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Chicagoland Apartment Association

Not tax-deductible

Chicago, IL501(c)(6)Mutual / membership EIN 36-3626780Revenue $1.9M in FY2024

On file with the IRScaapts.org500 West Madison Street, 60661-4544 · Chicago, ILTax-exempt since Jul 1997

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

501(c)(6) business league; gifts are not tax-deductible as charitable contributions.
Run by 200 volunteers and 5 employees.
Mission: Form 990 Part I, line 1 · Status: IRS Pub. 78 · People: Part I, lines 5–6

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FY2024 · Form 990Independent: from IRS data, not the org
Download 990
IRS status
501(c)(6)
not on the IRS revocation list
Looks good: listed by the IRS and not on the revocation list.
IRS BMF · Auto-Revocation List
Tax-deductible gifts
No
Donations are not tax-deductible
Worth a look: the IRS does not list gifts to it as deductible.
IRS Pub. 78 · IRS BMF
Latest return
FY2024
latest Form 990
Looks good: the latest return is for FY2024, 2 tax years back; within 2 tax years.
IRS e-file · Filing history
Surplus or deficit
3 of 5
filings with a surplus
Average surplus $5K a year · under 1% of revenue · last 5 filings
Worth a look: a surplus in 3 of the last 5 filings.
Pt I · Ln 19 · 5 filings
Pay to officers and key staff
$333K
to officers and key staff · 18% of spending
Fine: pay to officers and key staff is 18% of spending; 15% to 20%.
Pt VII · Sec A
Cash reserves
7 mo
of spending, in cash
Looks good: 6.8 months of spending in cash; 3 or more.
Pt X · Ln 1–2 · Pt I · Ln 18
Liabilities
$432K
31% of total assets
Looks good: liabilities are 31% of assets; 50% or less.
Pt X · Ln 26
Independent board members
29
of 29 voting members
Looks good: 29 of 29 voting members are independent, a majority.
Pt VI · Ln 1a–1b
Looks goodFineWorth a lookConcernNo data yetTap a box for the reason.
Revenue
$1.9M
-14% vs prior year
Spent
$1.8M
Net assets
$948K
By yearFY2020–FY2024
Revenue
$1.9M
FY2024▼ -14%
Tap a bar for its year
Revenue by fiscal year
FY2020$1.1M
FY2021$1.3M
FY2022$1.8M
FY2023$2.2M
FY2024$1.9M
Expenses
$1.8M
FY2024▼ -13%
Tap a bar for its year
Expenses by fiscal year
FY2020$1.5M
FY2021$1.3M
FY2022$1.7M
FY2023$2.1M
FY2024$1.8M
Net assets
$948K
FY2024▲ +11%
Tap a bar for its year
Net assets by fiscal year
FY2020$595K
FY2021$592K
FY2022$717K
FY2023$855K
FY2024$948K

From the FY2024 Form 990 · figures checked against the IRS filing · see the original

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Is it real?

Yes. Never revoked by the IRS. Latest filing on record: FY2024. IRS ruling in Jul 1997.

IRS Pub. 78 · IRS Auto-Revocation List · IRS Business Master File

Who runs it and what they're paid

31 people listed on the 990; $333K paid to officers and key staff.

Part VII, Section A · reportable compensation
Michael Mini
Executive Vice President
$213,662Pt VII · Sec A
Andrea Brady
VP of Operations
$119,465Pt VII · Sec A
Dan Gladden
Second Vice President
$0Pt VII · Sec A
Stuart Handler
Second Vice President
$0Pt VII · Sec A
Steve Rappin
Second Vice President
$0Pt VII · Sec A
Steve Sise
Treasurer
$0Pt VII · Sec A
$0Pt VII · Sec A
Dianna Pittro
Member At-Large
$0Pt VII · Sec A

Compensation history total reportable pay by year · 3 named individuals · Part VII

NameFY2024FY2023FY2022FY2021FY2020
Michael Mini$213,662————
Michael J Mini—$205,792$204,156$187,241$181,542
Andrea Brady$119,465$114,162$111,375$105,729$103,140

Total reportable compensation (Form 990 Part VII column D / Schedule J column E) by filing year, matched by name within this organization. The Schedule J base / bonus / deferred breakdown is not parsed into this dataset.

See Chicagoland Apartment Association executive salaries →

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Questions the 990 asks

The form asks each of these directly. These are the filed answers.

  • Family or business ties among officersPt VI · Ln 2No
  • Top official's pay set by an independent reviewPt VI · Ln 15aYes

Programs and updates

Supports rental housing businesses through education, legislative advocacy, and industry information.

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3 programs · in their own filed words · FY2024
01

CAA's Legislative program provides a strong united voice advocating on behalf of members' rights under local, state and federal law. The Legislative Committee and Board and Members determine and direct CAA's publicly stated position on important issues. Members determine the position and put a voice to the message.

Pt IX · col B
02

CAA provides educational seminars throughout the year. The educational programs may lead to professional designations, licensing or fair housing compliance for property owners, managers, maintenance technicians and leasing professionals.

Pt IX · col B
03

Annual trade show for products and services related to the multifamily housing industry

Pt IX · col B

Funders

Who pays for it.

From grant filings on record. Receipts are incomplete: individual donors are never listed.

Grants

Schedule I · this organization's grantmaking
Grants paid · 1 grant · $100K · 2024–2024
Chicago FowardFY2024$100,000

By the numbers

The FY2024 990, line by line.

Download 990
from philanthropy.org
1The main four
Money inPt VIII
$1.9M
Ln 12
Fees for servicesLn 2g$1.8M
Other incomeLn 4–11$125K
Investment incomeLn 3$22K
Money outPt IX
$1.8M
Ln 25
Owns and owesPt X
$948K
net assets · Ln 32
Cash and savingsLn 1–2$1.0M
Total assetsLn 16$1.4M
LiabilitiesLn 26$432K
PeoplePt VI, VII
31
listed · VII A
PaidVII A2
Voting boardVI 1a29
IndependentVI 1b29
2In more detail
Revenue in detailPt VIII
Fees for servicesLn 2g$1.8M
Investment incomeLn 3$22K
Other incomeLn 4–11$125K
Total revenueLn 12$1.9M
Assets in detailPt X, end of year
CashLn 1$462K
SavingsLn 2$558K
Cash and savings togetherLn 1–2$1.0M
Other assetsLn 15$5K
Total assetsLn 16$1.4M
LiabilitiesLn 26$432K
Net assetsLn 32$948K
OperationsPt I, VI
EmployeesI 55
VolunteersI 6200
Fiscal year endsHeaderDecember
Conflict-of-interest policyVI 12aYes
Whistleblower policyVI 13Yes
Records policyVI 14Yes
3Year over year
Balance sheet, start vs end of yearPt X · col A, B
LineStart FY24End FY24
Cash and savingsLn 1–2$955K$1.0M
Total assetsLn 16$1.1M$1.4M
LiabilitiesLn 26$270K$432K
Net assetsLn 32$855K$948K
4Every line
Statement of functional expensesPt IX · every line
LineTotalProgramsManagementFundraising
Grants to domestic organizationsLn 1$100K
Pay of current officers, directors and key staffLn 5$223K
Other salaries and wagesLn 7$378K
Pension plan contributionsLn 8$22K
Other employee benefitsLn 9$107K
Payroll taxesLn 10$45K
Legal feesLn 11b$14K
Accounting feesLn 11c$25K
Lobbying feesLn 11d$126K
Advertising and promotionLn 12$48K
Office expensesLn 13$44K
OccupancyLn 16$44K
Conferences, conventions and meetingsLn 19$233K
InsuranceLn 23$8K
Other expenses (24a–d)Ln 24$384K
All other expensesLn 24e$8K
Total functional expensesLn 25$1.8M

Filing history

YearMoney inMoney outIn minus outNet assetsDownload
FY2024 Latest Viewing $1.9M$1.8M$96K$948K 990 PDF
FY2023 $2.2M$2.1M$138K$855K 990 PDF
FY2022 $1.8M$1.7M$125K$717K 990 PDF
FY2021 $1.3M$1.3M−$3K$592K 990 PDF
FY2020 $1.1M$1.5M−$329K$595K 990 PDF

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Schedules filed Part IV

III · Programs R · Related orgs G · Fundraising L · Interested persons I · Grants A · Public support J · Pay O · Explanations
See the full FY2024 990 (6 parts)
Part I · Summary $1,904,388 revenue, 12 lines filed
I-8 Contributions and grantsPrior year $145,507$0
I-9 Program service revenuePrior year $1,979,866$1,756,890
I-10 Investment incomePrior year $20,119$22,228
I-11 Other revenuePrior year $81,340$125,270
I-12 Total revenuePrior year $2,226,832$1,904,388
I-13 Grants and similar amounts paidPrior year $0$100,000
I-14 Benefits paid to membersPrior year $0$0
I-15 Salaries and benefitsPrior year $625,617$775,561
I-16a Professional fundraising feesPrior year $0$0
I-17 Other expensesPrior year $1,463,494$933,261
I-18 Total expensesPrior year $2,089,111$1,808,822
I-19 Revenue less expensesPrior year $137,721$95,566
Part VI · Governance 29 of 29 board members independent, no flags
VI-1a Voting members of the governing body29
VI-1b Independent voting members29
VI-2 Family or business relationship among officers or directorsNo
VI-12a Written conflict of interest policyYes
VI-13 Written whistleblower policyYes
VI-14 Document retention and destruction policyYes
VI-15a Process for setting top official's payYes
Part VIII · Statement of revenue $1,904,388 across 5 lines filed
Lines not itemized here account for $87,523 of total revenue; see the IRS return.
VIII-2a-f Program service revenue, itemized rows (sum of 2a–2f as filed)Related to mission $1,669,367$1,669,367
VIII-3 Investment incomeExcluded from tax $22,228$22,228
VIII-8 Net income from fundraising eventsExcluded from tax $99,121$99,121
VIII-11a-d Other revenue, itemized rows (sum of 11a–11d as filed)Excluded from tax $26,149$26,149
VIII-12 Total revenueRelated to mission $1,737,673 · Unrelated business $19,217 · Excluded from tax $147,498$1,904,388
Part IX · Statement of functional expenses $1,808,822 across 16 lines filed
IX-1 Grants to domestic organizations$100,000
IX-5 Pay of current officers, directors and key staff$222,843
IX-7 Other salaries and wages$378,190
IX-8 Pension plan contributions$22,034
IX-9 Other employee benefits$107,193
IX-10 Payroll taxes$45,301
IX-11b Legal fees$13,523
IX-11c Accounting fees$25,375
IX-11d Lobbying fees$126,500
IX-12 Advertising and promotion$48,000
IX-13 Office expenses$43,611
IX-16 Occupancy$44,133
IX-19 Conferences, conventions and meetings$232,902
IX-23 Insurance$7,875
IX-24 Other expenses (24a–d)$383,607
IX-24e All other expenses$7,735
IX-25 Total functional expenses$1,808,822
Part X · Balance sheet $1,380,855 assets, 12 lines filed
X-1 Cash, non-interest-bearingStart of year $319,278$462,494
X-2 Savings and temporary cash investmentsStart of year $635,440$557,633
X-4 Accounts receivableStart of year $83,043$130,314
X-9 Prepaid expenses and deferred chargesStart of year $82,033$225,365
X-15 Other assetsStart of year $5,049$5,049
X-16 Total assetsStart of year $1,124,843$1,380,855
X-17 Accounts payable and accrued expensesStart of year $21,069$5,181
X-19 Deferred revenueStart of year $248,719$427,278
X-26 Total liabilitiesStart of year $269,788$432,459
X-27 Net assets without donor restrictionsStart of year $855,055$948,396
X-32 Total net assets or fund balancesStart of year $855,055$948,396
X-33 Total liabilities and net assetsStart of year $1,124,843$1,380,855
Part XI · Reconciliation of net assets $948,396 net assets at year end
XI-1 Total revenue$1,904,388
XI-2 Total expenses$1,808,822
XI-3 Revenue less expenses$95,566
XI-4 Net assets at start of year$855,055
XI-8 Prior period adjustments−$2,225
XI-9 Other changes in net assets$0
XI-10 Net assets at end of year$948,396

Form 990 e-file (XML) FY2024 from the IRS · Classification, formation year and address from the IRS Business Master File

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