammunition or firearms will result in notification to the police and termination of the lease. Candle use is not permitted in the apartment. Grease must not be left on stoves in pans or in containers. Grease MUST be cleaned from your appliances after use. Papers, clothing or any flammable materials or items may not be left on, in or near the stove. Portable heaters are not to be used in any apartments. Residents may not run extension cord wiring for electrical appliances or fixtures. Cords may not be run from your unit to any common area outlet or electrical room. Windows must not be blocked by any furniture such that exit in case of fire (4th floor or below) is not possible. 16. Garbage/Refuse All residents are required to dispose of refuse in tied plastic bags in the appropriate container. Residents who violate the proper disposal of refuse will be considered to have violated the lease. Littering in or around the building is prohibited. 17. Grilling Depends on property No barbequing, outdoor cooking or open fires are allowed in or around the building except in the designated area. NO grilling may be done in your apartment. 18. Keys/Locks Each household is issued apartment keys and mailbox keys. Residents may not add locks, padlocks, peepholes or chains to any apartment doors. Residents may not change locks in their Page 4 of 9 Resident Initials: ___________ Page 42 of 55 Frank Peers House Rules Updated 5/1/2014 unit without prior written approval by Management. These keys may not be duplicated or given to others. If lost or stolen, the resident must pay for the keys and the locks that must be changed. Chains are not allowed on any doors. Such items will be removed by maintenance, and damages to doors or woodwork will be considered “damages” for which the resident may be charged. 19. Mail Delivery Delivered mail to the property must only be in the resident's name. Mail to anyone else will not be allowed and will be returned to the Post Office. 20. Maintenance Residents are required to report any maintenance needs or repairs to the Management Office promptly to avoid further damages or safety issues. Failure to do so may result in damage charges. Residents are required to allow Management access to their units with proper notice or with no notice in cases of emergency or resident well-being check. Residents must allow access to their apartments for purposes of professional exterminating and are required to properly prepare their apartments for exterminating, as notified by Management. 21. Minor Household Members or Visitors At no time may household members, visitors or guests under the age of thirteen (13) years be left alone in the apartment. Children under that age must be under the supervision of a parent, grandparent, legal guardian or responsible individual over the age of 16 while in the unit, the common areas or outside on the property grounds. Minors under the age of 18 years may not be left overnight without an adult in the unit. There is no playing in the hallways, in the parking lot, in the stairwells or in the elevators, for safety reasons. 22. Mold To minimize the occurrence and growth of mold on the leased premises, residents must: • remove any visible moisture accumulation in the unit, including on walls, windows, floors, ceilings and bathroom fixtures; • mop up spills and thoroughly dry affected area as soon as possible after occurrence; • use exhaust fans in kitchen and bathroom (as supplied) when necessary; and keep climate and moisture on the leased premises at reasonable levels. Residents must promptly notify management in writing or other acceptable form of communication that can be recorded on paper by management, of the presence of the following conditions: • A water leak, excessive moisture, or standing water inside the leased premises; • A water leak, excessive moisture, or standing water in any common areas; • Mold growth in or on the leased premises that persists after resident has tried several times to remove it with household cleaning solution, such as Lysol or Pine-Sol disinfectants, Tilex Mildew Remover, or Clorox, or a combination of water and bleach; • A malfunction in any part of the heating, air-conditioning system in the apartment. Page 5 of 9 Resident Initials: ___________ Page 43 of 55 Frank Peers House Rules Updated 5/1/2014 23. Occupancy The occupancy standards for this property are:  3 Bedroom unit: 3 to 6 people  4 bedroom unit: 4 to 8 people Only those people listed on the official HUD form, the 50059, may occupy the apartment on a permanent basis. There are no exceptions. Residents requesting the addition of other occupants in their apartment must contact the office PRIOR to the move-in of the additional people, including immediate family members. Unauthorized occupants places the resident’s lease and tenancy at risk for eviction. Those requesting residency with a current resident MUST first complete an application and be screened, except in the case of a minor child. Custody or legal guardianship papers must be provided in the case of a minor child Residents who are over housed (too few people for the unit size), will be required to transfer to an appropriate-sized unit when one is available, in accordance with HUD guidelines. Refusal to move in such circumstances will result in the resident being charged contract rent. 24. Outdoor parties, summer Outdoor parties may be hosted by residents for their immediate families only, or as a group of residents together, up to 15 people total, with prior written approval by the Manager. No alcohol or illegal drugs may be served/used at any outdoor party. Any noise disturbances reported by others may be charged as a lease violation against the resident. 25. Oxygen Use Residents who use oxygen are required to follow the safety procedures given to them by the vendor. Those using oxygen may NOT smoke in their apartment for safety reasons. 26. Parking Parking is restricted to marked spaces in the parking lot provided for resident use. At no time may any vehicle be parked on the lawn, walk areas or in marked “No Parking” areas, or blocking walkways or fire exits. Cars must be functioning and running, with all wheels, and not in a ‘junk’ condition. Cars will be towed at the owners’ expense if they are not in compliance with the Parking Policy. Altered or expired parking passing will not be allowed and your guest’s vehicle will be towed. Spaces provided for those with disability placards or disability license plates are to be used only by those who are disabled and have a current and valid placard, license plate or permit from the State displayed on the vehicle. No maintenance work or washing on a car, cycle, van, SUV, etc. is allowed on the property. Cars will be towed at the car owners’ expense if they are not in compliance with the Parking Policy. There is no visitor parking. Page 6 of 9 Resident Initials: ___________ Page 44 of 55 Frank Peers House Rules Updated 5/1/2014 27. Pets Frank Peers has a no-pet policy. This does not apply to assistance animals. Visiting pets and a resident’s baby-sitting of another’s’ pet are not permitted. This does not apply to guests or visitors with an assistance animal. Assistance animals owned by residents must be registered with the Management Office. 28. Plumbing Toilets, sinks and other drains may not be used for any other purpose than those for which they were intended. The resident will be required to pay for any damage, including the plumbing company charges if one must be contacted, resulting from misuse of plumbing in the unit, a common area, or a laundry area. 29. Security Frank Peers has cameras installed on the property. Information obtained from these cameras may be used to demonstrate resident non-compliance with the lease. 30. Smoke Detectors and Carbon Monoxide Detectors Smoke detectors and carbon monoxide detectors for the protection of you and your family. Do not disconnect or remove a smoke detector or carbon monoxide detector (if your unit has one) and do not remove a smoke (or carbon monoxide) detector battery at any time. When the battery in your detector becomes weak, it will make a beeping sound. When this happens, the resident is to report this to the office immediately. Maintenance will replace the battery. Under no circumstances are Smoke or Carbon Monoxide Detector batteries to be replaced by residents. Removing or disabling the smoke or carbon monoxide detector will result in the termination of your lease. 31. Smoking Smoking is not allowed at the management office. If residents and/or their guests smoke in the apartments, it must be done in a safe manner. Do not smoke in bed for safety reasons. 32. Soliciting Door-to-door soliciting is not permitted within the apartment community by outside people/groups, and by other residents. Residents are asked to notify the management immediately when solicitors appear at the door. 33. Utilities All units must have electric service at all times. Utilities paid by the resident (electricity, telephone, cable TV, or other) will be billed directly from the utility company and is the responsibility of the resident to pay. Failure to maintain electric service is cause for termination of your tenancy. Illegal utility hookups between apartments, common areas, maintenance areas, and tampering with utility meters is dangerous and a violation of your lease. Residents who allow another resident to hookup to their utility service and residents who use another resident’s or the property’s utility service through an illegal hookup will be evicted. Page 7 of 9 Resident Initials: ___________ Page 45 of 55 Frank Peers House Rules Updated 5/1/2014 34. Vandalism Vandalism, graffiti, breakage, or damage to Frank Peers building, property equipment or common area furniture, laundry equipment, property buildings, structures, fence, landscaping or other residents’ property, caused by any family member or guest is strictly prohibited. Residents will be required to pay for such damages caused by themselves, children, guests or invitees. Repeated incidents or one serious offense may result in termination of tenancy. Guests, including relatives of the resident causing damages of this nature will be banned/barred from the property. All damages to Frank Peers will be reported to the appropriate law enforcement agency and billed to the resident. 35. Visitors Ravinia Housing has a Visitor Policy and residents who violate that policy are subject to lease violations and subsequent termination of lease. Residents must register all overnight guests, as per the Visitor Policy. Residents’ visitors may not stay at the property in any resident apartment more than 14 consecutive nights or for 45 days intermittently in any calendar year without written consent of management. Residents’ guest(s) may not move to another resident unit at the property after they have stayed the maximum number of days with a given resident. 6.Violence Against Women Act The property is covered under the Violence Against Women Act (VAWA), which applies to both men and women. This gives residents certain protections and support when a resident reports an incident of domestic violence, dating violence, stalking or sexual assault. All witnessed physical or domestic violence incidents must be immediately reported to Police. Any type of violence against another member of your household or any member of the community will immediately result in a report to the police and possible termination of lease. Physical violence, dating violence, stalking or sexual assault by a guest or another resident toward any resident will result in the offender being barred from the property, immediately after the action and permanently when the legal case is resolved. After contacting the police for these incidents, the management office, Security, and the Service Coordinator (if the property has this position), should be informed. Any resident claiming to be a victim of one of these acts covered under VAWA, is asked to report the incident to the police immediately and then complete and sign/date the Certification paperwork (form 91006) to report the incident to management. Instead of this form, documentation by an agent of a victim service provider, an attorney, a medical professional from whom the victim has asked for help is acceptable, under penalty of perjury. This information will be kept confidential from other residents, except to the extent as required by law for legal purposes in a court of law. Once a police report is filed by the victim, and the paperwork is complete and received by management within 10 days, management will evaluate the paperwork, and if the claim appears to be valid, management will work with the victim, the police and Social Services, if applicable to protect the victim in accordance with HUD guidelines for VAWA. Page 8 of 9 Resident Initials: ___________ Page 46 of 55 Frank Peers House Rules Updated 5/1/2014 Guests must comply with the House Rules and it is the responsibility of the resident to ensure that all guests understand these requirements. Residents are accountable for the actions of their guests. All members of the household agree to abide by the above House Rules and acknowledge that they are part of the lease: Resident Signature: ____________________________________ Date: ____/_____/20____ Resident Signature: ____________________________________ Date: ____/_____/20____ Resident Signature: ____________________________________ Date: ____/_____/20____ Resident Signature: ____________________________________ Date: ____/_____/20____ Manager Signature: ______________________________________ Date: ______/_____/20_______ Page 9 of 9 Resident Initials: ___________ Page 47 of 55 63 Page 48 of 55 64 Page 49 of 55 Frank B. Peers 2026 Proposed Budget 5/28/2025 9/5/2025 2023 2024 2025 First draft 2026 Revised 2026 Acct. # Acct. Title Budget Budget Budget Budget Budget Comments 5120 Apartment Rent 0 260,616 295,138 305,054 303,862 5121 Subsidy Rent 0 1,106,904 1,180,550 1,220,218 1,215,446 TOTAL GRP 1,330,200 1,367,520 1,475,688 1,525,272 1,519,308 4.2% increase*67 units ($15,840 for voucher unit, rent increase approved for 2026) 5140 Commercial Rent 720 720 720 720 720 Paid by Ravinia for use of office space 5220 Vacancy Loss -8,000 -13,000 -11,004 -9,011 -9,011 Average for 3 years. 5221 Non-Revenue Unit 14,400 0 0 0 0 Apt.111 was rented in 2022 by Lake County Voucher holder. Included in total rent. 5410 Interest Income 10 475 32 36 36 Paid quarterly, estimates provided by accountants based on actuals $19,297 with projected 5413 Interest Income 967 16,000 22,923 19,200 18,100 increase 5910 Laundry Income 2,500 2,500 2,000 2,000 2,000 Historical figures 5920 NSF 100 100 0 0 75 5922 Late Fees 100 0 120 0 5938 Cleaning Fees 0 5945 Damages 250 0 5990 Misc. Income 0 0 2,240 Repayment agreement fees TOTAL INCOME (NET) TOTAL INCOME (NET) 1,341,247 1,374,315 1,490,479 1,538,217 1,533,468 Lake County rent increase was lower than requested. Administrative Expenses 6211 Marketing/Promo 400 3,592 1,170 1,170 453 Adding website and syndication, reputation.com platform. 6213 Employee Recruit. 400 420 0 0 0 Posted via Paycom at no charge 6253 Credit Reports 290 350 408 408 408 Based on historical figures and occupancy rates 6311 Office Supplies 4,500 3,300 3,792 4,010 4,010 Proportional split of supplies purchased and used at 2 communities. 3 years average 6316 Office Equipment 3,750 5,300 5,460 5,460 4,920 Portion of total monthly charge for copier and postage machine split between 2 communities 6320 Management Fee 68,715 71,440 72,949 78,935 78,641 5.2% fee based on net income. 6340 Legal Expenses 2,000 1,000 0 1,000 1,000 6350 Audit 13,100 13,100 17,900 19,690 12,070 Provided by accountants, includes audit and tax returns. Telephone, internet (split 80/20 between 2 properties), elevator and intercom lines have 6360 Telephone 6,500 20,000 22,500 10,440 8,796 different accounts billed individually. Actual 2025 costs. 6360-0001 Answering Service 771 396 500 828 912 Split cost between 2 properties. Answering service provided by Real Page 80% split Portion of Evergreen annual training, Business Training Costs for the office and Fair Housing 6365 Training 1,500 1,500 2,200 2,908 2,488 costs. Additional trainings are provided by Evergreen's HR partner Facilities and compliance consultation costs, leasing license renewal split between 2 6380 Consulting 0 1,000 3,000 3,000 3,360 properties 80/20. 6371 Fees Dues & Contributions 0 600 1,800 1,800 1,800 Parking permits, rent fees, other permits 6370 Bad Debt 3,295 1,700 1,600 1,000 1,000 Write of of uncollected rent. 6390 Misc. Admin. 2,862 2,890 2,280 3,552 4,256 Payroll procesing fee, water, newsletter 6391 Computer Software 3,841 3,956 1,610 5,556 4,416 Cost for property management software, charged on a per unit basis 6392 Computer Repair 1,500 1,500 500 500 673 Budget for computer supplies and maintenance We anticipate to have regularly scheduled events and activities throughout 2023.$18.50 per 6395 Tenant Retention 10,000 8,000 4,800 4,800 4,800 meal with avarage of 45 attendees 6431 Travel Reimbursement 500 600 600 600 600 Split of mileage charged by staff for traveling between communities, to vendors or trainings 6851 Bank Fees 1,020 200 204 204 204 Proportional split of cost between 2 communities 6860 Security Deposit 68 68 68 68 68 $1/unit based on 100% occupancy 125,012 140,912 143,341 145,929 134,875 Decrease mainly due to audit and phones updated rates All costs are allocated between all 2 communities at the following rate (80% Peers and 20% Payroll and Related Costs Ravinia) 6310 Office Staff 86,844 88,164 93,042 97,130 96,626 3.5% increase budgeted 6510 Janitorial 34,296 34,962 36,802 36,802 36,802 Union 6540 Repairs Payroll 46,924 47,052 47,552 48,592 48,592 Union 6715 Payroll Taxes 14,117 14,503 15,614 16,147 16,348 Approximately 8% 6722 Workers Comp 8,700 7,252 7,119 4,200 3,710 Based on actual policy 6723 Empl. Benefits 11,388 11,856 9,286 9,376 20,156 Updated based on actual choice of benefits of 3 non-union employees 6724 Union Benefits 26,438 27,235 28,099 29,504 29,504 Based on actual split 80/20%, 2 union employees 6726 Contingency 2,280 3,140 4,080 5,592 5,688 Discretionary bonus paid out to employees- 3%. 6900 Social Service Coor. 13,500 24,092 31,449 32,707 34,159 2 days of SC being allocated to Peers, $27/h plus fringe benefits. Paid out of operating budget. 244,487 258,256 273,043 280,050 291,585 Increase mainly due to benefits Operating Expenses Page 50 of 55  6515 Janitorial Supplies 4,700 3,900 3,396 3,504 3,000 Janitorial supplies purchased and used onsite 6518 Uniform 1,000 1000 500 Added for uniform, safety boots and badges for maintenance and janitor Cost for monthly exterminating. Small allocation for clean out and move out and bed bug 6519 Exterminating 1,750 1,752 1,752 1,752 1,752 treatments historical review 6520-0000 Repairs Contractors 10,000 10,000 10,000 10,000 16,200 6525 Trash Removal 6,000 6,180 6,600 7,200 8,400 Monthly trash removal and recycling, overage due to move-outs. 6530 Security Service 0 0 0 0 6490 Misc. Operating Exp 500 0 0 0 22,950 21,832 22,748 23,456 29,852 Utility Expenses 6450 Electricity 19,514 20,490 20,490 18,678 17,575 Based on 2025 usage + 5% increase 6451 Water/Sewer 28,852 30,295 33,390 31,100 35,956 Based on 2025 usage + 4% increase 6452 Gas 34,952 45,950 31,300 31,500 24,859 Based on 2025 usage + 5% increase 83,318 96,735 85,180 81,278 78,390 Decrease due to adjusted utilities based on actual Maintenance Expenses $800/mo. contract for 8 months. $1000 for supplies. Allowance for fertilization, planting, 6537-0000 Grounds Con/Sup 12,000 12,000 12,000 12,000 12,000 clean up and beautification based on current maintenance agreement 6541-0000 General Supplies 10,000 10,500 10,500 17,800 17,800 3 years average 6542 Safety Equipment 500 0 0 0 0 6545 Elevator Contract 5,000 5,600 7,400 7,400 7,400 Monthly elevator maintenance contract + annual inspection fee Includes increased allowance for boiler and furnace work, $908/quarter contract, $1000 PM 6546 Htg./Cool. Contract 14,000 19,000 22,000 28,500 28,500 services 6548 Snow Removal 11,000 11,000 12,368 12,368 12,368 Fixed price November-February at $2,967 per month plus salt 6545-0001 Elevator Repairs 2,000 1,000 0 0 Emergency service calls(based on 2023) 6560 Decorating-Tenant 12,000 10,800 5,800 10,800 8,400 Includes expenses to make unit lease ready, decreased due to hiring maintenance. 6560-0001 Decorating Common 2,000 3,000 3,000 6,000 6,000 Hallways painting and repair 6563 Window Coverings 500 600 600 600 600 Purchase of damaged blinds noted at turnover or annual inspection 6581 Window Washing 2,500 2,700 2,700 2,700 2,200 Annual cost Backflow, fire pump, $100/quarter- Johnson Controls, annual alarm test, fire alarm inspection, Fire Alarm Test, Sprinkler Inspection , Fire extinguisher inspection. Allowance for 6582 Fire Protection 8,500 9,000 16,500 20,400 18,490 smoke detector replacement as needed and fire sprinklers repairs. Includes quaterly catch basin cleaning, kitchen lines rodding, and plumbing repairs. 3 years 6595 Plumbing Repairs 13,400 20,000 20,000 26,700 26,700 average. 6596 Flooring Repairs 1,300 1,800 1,800 1,800 1,800 Deep cleaning of common area and hallway flooring 6598 Roof Repairs 500 500 250 250 250 250 allowance for roof options inspection, and small amount for anticipated repairs 95,200 107,500 114,918 147,318 142,508 Decrease due to unit turns and fire services prices revision Taxes and Insurance 6710 Property Taxes 6720 Property Insurance 105,494 110,094 122,578 139,884 143,592 Based on actual policy effective September 2025 105,494 110,094 122,578 139,884 143,592 Financial Expenses 6820 Mortgage Interest 159,373 150,125 140,312 130,847 129,970 6850 Mortgage Service fee 6,908 6,518 6,106 5,667 5,667 7104 Replacement Res. 24,000 24,000 24,000 24,000 24,000 7108 Mortgage Principal 151,531 160,734 170,499 180,804 180,804 341,812 341,377 340,917 341,318 340,441 TOTAL EXPENSES 1,018,273 1,076,706 1,102,725 1,159,233 1,161,243 TOTAL NET INCOME 1,341,247 1,374,315 1,490,479 1,538,217 1,533,468 CAPITAL (OPER) 25,750 39,300 43,400 41,900 Appliances, Unit Flooring, Unit Cabinets, Tuckpointing, Parking Lot Striping, Grading SURPLUS/(DEFICIT) 322,974 271,859 348,454 335,584 330,325 2026 Projected Capital Expenditures A/C replacement $ 3,400 $ 16,800 $ - $ 1,500 Bath rehab ( 3 units) $ 5,000 $ 6,000 $ 18,000 $ 12,000 Kitchen rehab (1 unit) $ 5,000 $ 6,000 $ 7,000 $ 10,000 Appliances (2 refrigerators and 3 stoves) $ 850 $ 5,000 $ 6,400 $ 6,400 Carpet & ilet (6 units) $ 11,500 $ 5,500 $ 12,000 $ 12,000 Page 51 of 55  25,750 39,300 43,400 41,900 7105-0000 Reimbursement from Reserves 0 0 No withdrawals budgeted for 2025 and 2026 while property replenishes Replacement Reserve Account Reserve Analysis Balance as of April 30, 2025 209,890.67 Remaining Deposits 2025 16,000.00 Anticipated Withdrawals 2025 0 BALANCE 12/31/2025 225,890.67 No withdrawals budgeted for 2025 and 2026 while property replenishes Replacement Reserve Account Page 52 of 55 Ravinia Housing 5/28/2025 9/5/2025 2025 First draft 2026 Revised 2026 Acct. # Acct. Title Budget Budget Budget Comments 5120 Apartment Rent 68,712 71,611 75,314 5121 Subsidy Rent 274,848 286,445 301,258 TOTAL GRP 343,560 358,056 376,572 4.2% increase as of January 2026 5220 Vacancy Loss (7,261) (7,161) (9,070) 2 years average 5413 Interest Income 695 696 252 Provided by accountant 5922 Late Fees 60 60 60 5938 Cleaning Fees 5945 Damages 5990 Misc. Income - TOTAL INCOME (NET) 337,054 351,651 367,814 Rent recalculated based on OCAF Administrative Expenses 6211 Marketing/Promo 418 418 263 Adding website and syndication, reputation.com platform. 6213 Employee Recruitment 6253 Credit Report Fee 200 250 250 6311 Office Supplies 1,800 1,800 1,800 Proportional split of all office supplies purchased for use between 2 communities 6316 Office Equipment 960 960 960 Portion of copier contract split between 2 communities 6320 Management Fee 12,592 13,146 13,775 3.8% of Residential Rent and fees collected per Management Agreement 6340 Legal 750 1,000 1,700 Possible eviction and legal notice preparation. 2 years average 6350 Audit 15,600 15,600 15,600 Per accountant's projections. 6360 Telephone 6,000 6,000 6,144 Per allocation of costs split between 2 communities. Main lines at Peers. Security cameras - 2 lines. 6360 Answering service - 204 228 Split between two properties. 6365 Training 950 727 577 Portion of total training charges. Fair Housing and HUD for all office staff. Other trainings completed by Evergreen 6380 Consulting 3,000 3,000 3,000 Facilities and compliance consulting fees are added 6370 Bad Debt 5,000 5,000 5,000 Anticipation of write off uncollectable debt of current and former tenants 6371 Fees Dues Contributions 510 510 510 Annual City Townhouse Fee 6390 Misc. Admin. 1,200 2,500 3,300Payroll processing fee, email hosting, drinking water. 2 years average. 6391 Prop Mgt Software 1,622 2,160 1,988Costs for contract of Property Management software 6392 Computer Repair 420 420 420Data Integrity anticipated assistance for IT issues 6431 Travel and Mileage 400 400 400Portion of mileage reimbursement between communities 6851 Bank Fees 1,020 1,020 1,020$85/month service fee 6860 Security Deposit interest 24 24 24Security Deposit Interest paid out annually The difference is affected by higher Management fee due to reclaulctaed rent and additional legal expenses 52,466 55,139 56,959 totaling ~$2K Payroll and Related Costs All costs are allocated between all 2 communities at the following rate (80% Peers and 20% Ravinia) 6310 Office Staff 23,258 24,282 24,184 Manager and Assistant Manager positions, 3.5% increase 6510 Janitorial 9,192 9,192 9,192 Allocation between 2 properties 80/20, Union 6540 Repairs 11,884 12,144 12,144 Allocation between 2 properties 80/20, Union 6715 Payroll Taxes 3,885 4,020 4,086 Approximately 8% 6722 Workers Comp 1,800 1,104 894 Based on actual split 80/20% 6723 Empl. Benefits 2,311 2,333 5,035 Updated based on actual choice of benefits, allocation between 2 properties 80/20 6724 Union Benefits 7,020 7,230 7,230 Based on actual split 80/20% Contingency 1,020 1,398 1,422 Discretionary bonus paid out to employees. 60,370 61,703 64,187 The difference is affected by employee benefits account Operating/Maintenance Expenses 6515 Janitorial Supplies 400 400 200 Anticipated allocation of cleaning for turnover or vacant unit supplies 6518 Uniform 500 500 500 6519 Exterminating 500 500 500 Anticipated treatment of occupied units and/or clean out costs and allowance for bed bugs Allowance for door repairs, lock issues, items contracted out which can not be completed by on site maintenance. 2 6520 Misc. Repair Contr 5,000 6,600 10,600 years average. 6525 Trash Removal 7,650 8,040 8,400 5% increase 6530 Security Services 1,884 1,400 1,400 Security cameras repairs and annual testing 6536 Grounds Supplies 300 300 200 Supplies purchase for exterior/landscape work not completed by contractors, garden hose 6537 Grounds Contract 12,000 12,800 15,560 8 month service contract $1450/month and tree treeming expenses 6541 Repair Material 10,000 10,000 10,000 Anticipated allocation of supplies used for REAC preparation and regular repairs. Based on 2024 unit repair needs 6546 Heat/Cool Sup/Contractor 2,475 4,678 8,000 HVAC or boiler repairs or replacement, tune up and cleaning 6548 Snow Removal 27,952 27,952 27,952 Fixed price November-February (Pleasant and St.Johns) 6560 Decorating 3,000 6,000 4,500 Turnover-2 units painting 6582 Fire Protection 8,000 8,200 8,200 Anticipated repairs to fire panel based on age and replacement of smoke detectors, fire alarm monitoring. 6595 Plumbing Repairs 4,000 10,272 10,272 Costs anticipated for repairs to recurring plumbing leaks due to age of tubs/showers, 3 years average 6598 Roof Repairs 4,000 4,000 4,000 Costs associated with annual roof inspections and gutters cleaning. 6491 Temp Maint Contractor - - - 87,661 101,642 110,284 The difference is mainly due to increase for landscaping services and unit repairs. Utility Expenses 6450 Electricity 2,940 2,954 2,881 Based on 2025 usage and expenses +5%increase 6451 Water/Sewer 2,000 2,100 2,063 Based on 2025 usage and expenses +5%increase 6452 Gas 400 400 400 Vacant units 5,340 5,454 5,344 Taxes and Insurance 6710 Property Taxes 6720 Property Insurance 52,960 50,880 52,300 Based on actual policy effective September 2025 52,960 50,880 52,300 Financial Expenses 6820 Mortgage Interest 13,322 12,770 12,770 Projections provided by accountants. 6850 Mortgage Service 1,440 1,380 1,380 7104 Replacement Res. 19,956 21,132 21,132 7108 Mortgage Principal 11,958 12,507 12,507 46,676 47,789 47,789 7105 Replacement Res. Reimb. 56,186 - Saving for roofs in 2028 TOTAL EXPENSES (305,473) (322,607) (336,863) TOTAL NET INCOME 337,054 351,651 367,814 CAPITAL 44,300 37,800 26,600 SURPLUS/(DEFICIT) 43,467 (8,756) 4,351 2025 Completed Capital Expenditures Side walks grinding $ 3,000.00 Pole lights (add lighting in area between $ single houses) 4,000.00 Appliances replacement $ 4,000.00 Page 53 of 55  Water heaters (2 units) $ 2,400.00 Concrete repairs $ 6,000.00 Kitchen/bath rehab $ 6,000.00 Carpet and tile $ 15,000.00 Firebots $ 3,900.00 Total: 44,300 - - If Emergency work is required we will request reimbursement from R&R If routine capital items are needed: Appliances, carpet etc. We do request from R&R prior to year end. 2026 Projected Capital Expenditures HVAC-tune and clean units $ 3,400.00 included in operations budget 6546-0000 Water heater replacement $ 2,400.00 $ 2,600.00 Appliances $ 4,000.00 $ 2,000.00 Bath rehab $ 12,000.00 $ 6,000.00 Kitchen rehab $ 6,000.00 $ - Unit flooring $ 10,000.00 $ 10,000.00 Concrete repairs $ 6,000.00 Total: $0.00 $37,800.00 $26,600.00 No withdrawals budgeted for 2026 while property replenishes Replacement Reserve Account Reserve Analysis: Balance as of April 30, 2025 93,113 35,197 Additional Deposits in 2025 11,641 14,091 Withdrawals remainder 2025 20,000 32,000 Projected Balance Dec 31,2025 84,754 17,288 Deposits 2026 19,956 21,132 Withdrawals 2026 (70,000) (20,000) Balance as of Dec 31, 2026 34,710 18,420 - No withdrawals budgeted for 2026 while property replenishes Replacement Reserve Account Page 54 of 55 Sunset Woods Budget 2026 12 units 2 units Totals Revenue: Apt. Rent & Housing Assistance 117,564 27,600 145,164 Commercial Rents Vacancy Loss (5,878) (1,380) (7,258) Non-Revenue Units Interest Income - - - Replacement Reserve Other Interest Other Income - - - Total Other Revenue 111,686 26,220 137,906 Total Revenue 111,686 26,220 137,906 Operating Expenditures Contracted Salaries, Wages, & Assc. Costs - - - Subtotal - Contracted Salaries & Benefits - - - Administration 17,140 3,569 20,709 Operating Expenditures 900 - 900 Maintenance 6,300 2,300 8,600 Materials & Supplies 1,500 100 1,600 Utilities 49,869 11,428 61,297 Taxes & Insurance 3,037 500 3,537 Total Operating Expenditures 78,745 17,897 96,643 Debt Service Expense 28,188 - 28,188 Total Expenditures 106,933 17,897 124,831 Page 55 of 55