2026-08-05T06:37:00-05:00 2025-12-31 010494526 Baker Newman & Noyes 280 Fore Street Suite 500 Portland ME 04101 990 2025-01-01 043204112 Hospitality Homes Inc HOSP 8885954678 PO Box 15265 Boston MA 02215 Marc Volpe Treasurer 8885954678 2026-08-03 1 Connor Smart P02285543 2078792100 2026-08-03 2025 2025-03-06 01:10:19Z Deborah Pepper PO Box 15265 Boston MA 02215 1821097 0 X www.hosp.org X 1993 MA Temporary housing and accommodations for patients at Boston-Area medical centers. 15 15 9 120 0 0 1158747 1419508 134618 218703 43504 40911 7222 21088 1344091 1700210 0 0 0 0 659998 755693 29300 58050 188050 542305 819360 1231603 1633103 112488 67107 1809160 1981015 194118 226939 1615042 1754076 X In the spirit of service and compassion, Hospitality Homes provides a caring response to the housing needs of patients and their families when they travel to the Boston area for medical treatment by providing comfortable, short-term accommodations in a variety of locations donated by volunteer hosts or other donated accommodations, including those provided by select partners. 0 0 1225870 0 218703 Through its network of close to 120 host homes together with an increasing number of donated apartments and deep relationships with select local partner hotels and corporate furnished apartments, Hospitality Homes offers not only a comfortable bed in which to sleep, but also a compassionate presence in an unfamiliar city and a welcoming home to return to for families and friends who spend long days at the hospital, supporting their loved ones. Hospitality Homes is unique among Boston-area hospital housing programs because it is truly inclusive and open to all families, regardless of their income level, background, nationality, ethnicity, religion, gender identity, sexual orientation, ability, age, or diagnosis or medical facility of care. Over 60 percent of the program's guests have annual household incomes under $75,000, and all families are challenged with the high costs associated with serious and/or chronic illness. By providing housing at no-cost or low-cost, Hospitality Homes seeks to alleviate financial constraints and enable families to focus both their financial and emotional resources on their hospitalized loved ones. Many guests report that, without the housing that Hospitality Homes offers, their family members simply would not be able to access the life-saving or life-changing treatment they need.During 2025, we experienced a 6% increase in the number of active hosts compared to 2024 driven in large part by the return to our program of a number of volunteer hosts that paused during the pandemic. These host not only returned to the program, but also increased the average number of nights they provided.In addition, we recruited 16 new hosts. We increased the number of donated and grant funded apartments from 17 to 19 by continued efforts to seek support from generous individual donors and specific grant providers to assist with our mission of health equity and to fund other non-hosted lodging options for patients with specific needs not appropriate for a host home. Since its inception in 1983, Hospitality Homes has been dedicated to providing housing and emotional support to families traveling to Boston for critical medical care. Over the last decade alone, the organization has demonstrated continued growth and impact, helping over 9,450 patients and providing more than 94,680 nights of lodging. The program has broadened its impact, increasing families served by 201% and nights provided by 142%. Over 40% of guests with long-term treatment needs return for additional nights of lodging. Another key indicator of the organization's success is the financial relief provided to patients. In 2025, Hospitality Homes saved patients about $4.2 million, and over $28 million in the past 10 years alone. 1225870 1 1 0 0 0 0 0 0 0 1 1 0 0 0 0 1 1 0 0 0 0 0 0 1 1 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 17 0 1 9 1 0 0 0 0 0 1 1 0 0 0 0 0 0 X 15 15 0 0 1 0 0 0 0 1 1 0 0 1 1 1 1 1 1 1 1 0 MA X X Deborah Pepper Executive DirectorCEO 8885954678 PO Box 15265 Boston MA 02215 Anu Advani Director 1.00 X 0 0 0 Rich Allred Director 1.00 X 0 0 0 Peter Barkan Director 1.00 X 0 0 0 Brett Chatfield Director (end 9/2025) 1.00 X 0 0 0 Rob Ettinger Director (end 5/2025) 1.00 X 0 0 0 Caryl Goodman Director (start 4/2025) 1.00 X 0 0 0 Leslie Greenfield Director 1.00 X 0 0 0 Nevan Clancy Hanumara PhD Director (end 1/2025) 1.00 X 0 0 0 Uma Kaundinya Director (end 1/2025) 1.00 X 0 0 0 Kaarkuzhali Krishnamurthy MD Director (end 1/2025) 1.00 X 0 0 0 John Mitchell Director (start 12/2025) 1.00 X 0 0 0 Sinead Oliver Director 1.00 X 0 0 0 Judy E Paradis Director (end 1/2025) 1.00 X 0 0 0 Shaivalina Purohit PhD Director 1.00 X 0 0 0 Stephanie Richards Director (start 4/2025) 1.00 X 0 0 0 Tyler Sweeney Director 1.00 X 0 0 0 Ragu Adinarayanan Chair (end 10/2025) 1.00 X X 0 0 0 Monica Fisher Director/Board Chair (start 10/2025) 1.00 X X 0 0 0 Sara Nochur Director/Immediate Past Chair 1.00 X X 0 0 0 Chelsey Huffman Chair Elect 1.00 X X 0 0 0 Marc Volpe Treasurer 2.00 X X 0 0 0 John Sean M Kenny Secretary 1.00 X X 0 0 0 Deborah Pepper Executive Director/CEO 40.00 X 151125 0 19076 Denise Duclos VP, Director of Program & Operations 40.00 X 116654 0 4106 267779 0 23182 2 0 0 0 0 278369 1141139 32678 1419508 Apartment service fees 532000 218703 218703 218703 41243 41243 4228 4560 -332 -332 -332 137415 278369 116327 21088 21088 1700210 218703 0 61999 170200 122643 23293 24264 478977 345141 65552 68284 13881 10002 1900 1979 48378 34860 6621 6897 44257 31891 6057 6309 76384 76384 58050 58050 2144 2144 9162 9162 44057 17671 20606 5780 6448 6448 51384 37026 7033 7325 2589 2589 9593 9593 Non-hosted lodging 313041 313041 Housing services 304558 304558 1633103 1225870 219183 188050 307104 317712 128004 123980 3076 56140 20151 38808 13877 13877 0 0 1259008 1381952 89217 59823 2600 2600 1809160 1981015 104901 166616 500 89217 59823 194118 226939 X 990359 1044359 624683 709717 1615042 1754076 1809160 1981015 67107 71927 0 X X 0 1 X 1 0 X 724205 844643 1214286 1158747 1419508 5361389 140631 162447 99927 134618 218703 756326 864836 1007090 1314213 1293365 1638211 6117715 52964 38080 36891 48591 125648 302174 0 52964 38080 36891 48591 125648 302174 5815541 3875 10211 24811 43504 41243 123644 3875 10211 24811 43504 41243 123644 19142 9949 24019 7222 21088 81420 887853 1027250 1363043 1344091 1700542 6322779 0.91980 0.92950 0.01960 0.01680 X RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED RESTRICTED 124707 124707 124707 124707 98667 26040 124707 98667 98667 98667 98667 0.00000 1.00000 0.00000 0 0 13877 13877 0 0 Operating lease liabilities 59823 59823 X 5343507 71927 3455043 116327 3643297 1700210 0 1700210 5204473 3455043 116327 3571370 1633103 0 1633103 Part V, Line 4: The Organization's endowment consists of an individual, donor-restricted endowment fund established to achieve the long-range goals of the Organization. Part X, Line 2: The Organization is exempt from income taxes under Section 501(c)(3) of the Internal Revenue Code. Contributions to the Organization are tax deductible as allowed and defined under Section 170 of the Internal Revenue Code. In determining the recognition of uncertain tax positions, the Organization applies a more-likely-than-not recognition threshold and determines the measurement of uncertain tax positions considering the amounts and probabilities of the outcomes that could be realized upon ultimate settlement with taxing authorities. As of December 31, 2025, the Organization has no uncertain tax positions that qualify for either recognition or disclosure in the financial statements. The Organization is not currently under examination by any taxing jurisdiction. The Organization's federal and state tax returns are generally open for examination for three years following the date filed. Part XI, Line 2d - Other Adjustments: Fundraising event expenses 116,327. Part XII, Line 2d - Other Adjustments: Fundraising event expenses 116,327. Form 990, Schedule D, Part XI, Line 2b, and Part XII, Line 2b: The Organization records donated goods, accommodations, and other items which pass through the Organization's programs at their estimated fair value at the date of donation. Accordingly, donated goods and accommodations of $3,488,076 and $3,294,291 for the years ended December 31, 2025 and 2024, respectively, have been recorded as both revenue and expense in the accompanying statements of activities and changes in net assets. Donations of such type primarily fall into three categories, as further described below. Donated accommodations at hosts' homes with an estimated value of $1,275,892 and $1,505,602 for the years ended December 31, 2025 and 2024, respectively, have been included in the donated goods and accommodations amount presented above. The value of these accommodations is based on 4,156 estimated equivalent hotel room nights in 2025 at a rate of $307 per night (5,002 hotel room nights in 2024 at a rate of $301). In addition to host home accommodations, the Organization has also been provided with the use of various apartment units, donated by landlords who might otherwise rent such units under long-term leases. The donated apartments are furnished and made available by the organization for short-term stays. Such donations have been included in the donated goods and accommodations category in the amount of $1,632,012 and $1,199,786 for the years ended December 31, 2025 and 2024, respectively. The Organization also relies upon relationships with local hotels and short-term furnished apartment providers to procure needed housing for families seeking accommodations. As a result of its strong relationships with such organizations, the Organization was able to procure accommodations at a significant discount to what would ordinarily be paid, a discount that the Organization believes to be exclusive to its housing program. This discount is treated as a donation to the Organization's housing program by the organization providing the discount. Included in donated goods and accommodations for 2025 is an amount of $511,082 representing 3,574 nights provided at a discount of approximately $143 per night (which is the result of an average per night value of $307 less an average price paid by the Organization of approximately $164). Included in donated goods and accommodations for 2024 is an amount of $530,142 representing 3,558 nights provided at a discount of approximately $149 per night (which is the result of an average per night value of $301 less an average price paid by the Organization of approximately $152). In determining the recognition of uncertain tax positions, the Organization applies a more-likely-than-not recognition threshold and determines the measurement of uncertain tax positions considering the amounts and probabilities of the outcomes that could be realized upon ultimate settlement with taxing authorities. As of December 31, 2025, the Organization has no uncertain tax positions that qualify for either recognition or disclosure in the financial statements. The Organization is not currently under examination by any taxing jurisdiction. The Organization's federal and state tax returns are generally open for examination for three years following the date filed. X X X X X X X 1 Roots Nonprofit Partners 7175 South 2870 East Salt Lake City UT 84121 Research; Analysis; Events; Grant Writing 0 462500 28050 434450 Amy Kingman 38 School Street Manchester By The Sea MA 01944 Fundraising Consultant 0 0 30000 0 462500 58050 434450 MA Golf Tournament 211394 100254 111140 40000 24224 0 11683 Anniversary Dinner 114671 88396 26275 325 740 7103 26265 1236 2 70873 70873 4751 396938 259523 137415 325 740 47103 50489 17670 116327 21088 Form 990, Schedule G, Part I, Professional Fundraisers: During the period covered by this Form 990, the Organization engaged Amy Kingman to provide fundraising consulting services. Amy Kingman did not solicit contributions on behalf of the Organization, maintain or oversee any fundraising events, or engage or participate in any of the Organization's program services. Rather, the Organization independently utilized the data and insight provided by Amy Kingman to improve the Organization's own fundraising capabilities and expertise. The services provided by Amy Kingman were valuable and improved the Organization's ability to fundraise on its own, but no gross receipts or donations received by the Organization can be connected to the services provided by Amy Kingman, nor did Amy Kingman solicit any funds on the Organization's behalf. Additionally, while all boxes checked on this Schedule G, Part I, Line 1 indicate fundraising activities engaged in by the Organization, Amy Kingman did not contribute directly to any of those efforts. X X X 0 0 0 0 0 0 0 1 0 Deborah Pepper Executive Director/CEO 121125 0 30000 0 0 0 5585 0 13491 0 170201 0 0 0 Part I, Line 7 The Organization may from time-to-time compensate qualifying persons who are also officers, directors, trustees, key employees, or highest compensated employees with a bonus, incentive pay, or other performance-based, non-fixed payment. Such payments are subject to the Organization's compensation and benefit review and approval procedures, and are awarded based on measurable metrics and goal achievements. X 3034 Value per books X 1 4560 Gift date FMV X 5 25084 Value per books 0 0 1 0 Form 990, Part VI, Section A, line 4 The Organization's governing document was revised in January 2025 in the following significant ways: 1. The previous governing document said the Organization's name was "The Hospitality Program, Inc." The revised governing document refer to the Organization as "Hospitality Homes, Inc." (Hospitality Homes, Inc. has been the Organization's standing name as on file with the IRS and as reported on its previous tax returns. (Accordingly, Page 1, Heading box B for name change has not been marked yes.) 2. The previous governing document stated that at least fifty percent of the Board of Directors shall be elected with the advice and consent of the Bishop of the Episcopal Diocese of Massachusetts. The revised governing document removed this requirement. 3. The previous governing document stated that: "No Director may serve more than three consecutive terms. For purposes of the foregoing, a partial term shall not be considered." This section was revised to: "No Director may serve more than three consecutive terms, unless otherwise approved by majority vote of the Board. For purposes of the foregoing, a partial term shall not be considered, nor shall service as an Officer." 4. The powers of the Board of Directors were revised with the addition of the following section: "A majority vote of a quorum of the Board of Directors shall be required to approve the hiring or firing of any executive employee, any structural changes in the organization (including bankruptcy), and all single disbursements in excess of an amount to be set by the Board." 5. The prior governing document stated that the Organization's officers shall be a Chairperson, a Treasurer, a Clerk, and such other officers as the Board may appoint. The revised governing document states that the officers shall be the Chair, Chair-elect, Immediate Past-Chair, Secretary and Treasurer. Additional officers pro-tem may be appointed by the Board for a period of no longer than one year. The revised bylaws also rephrased the roles and responsibilities of the core officer positions. 6. The revised governing document includes a new article for the Organization's staff that describes and defines the duties and responsibilities of the position of Executive Director. Form 990, Part VI, Section B, line 11b The Form 990 is prepared by an outside accounting firm. The Executive Director/CEO and Treasurer initially review the Form 990 after it is prepared by the contracted accounting firm and, upon their approval, the Form 990 is then distributed to the rest of the Board for their review and for final approval by the full Board. Form 990, Part VI, Section B, line 12c The Board Chair explains the Conflict of Interest Policy at board meetings to all board members and addresses any and all questions that the board may have at that time. The Conflict of Interest Disclosure Form is distributed to all board members at the board meeting. Any board members who are absent from the meeting are given the disclosure form electronically. Signed Conflict of Interest Disclosure Forms are collected at subsequent board meetings or are mailed to the offices of Hospitality Homes. Signed copies are kept in permanent files at the organization's corporate office. Form 990, Part VI, Section B, line 15 Officer compensation is reviewed by the board of directors. Hospitality Homes determines an appropriate wage for officer compensation by analyzing databases of the nonprofit sector. Hospitality Homes ultimately determines the amount to be paid to officers based on industry standards set by comparable tax-exempt entities relative to the officer's title, job description and responsibilities and length of service. Form 990, Part VI, Section C, line 19 The organization makes its governing documents, conflict of interest policy, and financial statements available to the public upon request. The organization's tax filings and financial statements are also available on the organization's website, as well as from digital resources, such as Guidestar, The Boston Foundation Online Giving Common platform, and other public access databases. Form 990, Part XII, Line 2c: The audit process has not changed from the previous year.