Retirement Housing Foundation

What Retirement Housing Foundation does

Retirement Housing Foundation (RHF) is a California-based 501(c)(3) non-profit founded in 1961 that operates one of the largest nonprofit affordable housing portfolios in the United States, encompassing 198 communities across 29 states, Washington D.C., Puerto Rico, and the U.S. Virgin Islands, serving more than 22,500 low-income residents in approximately 18,210 housing units. Its residents are predominantly older adults aged 62 and older meeting HUD income criteria, with additional programs for low-income families and persons with disabilities; a single Park Place community in Seattle also integrates assisted living with affordable housing.

The operating model is built around federal affordable housing programs — primarily HUD Section 202, Project Rental Assistance Contracts (PRAC), Section 8 Housing Assistance Payments, and the Low-Income Housing Tax Credit (LIHTC) — under which residents pay approximately 30% of adjusted income in rent and the federal subsidy covers the balance. RHF runs a vertically integrated property management operation through two wholly-owned subsidiaries, Foundation Property Management, Inc. and RHF Management, Inc., supported by a centralized Occupancy and Tax Credit Compliance department that processes more than 8,500 Section 8 subsidy billings monthly and oversees 130+ HAP/PRAC contract renewals. Mission-aligned resident programs (Social Service Coordinators in 100+ communities, Project H.A.N.D.S. volunteer initiative, Resident Benevolence, Youth Education Scholarships, Gifts for RHF Kids) are funded through RHF Charitable Foundation, a 501(c)(3) fundraising arm.

Revenue is generated from rental income across HUD-subsidized and LIHTC communities (Tina Robinson, VP of Housing Accounting, oversees $146 million of managed housing revenue across 160 communities), tax-credit equity and development fees on new construction and acquisitions, and charitable contributions to the RHF Charitable Foundation. Capital expenditures have been substantial: more than $50 million spent on renovations over the prior two-year window, with notable projects including $37 million at Marple Manor and Ralston Tower, $17 million at The Concord Pasadena, and $10 million at Culver City Rotary Plaza.

Name

Retirement Housing Foundation

Legal name

Retirement Housing Foundation

Website

https://rhf.org

Company type

Private

Founded year

1961

Operating status

Operating

Headcount range

1,001–5,000 employees

Short description

Retirement Housing Foundation is a 501(c)(3) nonprofit founded in 1961 that operates 198 affordable housing communities across 29 states, serving more than 22,500 low-income seniors, families, and persons with disabilities under HUD and LIHTC programs.

Ownership category

akta.pro rank

Product category

Affordable Senior Housing Services

NAICS

Other Residential Care Facilities (623990), Other Community Housing Services (624229)

SIC

Services-Nursing & Personal Care Facilities (8050), Services-Social Services (8300)

akta.pro primary industry

Affordable Rental & Multifamily Housing Finance Programs (LIHTC/Tax Credits/Subsidized Loans) (FSALAKAF)

akta.pro secondary industries

State & Local Housing Finance Agencies (HFAs) (FSALAKAA), Community Development & Neighborhood Revitalization Housing Programs (FSALAKAO)

Keywords

• Affordable senior housing
• Subsidized rental housing
• HUD Section 202 housing
• LIHTC tax credit housing
• Low-income housing services

Headquarters

HQ city

Long Beach

HQ country

United States

HQ region

North America

Offices7 records

Markets served

GTM type

B2C

Offering type

Services

Cost components

Personnel, Operations, Infrastructure, Others, Marketing or Sales, Technology or R&D

Revenue model

1. Affordable Housing Rental Income (HUD-subsidized): Residents pay approximately 30% of their adjusted income in rent across HUD 202, Section 8, and PRAC-subsidized communities; the remainder is paid by HUD or another subsidy stream. Income is recurring and contract-based through Housing Assistance Payment (HAP) and PRAC contracts.
2. Tax Credit Housing Revenue (LIHTC): Income from tax credit housing communities operated under the Low-Income Housing Tax Credit (LIHTC) program; RHF's Vice President of Housing Accounting oversees accounting, audit, and compliance for 160 HUD and tax credit communities generating revenue of over $146 million.
3. Charitable Donations & Grants (RHF Charitable Foundation): RHF Charitable Foundation is the fundraising division of RHF and raises, manages, and distributes charitable funds (Affordable Housing Fund, Resident Benevolence, Gifts for RHF Kids, Youth Education Scholarships, Project H.A.N.D.S.) to support RHF's mission. RHF Charitable Foundation is a 501(c)(3) non-profit, Tax ID 47-2747112.
4. Acquisition & Development Fees: RHF acquires existing affordable housing communities to preserve affordability and develops new affordable housing communities in partnership with co-sponsors, generating returns via long-term operations and tax credit financing.

Pricing tiers

Go-to-market motion1 record

Distribution channels3 records

Marketing channels9 records

Core offering

Retirement Housing Foundation (RHF) operates a national portfolio of 198 affordable housing communities providing subsidized rental housing to more than 22,500 low-income seniors, working families, and persons with disabilities across 29 states, Washington D.C., Puerto Rico, and the U.S. Virgin Islands. RHF communities are operated primarily under HUD 202 (residents pay ~30% of adjusted income), Section 8/HAP, PRAC, and LIHTC tax credit programs, supported by full-time Social Service Coordinators in 100+ communities, in-house property management, and a 501(c)(3) Charitable Foundation funding pipeline for resident programs and youth scholarships.

Product overview

Retirement Housing Foundation (RHF) is a non-profit organization operating as a single integrated affordable housing provider, not a multi-product SaaS platform. Founded in 1961, RHF sponsors and manages a unified national portfolio of approximately 182–198 affordable housing communities across 27–29 states, Washington D.C., Puerto Rico, and the U.S. Virgin Islands. Its core service offering is organized into four housing lines: Affordable Housing for Older Adults, Affordable Housing for Working Families, Affordable Housing for People with Disabilities, and a single Affordable Assisted Living community (Park Place in Seattle). Notable named community properties include Angelus Plaza (Los Angeles flagship), Congregational Place, Harvest Pointe, Marple Manor, Ralston Tower, Pecan Place, and many others. Property operations are conducted through two subsidiaries—Foundation Property Management, Inc. (FPM) and RHF Management, Inc. RHF's resident-facing programs (Project H.A.N.D.S., Resident Benevolence, Social Service Coordination, Gifts for RHF Kids, Youth Education Scholarships) are funded and administered through the RHF Charitable Foundation, the organization's fundraising 501(c)(3) division.

Differentiator

Problem solved

Functional benefit

Brands

• RHF Charitable Foundation: The fundraising division of Retirement Housing Foundation; responsible for raising, managing, and distributing charitable funds (501(c)(3), Tax ID 47-2747112).
• Project H.A.N.D.S. (Helping Angels National Donated Support)

Products and services

• Affordable Housing for Older Adults RHF's original and largest service line providing subsidized rental housing for seniors meeting HUD income and age criteria (typically 62+ for HUD 202; 55+ for LIHTC). Residents pay approximately 30% of adjusted income as rent under HUD 202, Section 8/HAP, and PRAC programs; LIHTC properties have published rent ranges subject to eligibility/verification. Encompasses the majority of RHF's 198 communities across 29 states plus DC, Puerto Rico, and the US Virgin Islands.
• Affordable Housing for Working Families Subsidized rental housing communities for low-income families meeting HUD income criteria. Includes garden-style and townhouse-style multifamily properties such as Hillcrest Acres Apartments (Attleboro, MA, 100 units), RHF Sonata at Riverpark (Oxnard, CA), and Crenshaw Gardens (Los Angeles). Pair with youth programs including Gifts for RHF Kids (1,300+ gift cards annually) and Youth Education Scholarships.
• Affordable Housing for People with Disabilities Subsidized rental housing communities for individuals meeting HUD income criteria who have disabilities, including mobility, hearing, and visual impairments. Many units in older-adult communities are also designed for the sensory and mobility impaired. Congregational Place includes on-site San Ysidro Health PACE (Program of All-Inclusive Care for the Elderly) clinic.
• Affordable Assisted Living (Park Place) The unique combination of assisted living and affordable housing at Park Place in Seattle, WA, operated in partnership with the City of Seattle. Provides assisted-living services at an affordable price for lower-income older adults. The only RHF community of this type across the 198-community portfolio.
• Foundation Property Management, Inc. Wholly-owned subsidiary property management entity responsible for day-to-day operations of RHF's affordable housing communities. Operates the Grievance Procedure for residents and oversees community managers, maintenance, and resident relations across the portfolio. Stuart Hartman serves as licensed real estate broker for this entity.
• RHF Management, Inc. RHF's property management arm for affordable housing communities serving low-income seniors, working families, and persons with disabilities. Supervised by the Vice President of Affordable Housing Operations (Yuri Escandon since October 2022). Works in conjunction with Foundation Property Management, Inc. across the 198-community portfolio.
• RHF Charitable Foundation Fundraising and grant-making division of RHF, responsible for raising, managing, and distributing charitable funds to support RHF's affordable housing mission. A 501(c)(3) non-profit organization (Tax ID 47-2747112). Operates the Affordable Housing Fund, Resident Benevolence Fund, Gifts for RHF Kids, Youth Education Scholarships, and Project H.A.N.D.S. Stephanie Titus serves as President. Donations accepted via online forms (GiveSmart/MobileCause), planned gifts, checks, and in-kind donations.
• Project H.A.N.D.S. (Helping Angels National Donated Support) Resident-led volunteer program in which RHF residents and staff partner with local organizations to hand-make and donate items (blankets, scarves, sweaters, backpacks, personal care bags, etc.) to hospitals, schools, shelters, and other community organizations. Operates approximately 100 active groups producing 30,000-40,000 handmade items donated annually. Funded entirely through donor support. Registered trademark/program of RHF.
• Resident Benevolence Program RHF Charitable Foundation fund providing rental assistance and benevolence programs to RHF residents of all ages. Includes the Kicks 4 Kids program providing back-to-school shoes to young residents in family communities.
• Gifts for RHF Kids Annual holiday gift card program distributing over 1,300 gift cards each December to every child residing in an RHF family community. Celebrating 28 years in 2025. Funded through RHF Charitable Foundation.
• Youth Education Scholarships RHF Charitable Foundation awards thousands of dollars annually in educational scholarships for books, school supplies, tuition, and tutoring services to children and young adults residing in RHF family communities. Includes the Aging Services Scholarship.
• Social Service Coordination Program On-site Social Service Coordinator (SSC) staffing in more than 100 RHF communities, providing health/wellness programs, SNAP application assistance, food bank coordination, fall prevention/medication management education, transitional care after hospitalization, and social isolation prevention. SSCs help residents age in place; 93% of residents in communities with an SSC continued living independently in 2020 per AASC case studies.

Named customers11 records

Segments5 records

Ideal customer profiles5 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Integration7 records

Feature3 records

Partnerships

23 partnerships are on record, tiered flagship, moderate and minor.

• United Church of Christ (Council for Health and Human Service Ministries / CHHSM)flagshipStrategic or Co-development PartnerRHF was founded in 1961 by two UCC clergymen and a layperson and remains affiliated with the Council for Health and Human Service Ministries (CHHSM) of the UCC. Robert Amberg previously served on CHHSM's board. RHF has a long-standing faith-based relationship with the UCC, including joint Hurricane Harvey and general hurricane relief donations ($106,652.93 in 2017).
• LeadingAge (and state affiliates)flagshipStrategic or Co-development PartnerRHF is a member of LeadingAge and its state affiliates. Stephanie Titus serves on the Equity Cabinet for LeadingAge California. RHF partnered with LeadingAge and Community Catalyst via a CDC Vaccine Equity and Access Program grant ($10,000) for COVID-19/flu vaccine education.
• Council of Health and Human Service Ministries (CHHSM) of the United Church of ChristflagshipStrategic or Co-development PartnerRHF is a member of CHHSM. Stuart Hartman has spoken on 'Affordable Housing' for CHHSM. Robert Amberg previously served on CHHSM's board of directors.
• Stewards of Affordable Housing for the Future (SAHF)moderateStrategic or Co-development PartnerStuart Hartman has held positions on the Board of Directors and Committees for SAHF.
• U.S. Department of Housing and Urban Development (HUD)flagshipStrategic or Co-development PartnerRHF operates communities under HUD 202 (Low-Income Housing for Elderly), Section 8/HAP (Housing Assistance Payment), and PRAC (Project Rental Assistance Contracts) programs. HUD subsidizes rent for eligible residents paying ~30% of adjusted income. Scott P. Moore, Legal Specialist at HUD, received RHF's 2020 Friend of the Elderly award.
• Community Congregational Development Corporation (CCDC)moderateStrategic or Co-development PartnerCCDC is a 501(c)(3) corporation based in Chula Vista. CCDC co-developed Congregational Place with RHF, the second such partnership in Chula Vista. Ruth Jones serves as President of CCDC.
• San Ysidro HealthmoderateStrategic or Co-development PartnerSan Ysidro Health operates a Program of All-Inclusive Care for the Elderly (PACE) on the first floor of Congregational Place in Chula Vista, CA, providing preventive, primary, acute, and long-term care services to income and age-eligible seniors in the South Bay area.
• City of SeattlemoderateStrategic or Co-development PartnerThe City of Seattle partnered with RHF on Park Place, the only RHF community combining Assisted Living and Affordable Housing for lower-income older adults.
• City of Kaukauna, WisconsinmoderateStrategic or Co-development PartnerCity of Kaukauna has partnered with RHF for 40+ years, originally approaching RHF to build affordable senior apartments on a historic site. Received RHF's 2026 Friend of the Elderly award for tornado recovery support at Round House Manor in May 2023.
• EcumenmoderateChannel Partner/ Reseller/ DistributorPer January 2026 news, RHF acquired five senior housing communities in Minnesota from Ecumen, ensuring their affordability for the next 40 to 50 years.
• Caring Communities Risk Retention GroupmoderateStrategic or Co-development PartnerRobert Amberg serves on the board of directors of Caring Communities Risk Retention Group, in which RHF has an equity interest - providing risk management services to senior care and affordable housing organizations.
• City of Los Angeles Housing Department (LAHD)minorStrategic or Co-development PartnerAndre Perry (RHF VP & COO) previously served as Manager of the Proposition HHH Unit and Multifamily Tax-Exempt Bond Unit for LAHD, indicating ongoing working relationship with the agency on affordable housing development in LA.
• CityViewminorStrategic or Co-development PartnerBob Fard (RHF VP of Development and Acquisitions) previously worked at CityView (Henry Cisneros' firm) on affordable housing projects starting in 2007. Henry Cisneros, CityView's Executive Chairman, attended RHF's Darson Marie Terrace groundbreaking in 2015 and received RHF's 2013 Friend of the Elderly award.
• Centers for Disease Control and Prevention (CDC)minorStrategic or Co-development PartnerCDC awarded RHF a $10,000 grant via the Vaccine Equity and Access Program (VEAP) in February 2022 to increase COVID-19 and influenza vaccine confidence and access among older adults.
• Peppermint RidgeminorStrategic or Co-development PartnerStuart Hartman has held positions on the Board of Directors and Committees for Peppermint Ridge, a nonprofit organization serving individuals with intellectual and developmental disabilities.
• Community CatalystminorStrategic or Co-development PartnerCommunity Catalyst partnered with LeadingAge and the CDC to deliver the Vaccine Equity and Access Program (VEAP) grant to RHF for COVID-19 vaccine education.
• Henry Cisneros / Former HUD SecretaryminorStrategic or Co-development PartnerHenry Cisneros, Former Secretary of HUD and Executive Chairman of CityView, attended RHF's Darson Marie Terrace groundbreaking in San Antonio (2015) and received RHF's 2013 Friend of the Elderly award.
• National Affordable Housing Trust (NAHT)minorStrategic or Co-development PartnerJim Bowman, President & CEO of the National Affordable Housing Trust, received RHF's 2017 Friend of the Elderly award. Dr. Laverne Joseph was a founding member of NAHT.
• Elderly Housing Development and Operations Corporation (EHDOC)minorStrategic or Co-development PartnerSteve Protulis, President/CEO of EHDOC, received RHF's 2019 Friend of the Elderly award.
• Meals on Wheels Association of AmericaminorStrategic or Co-development PartnerEllie Hollander, President & CEO of Meals on Wheels Association of America, received RHF's 2014 Friend of the Elderly award.
• Schochet Associates, Inc.minorStrategic or Co-development PartnerJay Schochet and Richard Henken of Schochet Associates, Inc. received RHF's 2012 Friend of the Elderly award - a multifamily housing developer and owner.
• U.S. Department of Housing Urban Development (HUD) - 202 ProgramflagshipStrategic or Co-development PartnerRHF communities are subsidized by HUD under the 202 (Low-Income Housing for Elderly) program, providing construction funds and ongoing rent subsidies where residents pay 30% of income and HUD pays the balance. RHF has built many of its communities under this program since the 1960s.
• California State Assembly / City of Chula Vista (Congregational Place groundbreaking)minorStrategic or Co-development PartnerRepresentatives from the California State Assembly and Chula Vista City Council (including Mayor John McCann) participated in the May 2024 groundbreaking for Congregational Place, indicating RHF's government partnerships for affordable housing development.

Scale indicators11 records

Recent moves7 records

Expansion highlights5 records

Direct peers

• Mercy Housing: Major nonprofit affordable housing organization operating affordable rental housing for families, seniors, and persons with disabilities across 40+ states using LIHTC, HUD, and tax-exempt bond financing. Highly comparable operating model and resident mix to RHF.
• National Affordable Housing Trust (NAHT): Nonprofit affordable housing organization and RHF partner (Dr. Laverne Joseph was a founding member). Operates affordable rental housing using LIHTC and HUD programs with a comparable mixed-population mission.
• Elderly Housing Development and Operations Corporation (EHDOC): Nonprofit affordable housing provider focused specifically on elderly housing, operating multiple HUD-subsidized senior communities. Closely comparable to RHF's original and core service line of affordable housing for older adults.
• Presbyterian Senior Living: Faith-based nonprofit providing senior housing, personal care, and healthcare services across multiple states, with a significant affordable housing component funded through HUD programs. Comparable faith-based heritage and senior housing focus.
• National Church Residences: One of the largest nonprofit senior housing providers in the U.S., operating 340+ communities across 25+ states. Directly comparable to RHF in mission, faith-based heritage, HUD-subsidized operating model, and portfolio scale, and is a fellow CHHSM/UCC-affiliated organization.
• Volunteers of America National Services: National faith-affiliated nonprofit that operates affordable housing, senior living, and supportive services programs for low-income seniors, families, and individuals with disabilities using HUD subsidies and LIHTC financing. Comparable multi-state affordable housing portfolio.

Others

• LeadingAge: National association of nonprofit aging services providers including affordable housing operators. RHF is a member and has collaborated with LeadingAge on CDC vaccine equity grants; provides industry peer comparison for membership, advocacy, and policy influence.
• National Low Income Housing Coalition (NLIHC): National advocacy organization dedicated to ending the affordable housing shortage; RHF is a member. Functions as an industry/thematic peer in the broader affordable housing policy ecosystem rather than a direct operator.
• Stewards of Affordable Housing for the Future (SAHF): Coalition of 12+ major nonprofit affordable housing providers. RHF executive Stuart Hartman has served on SAHF's board, indicating direct membership ties. Functions as an industry peer network and policy/advocacy vehicle rather than a direct operator.

Broad incumbents

• Brookdale Senior Living: Largest U.S. operator of senior living communities, including independent living, assisted living, and memory care. While primarily for-profit and serving a higher-acuity/market-rate segment, Brookdale represents the broader senior housing incumbent landscape RHF competes with for residents, staff, and capital.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/rhfoundation
• YouTubeyoutube.com/channel/UCMsXLPGQF-5lGpmOSxU_U4w
• Facebookfacebook.com/retirementhousingfoundation
• LinkedInlinkedin.com/company/retirement-housing-foundation
• Instagraminstagram.com/retirementhousingfoundation

Compliance7 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles13 records

Subsidiaries4 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Retirement Housing Foundation