About us

A Builder's Track Record, Turned Toward Mission

Started in 2025 by builders who were tired of watching good houses sit empty. A Pennsylvania nonprofit that renovates its way to affordable homeownership.

Our Story

The Hope Grows at Home Foundation is a Pennsylvania nonprofit housing developer, established in 2025 to bring safe, quality, affordable homeownership within reach for working households in the Pittsburgh area.

Before there was a foundation, there was a construction company. Over nine years, JL HomeBuilders worked with community development organizations on roughly one hundred single-family home renovations, more than $6,000,000 of investment in Pittsburgh-area communities. House by house, the crew saw the same pattern: a vacant property renovated well does more than shelter one family. It steadies the whole street.

In 2025, founder Justin Livingston established the Hope Grows at Home Foundation to turn that operation toward mission: buying vacant and distressed houses, renovating them to move-in-ready condition, and selling them at or near break-even to families earning 60 to 80% of Area Median Income. JL HomeBuilders continues to back the foundation with funding, operational support, and construction expertise.

That relationship is our biggest practical advantage. Most housing nonprofits have to hire out their construction. Ours is in-house, which means projects move faster, budgets hold, and the quality standard belongs to the same people who set the mission.

A rebuilt room at our Margray project, with new windows and finished walls

Safe, quality, affordable housing for individuals and families who might otherwise be unable to access homeownership.

Our mission

To address the growing need for safe, quality, and affordable housing by transforming vacant buildings into stable, affordable homes for individuals and families.

The experience behind it

More than 60 years of combined construction experience and 35 years in the nonprofit sector, spanning pre-construction, fundraising, project management, and final sale.

Independence and accountability

The foundation is a Pennsylvania nonprofit corporation with its own board of directors, recognized by the IRS as a 501(c)(3) tax-exempt organization.

A Team Driven by Craft and Follow-Through

Every project photograph on this site is our own work, on our own job sites: nothing staged, nothing stock.

Finished renovation work
Finished work: interior or
Finished renovation work
Finished renovation work
Finished work: front
Finished work: front
Finished work: windows and doors
Finished work: roof
Finished work: kitchen
Finished renovation work
Finished work: bath
Finished work: bath
Finished renovation work
Finished work: interior
Finished work: bath
Finished work: basement bath
Finished work: new windows and renovated room
Finished work: electric boxes new flood light
Finished work: bathroom
Finished work: bathroom

The People Doing the Work

Justin Livingston

Executive Director and Founder

25-year career, 5,000+ projects led, $30M+ in value

Justin founded the organization with a commitment to improving communities through quality construction and responsible redevelopment. Over a 25-year career he has led more than 5,000 projects valued at over $30 million, with experience spanning project planning, estimating, construction management, quality control, and client relations. That range gives him a practical understanding of every stage of the development process.

Justin holds a Bachelor of Science in Mechanical Engineering (1995) and a Master of Science in Engineering Management (2012), both from Point Park University.

Mike Madden

Construction Manager

12 years in the field, 2,000+ projects, $10M+ delivered

Mike's career has been built in the field: 12 years of hands-on construction experience managing projects from initial planning through final completion, with more than 2,000 projects and a combined value exceeding $10 million behind him. He oversees day-to-day construction operations, keeping projects on schedule, within budget, and up to spec.

His attention to detail and practical problem-solving are a big part of why our homes are ready for the families who move in.

Blair Kossis

Pre and Post Construction Manager

20+ years, NeighborWorks-trained, PA real estate license

Blair brings more than 20 years of experience across nonprofit management, construction management, property operations, and real estate development. Blair has managed multimillion-dollar construction and rehabilitation projects, overseeing grants, contractors, schedules, and compliance so that projects finish efficiently and within budget.

Blair's training includes the NeighborWorks Training Institute, and Blair holds an active Pennsylvania real estate license. Blair is also the person you will most likely talk to first when you reach out.

Dan Sullivan

Vice President, Board of Directors

Co-created Save Your Home, 5,000+ homeowners helped

Dan brings 25-plus years of experience in the community development and affordable housing space to First Commonwealth Bank's mortgage team. During the foreclosure crisis of the 2000s he co-created the Allegheny County Save Your Home program, the county's first-ever foreclosure intervention program, which assisted more than 5,000 homeowners in staying in the place they call home. He also played a significant role in the creation of both the Penn Hills Homebuyer Assistance Program and the 1st Home Allegheny Program, which has assisted hundreds of homebuyers in securing their first home purchase.

Dan serves as Vice President of the Board of Directors of Hope Grows at Home. He has also worked diligently with local, state, and federal elected officials in shaping public policy and programs focused on homeownership and asset building for low to moderate income households throughout the Southwestern Pennsylvania region.

A graduate of the University of Pittsburgh with a Bachelor of Arts degree, Dan is a lifelong Steelers, Pirates, and Pens fan, and proudly calls Pittsburgh home.

Governance

The foundation is governed by a board of directors: Justin Livingston, President, and Dan Sullivan, Vice President. Board oversight covers program eligibility standards, project selection, and finances.

Get Involved

Buy

Our homes are for working households, and we will help you find out if you qualify. No dead ends.

See if you qualify

Fund

Grant and partnership inquiries are welcome. We are glad to share program documentation, budgets, and references.

Fund the work

Partner

Neighborhood organizations and local governments: bring us a housing need or a property, and we bring the crew.

Partner with us

Start the conversation

A message goes straight to our team.

Contact us