Is it real?
Yes. Never revoked by the IRS. Latest filing on record: FY2025. IRS ruling in Nov 1989.
IRS Pub. 78 · IRS Auto-Revocation List · IRS Business Master File
Where the money goes
92 cents of each dollar spent went to programs.
Form 990 Part IX, line 25, columns B–D. Every line is in By the numbers.
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Who runs it and what they're paid
23 people listed on the 990; $1.5M paid to officers and key staff.
Vivian Wan’s $323K as Chief Executive Officer is at the 48th percentile of top reported officer pay among 33 $100M+ housing nonprofits. Peer set: organizations in the same NTEE major field of work and revenue-size band, compared on each org’s own highest-paid officer/key-employee, from Form 990 Part VII / 990-PF Part VIII. Descriptive placement, not a verdict on whether the pay is appropriate.
Compensation history total reportable pay by year · 8 named individuals · Part VII
| Name | FY2025 | FY2024 | FY2023 | FY2022 | FY2021 | FY2020 |
|---|---|---|---|---|---|---|
| Louis Chicoine | — | $355,675 | $300,007 | $280,068 | $266,924 | $242,070 |
| Vivian Wan | $323,238 | $234,147 | $220,859 | $209,384 | $194,545 | $160,045 |
| John Reiber | $291,570 | $280,616 | $269,750 | $261,508 | $248,137 | $41,720 |
| Jonathan White | — | $227,611 | $174,156 | — | — | — |
| Juana Denise Nunley | — | $204,038 | $154,344 | — | — | — |
| Mary Camille Llaguna | $188,158 | $179,890 | — | — | — | — |
| Jared Wright Thru 1223 | — | $180,493 | — | — | — | — |
| Marilyn Lovelace-Grant | $179,826 | $173,005 | $164,819 | $161,668 | $155,615 | $138,077 |
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.
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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
Provides housing assistance, street outreach, and medical care to people experiencing homelessness while advocating for long-term solutions to end homelessness.
Questions for Abode Services
Your first name shows with your question. Abode Services answers here, for everyone.
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Scattered Site Housing Units
In addition to placing homeless families into affordable housing units owned by abode services, the organization also places homeless people into market rate apartment units made affordable through rental subsidies.
Supportive Housing Projects
Abode services places homeless people into supportive housing units to help prevent and end homelessness in alameda, santa clara, santa cruz, san mateo, napa, and san francisco counties by providing affordable rental housing linked to supportive services such as, but not limited to, mental health counseling, support groups and access to…
Shelter Programs
Abode services operates three permanent shelter programs. Sunrise village is a 24-HOUR temporary emergency shelter program. Families with children live in individual family rooms with private baths. Individual alcoves are available for 30 single adults who share four dormitory-style rooms.
Funders
Who pays for it.
From grant filings on record. Receipts are incomplete: individual donors are never listed.
Grants
By the numbers
The FY2021 990, line by line.
Download 990
| Line | Start FY21 | End FY21 |
|---|---|---|
| Cash and savingsLn 1–2 | $16.8M | $8.4M |
| InvestmentsLn 11–13 | $6.4M | $6.8M |
| Land, buildings, equipmentLn 10c | $4.8M | $4.5M |
| Total assetsLn 16 | $49.9M | $53.2M |
| LiabilitiesLn 26 | $20.8M | $22.3M |
| Net assetsLn 32 | $29.1M | $30.9M |
| Line | Total | Programs | Management | Fundraising |
|---|---|---|---|---|
| Grants to domestic individualsLn 2 | $45.9M | $45.9M | ||
| Pay of current officers, directors and key staffLn 5 | $761K | $268K | $389K | $105K |
| Other salaries and wagesLn 7 | $27.5M | $24.1M | $3.1M | $321K |
| Pension plan contributionsLn 8 | $270K | $236K | $31K | $3K |
| Other employee benefitsLn 9 | $3.9M | $3.4M | $476K | $58K |
| Payroll taxesLn 10 | $2.4M | $2.1M | $297K | $36K |
| Management feesLn 11a | $2.1M | $1.7M | $428K | |
| Legal feesLn 11b | $76K | $61K | $15K | |
| Accounting feesLn 11c | $809K | $647K | $162K | |
| Investment management feesLn 11f | $26K | $26K | ||
| Other fees for servicesLn 11g | $1.8M | $1.3M | $336K | $74K |
| Advertising and promotionLn 12 | $7K | $3K | $3K | $657 |
| Office expensesLn 13 | $1.2M | $995K | $142K | $17K |
| Information technologyLn 14 | $675K | $582K | $83K | $10K |
| OccupancyLn 16 | $2.4M | $2.1M | $285K | $28K |
| TravelLn 17 | $343K | $296K | $42K | $5K |
| Conferences, conventions and meetingsLn 19 | $204K | $176K | $25K | $3K |
| InterestLn 20 | $98K | $98K | ||
| Depreciation, depletion and amortizationLn 22 | $344K | $275K | $69K | |
| InsuranceLn 23 | $144K | $124K | $18K | $2K |
| Other expenses (24a–d)Ln 24 | $640K | $222K | $20K | $398K |
| All other expensesLn 24e | $18K | $15K | $2K | $269 |
| Total functional expensesLn 25 | $91.6M | $84.5M | $6.0M | $1.1M |
Filing history
| Year | Money in | Money out | In minus out | Net assets | Download |
|---|---|---|---|---|---|
| FY2025 Latest | $158.4M | $150.4M | $8.0M | $34.8M | 990 PDF |
| FY2024 | $135.7M | $133.7M | $2.0M | $26.7M | 990 PDF |
| FY2023 | $126.4M | $124.5M | $1.9M | $24.5M | 990 PDF |
| FY2022 | $113.6M | $115.4M | −$1.8M | $22.6M | 990 PDF |
| FY2021 Viewing | $93.2M | $91.6M | $1.6M | $30.9M | 990 PDF |
| FY2020 | $68.6M | $65.4M | $3.2M | $29.1M | 990 PDF |
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Schedules filed Part IV
See the full FY2021 990 (6 parts)
Part I · Summary $93,166,351 revenue, 12 lines filed
Part VI · Governance 14 of 14 board members independent, no flags
Part VIII · Statement of revenue $93,166,351 across 8 lines filed
Part IX · Statement of functional expenses $91,601,318 across 22 lines filed
Part X · Balance sheet $53,241,122 assets, 18 lines filed
Part XI · Reconciliation of net assets $30,917,627 net assets at year end
Form 990 e-file (XML) FY2021 from the IRS · Classification, formation year and address from the IRS Business Master File
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