Help Homes First Rise & Rebuild
You can make a real difference in providing affordable low-income housing in Thurston and Mason Counties by supporting Homes First today!
Updates:
For more information, please contact Trudy: ceo @ homesfirst.org or call 360-915-7513
January 2026 Update:
A New Year, A Critical Crossroads:
Building the Foundation We Need to Thrive
As we step into 2026, we carry forward the extraordinary success of the past year—not one family lost their home
on our watch. That's a testament to you, this community, and the unshakeable belief that housing is a human
right worth fighting for. We enter this new year with hope and determination, knowing what we can accomplish
when we work together.
But we also enter 2026 facing a stark financial reality that we must address head-on: we have no reserve funding,
and the ground beneath us is shifting dramatically.
The Insurance Crisis That Changes Everything
While we were focused on keeping low-income people housed in 2025, the insurance landscape underwent a seismic shift. Our annual insurance costs have more than doubled—jumping from $65,000 to $135,000. Even more concerning, our deductible per incident has skyrocketed from $5,000 to $25,000—a 500% increase that fundamentally changes our risk exposure.
Here's what this means in practical terms: if a pipe bursts, a roof fails, or an electrical emergency strikes—scenarios we face regularly in affordable housing—we now need $25,000 on hand before insurance even begins to cover the costs. Without reserve funding, a single emergency could force us to choose between fixing one critical problem and paying basic operating expenses across all our properties.
This is not sustainable. We simply cannot continue to provide stable housing for nearly 300 families while operating without a financial cushion to absorb these dramatically increased costs.
The Hidden Barrier to Accessing Public Funding
Here's a reality that few people outside the nonprofit housing sector understand: reserves aren't just a safety net
—they're the key that unlocks public funding.
We have access to over $4 million in public contract funds from state and county sources. These are critical r
esources that could expand our capacity to serve more families and strengthen our programs. But there's
a catch: these contracts operate on a reimbursement basis. We must spend our own money first, then wait
30-90 days (sometimes longer) to be repaid.
Without reserve funding to bridge that gap, we cannot access these public dollars. It's like having a key to a
vault filled with resources to help our community, but no way to turn the lock. Every month we operate without
reserves is another month we leave millions of dollars in potential support on the table—money that could directly
benefit the people we serve.
From Survival to Sustainability: What We're Building
We've proven we can weather the storm. Now we need to build the infrastructure that prevents the next one from threatening everything we've accomplished.
Our goal remains clear: we need $500,000 in reserve funding to:
• Cover the dramatically increased insurance deductibles when emergencies strike
• Bridge the funding gap to access over $4 million in available public contracts
• Respond immediately to housing crises without choosing which families to help
• Build genuine financial stability that serves our community for decades to come
The Path Forward: We Need Regional Partners to Step Up
We've asked so much of individual donors, and you've answered with incredible generosity. Now, we're also calling on our regional funders—foundations, government agencies, and institutional partners—to recognize that investing in Homes First's reserves is investing in community stability.
When we have adequate reserves, we can:
• Leverage every public dollar available for affordable housing
• Respond to emergencies without disrupting services
• Plan strategically instead of reactively
• Serve as a stable partner in addressing our region's housing crisis
An Invitation to Build Together
This is not just about saving an organization. This is about ensuring that the most vulnerable people in Thurston and Mason Counties have a champion who can respond when they need help most. This is about building a foundation strong enough to support the weight of this community's needs.
We're optimistic about 2026 because we've seen what this community can do. We've proven that together, we can
keep low-income people housed even in the hardest times. Now, we're asking you to help us build something even
more powerful: a sustainable model that ensures no family loses their home because we lacked the resources to act.
If you can give, please do. If you know a foundation or funder who understands the critical importance of
organizational stability, please connect us. If you can advocate for policies that provide reserves funding to housing
nonprofits, please speak up.
Together, we can transform this moment of vulnerability into a launching point for unprecedented impact. Let's make
2026 the year Homes First doesn't just survive—but builds the foundation to thrive for generations to come.
The Time to Act is Now
Every day without reserves is a day we operate on the edge of crisis. Every day without access to those public contract funds is a day we can't serve families who desperately need housing. We cannot wait—and the families depending on us cannot wait either.
Join us in building not just homes, but hope. Not just shelter, but stability. Not just survival, but a future where everyone in our community has a safe place to call home.
December 2025 Update:
Together, We've Kept Families in Homes. Now, We Need You to Help Us Rise.
As 2025 draws to a close, we stand at a crossroads. Thanks to your extraordinary generosity, we've achieved something remarkable: every single family we serve still has a roof over their head. Not one person has lost their home on our watch. That's the power of this community—your power—in action.
But here's the stark truth: while we've won the battle to keep our doors open, we haven't yet won the war for stability.
The Hidden Crisis Behind Our Success
Imagine waking up to learn your insurance costs have tripled overnight. That's our reality. Our deductible has skyrocketed from $5,000 to a staggering $25,000 per incident—a 500% increase we never saw coming. These aren't just numbers on a spreadsheet. They're the difference between a family keeping their home after an emergency repair and losing everything they've worked for.
Right now, we're walking a tightrope without a safety net. One emergency—a burst pipe, a roof collapse, a heating system failure—could send us tumbling back into crisis mode, forcing us to make impossible choices about which families to help and which homes to save.
From Surviving to Thriving: The $500,000 Challenge
We need to build a reserve of $500,000. This isn't about padding our accounts—it's about protecting lives. Here's what that money means in human terms:
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Immediate crisis response when a family faces an emergency that threatens their housing.
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Bridge funding to access state and county resources (we must spend first, then wait 30-90 days for reimbursement—an impossible burden without reserves).
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The ability to say YES when a family in desperate need comes to our door.
Without these reserves, we're forced to turn away opportunities to create more affordable homes, even when funding is available. We're leaving families in crisis because we simply can't float the costs while waiting for reimbursement.
Your Gift Today Changes Everything
This isn't just about keeping an organization afloat—it's about transforming lives. Every dollar you give helps us move from barely surviving to boldly thriving. It means:
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A veteran won't spend another winter on the streets
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A single parent won't have to choose between rent and medicine
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A senior on a fixed income won't lose their dignity along with their home
The Time is Now
We've proven we can do extraordinary things together. We've weathered the storm. Now, we need to build the foundation that ensures no future storm can shake us.
If you have the capacity to give—whether for the first time or once more before year's end—please act today. Your gift isn't just a donation; it's a lifeline. It's hope materialized. It's the difference between a community where everyone has a safe place to call home and one where too many are left behind.
Together, we don't just provide shelter. We build futures. We restore dignity. We create hope.
Join us in moving from survival to strength. Make your gift today and be part of something transformative.
November'25 Update:
As we approach the end of 2025, we want to share an honest update about where Homes First stands and the challenges we continue to navigate. Your partnership has meant so much to us this year, and we believe in keeping you informed every step of the way.
The Reality We're Facing
This has been an extraordinarily difficult year. Housing emergencies have completely depleted our financial reserves, leaving four of our housing units uninhabitable and generating no income for much of the year. Our operational expenses continue to climb, and we just learned that our property insurance alone is going to double in 2026.
Right now, almost 300 tenants—the lowest-income families and individuals in our community—are depending on us to keep them housed. After 35 years of service, we're committed to not letting them down.
Progress We've Made
Thanks to our supporters, we've made real progress. Our successful Heroes for Housing event and our ongoing Rise & Rebuild campaign have raised almost $210,000—a testament to this community's commitment to housing stability. We're deeply grateful for every contribution.
The Path Ahead
To fully stabilize our operations and ensure we can continue serving our community, we still need to raise $100,000 by the end of the year. We're continuing to reach out to foundation partners, explore every funding avenue available, and work to grow our community of supporters.
We're committed to transparent communication and responsible stewardship. You'll continue to receive regular updates on our progress and see exactly how contributions are being used to rebuild our stability and sustainability.
September'25 Update:
The Imperfect Storm
2025 has tested us in ways we never anticipated, as housing emergencies have devastated our financial reserves. We are navigating a lengthy and stressful insurance claims process while four of our housing units remain uninhabitable, generating no income, and our operational expenses continue to rise. Simultaneously, the costs of maintaining safe, decent housing—utilities, repairs, compliance, staffing—have increased far beyond what our current revenue model can sustain.
These converging pressures have created a cash flow crisis that threatens everything we've built together over the years.
The Immediate Threat
We need $250,000 within the next 60 days. This is not an abstract goal—it is the difference between keeping families housed and having to ask them to leave their homes. Without this emergency funding, we will face the heartbreaking choice of displacing the very people we exist to serve.
Help Us Rise:
2025 has tested Homes First in many different ways. Multiple housing emergencies have devastated our financial reserves, we are navigating a lengthy and stressful insurance claims process, and four of our housing units remained uninhabitable for much of the year; generating no income, while operational expenses continue to rise. Simultaneously, the costs of maintaining safe, decent housing—utilities, repairs, compliance, staffing—have increased far beyond what our current revenue model can sustain.
"These converging pressures have completely depleted our cash reserves, threatening everything we've built together over the last 35 years."- Trudy Soucoup, CEO
The families counting on us include working parents who cannot afford market-rate housing, seniors living on fixed incomes, adults with developmental disabilities, youth, and individuals rebuilding their lives after personal crises. They have nowhere else to go, and we refuse to abandon them—but we cannot house them without the resources to operate. We currently house to close to 300 people.
How We RebuilD:
Looking beyond this immediate emergency, we need $500,000 o fundamentally re-imagine our operating model and build the financial stability that will prevent future crises. This funding will be used to:
• Rebuild our emergency cash reserves to weather future housing crises
• Restructure our operations for long-term sustainability
• Implement outsourcing to reduce our overhead costs
• Implement new revenue strategies that complement our mission
• Adjust our model so we never again face the prospect of displacing families due to financial shortfalls
Our board and leadership team are actively exploring fundamental changes, including potential partnerships for property management, strategic evaluation of our housing portfolio, and new approaches to balancing our social mission with financial reality. These changes take time to implement correctly, but they are essential for our long-term viability.
We are using this challenge as a catalyst for transformation, not just survival.
Our Commitment:
We are committed to partnering with you throughout this process. You will receive regular updates on our progress, learn how your contributions are being used, and see the concrete steps we're taking to build a more sustainable future. The trust you place in us deserves honest communication and responsible stewardship, which we pledge to provide.
We are also committed to using this challenge as an opportunity to become a stronger, more resilient organization that can better serve our community for years to come.
The next 60 days will determine if Homes First can continue as a beacon of hope and stability in our community.
We believe in the power of community. When people understand what's at stake and how they can help, they step forward. Stable housing is worth fighting for, and the people we serve deserve our very best effort.
We need your financial support, your advocacy, and your belief in what we are working toward.
How We Got Here:
This year has tested us in ways we never anticipated, as housing emergencies have devastated our financial reserves. We are navigating a lengthy and stressful insurance claims process while four of our housing units have been uninhabitable for part of the year, generating no income, and our operational expenses continue to rise. Simultaneously, the costs of maintaining safe, decent housing—utilities, repairs, compliance, staffing—have increased far beyond what our current revenue model can sustain.
These converging pressures have created a cash flow crisis that threatens everything we've built together over the years.Three unstoppable forces have placed us in a dire situation:
1. Fewer people are donating to any charity. Tax law changes in 2017 removed the deductibility of charitable donations for many of our supporters. As a result, the rate of donations to Homes First has declined. The number of donors supporting our mission declined by 7.5% in just the last year.
2. Costs are rising. Supercharged by the pandemic, inflation on materials and labor has risen by 26% just since 2020. Tariffs on the very goods needed to make our houses livable will only increase these costs further in the months ahead.
3. We’ve had terrible luck. In just 2025 one property had a fire, another a flood, and a third structural damage from a tree fall. These expenses (and associated loss of tenant income) are impacting us now, the insurance payments still haven’t come in. Even when they do, many of our repair costs won’t be covered.
For questions about this appeal, major gift discussions, or to learn more about our sustainability planning, please contact Trudy at ceo @ homesfirst.org or 360-915-7513
Homes First is a 501(c)(3) Nonprofit EIN: 94-3124800 All contributions are tax-deductible as allowed by law. Receipts will be provided promptly.