February 2016 Meeting-FSA/HRA/HSA; Strategic Use of Medical Tax Favored Products

Today, most employers have adopted a consumerism approach to their employer sponsored health insurance by positioning the plan alongside a tax-advantaged medical savings account. The challenge employers face however, is determining which type medical savings account is best suited for their employee population and how to engage and educate employees on maximizing the benefits of these products.

We will evaluate each product’s advantages and discuss strategies to enhance employee engagement and reduce expenses for both employees and employers alike.

Presenter: Marijane Norris Geary, President, Yozell Associates, Boston MA.

Yozell Associates, a full service employee health and welfare benefits firm, has been providing strategic advice and services to its respective clients for over sixty years. Marijane works with clients to implement strategies that address healthcare cost drivers, total workforce health, absence management, utilization  of specialty pharmaceuticals and changes in the provider delivery system.

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January 2016 Meeting-Enhancing Strategic Decision Making through Cost Allocations and Program Profitability

Summary: It is vital that organizations understand how to measure the profitability of its programs to enhance strategic decision making.  In this session participants will be able to explore the different types of cost allocation methodologies that nonprofit organizations are utilizing and how that information can be used as a tool to evaluate program profitability and value.

The learning objectives of this session are as follows:

  • Identify different methods of allocating costs to programs
  • Measure impact and profitability to identify the value of a program to an organization
  • Discuss ideas on how to best incorporate program analysis into strategic decision making

Presenter:  Tim Warren is a principal at CliftonLarsonAllen LLP and currently leads CLA’s Massachusetts auditing and tax nonprofit practice.  Tim has experience working with many different types of nonprofit organizations including community based, human service, foundations, associations and higher education in a variety of audit, tax and consulting roles.

PDF of the presentation: Cost Allocations and Program profitability.pdf

December 2015 Meeting: Using Technology to Gain Efficiency and Internal Control in Major Business Processes

Summary: Robin Kelley and James Jumes, partners at AAFCPAs, will present and discuss ways in which technology may be used to gain efficiency and internal control in major business processes. Improvements and thoughtful implementation of technology solutions have the ability to reduce process costs, increase quality, reduce the number of errors, reduce the risks of fraud and more.  Attendees will be able to:

  • Better understand how technology can be used to accomplish greater process efficiency, effectiveness, and internal control.
  • Learn how to get started, plan for, and implement technology solutions.
  • Learn the key considerations and the benefits.

 

Write-up from the session:

Robin Kelley and James Jumes, partners at AAFCPAs, presented and discussed ways in which technology may be used to gain efficiency and internal control in major business processes. Improvements and thoughtful implementation of technology solutions have the ability to reduce process costs, increase quality, reduce the number of errors, and reduce the risks of fraud and more.  Robin and James presented ways to better understand how technology can be used to accomplish greater process efficiency, effectiveness, and internal control; discussed how to get started, plan for, and implement technology solutions; and covered the key considerations and the benefits.

When is a good time to assess using technology to enhance operational efficiency and the effectiveness of internal controls?  One occasion is when the organization is going through a rapid growth.  Others are when your current financial system is old or when your system’s existing capabilities are not being fully utilized.    Changes in regulations, a slow system in place, and inefficiencies in internal controls are all occasions to assess technology improvements.  When thinking about improvements to make, look at your major business processes for areas of opportunity. First look at the purchase to pay cycle.  Maybe you could use electronic purchase orders.  Next, consider workflow technology – approvals don’t have to be in paper format.  Next look into ACH (automated clearing house – electronic bill pay) and EFT (electronic funds transfer) to reduce paperwork.    You can also use Positive Pay to send the bank a list of epays, and you can request debit blocking, to make sure that no one is withdrawing funds from your organization without proper authorization.  All of these measures involve the use of software, sometimes through the cloud or sometime you can use your internal server.

Another area that you can use technology to increase efficiency is in the area of payroll and human resources.  For payroll, use can use workflow technology, direct deposit, debit card/pay card, positive pay, and electronic timesheets.  Electronic timesheets need to integrate with the payroll system that you are using and with your financial system.  When assessing financial operations, you should do a flowchart of your current systems to look for inefficiencies and bottlenecks.  Some options are to use automatic allocations and check scanning for bank deposits.   It is very important for new systems to integrate with each other.   Increasing reporting efficiencies will help management get information to program managers in a timely manner.

When making major technological changes and upgrades, there are some key considerations.  First, since everyone is probably already very busy, hire an outside consultant to plan and implement the changes.  Next, some management staff that are resistant or oppose the changes may have to go or be transferred.   Also, you will have to manage the expectation of the users, the executive team, and the Board of Directors.  The IT department should not be the driver of these changes.  You need to determine what the management team wants to get out of any new system, and then look at software solutions.  Examine your business processes – walk through them with everyone who has a stake in them.  Look for opportunities to make the processes more efficient.  You may have to balance the need for internal controls with the need for efficiencies – they are not always the same.  For successful implementation, you will have to appoint a process owner and facilitator, with an outside consultant providing a “third party push.”

October 2015 Meeting: Strategies for Managing the Cost of Office Space

Presentation by Rick Lowe and Brandon Leitner of Cresa Boston, 10/29/15

Summary: It’s no secret that Boston’s real estate market is booming. What does this mean for your nonprofit? Please join Rick Lowe and Brandon Leitner, from Cresa Boston, to learn more about the current Boston area real estate market and strategies that any nonprofit can employ to manage office space costs. Rick and Brandon will provide an overview of the Boston area real estate market and the implications for nonprofits, discuss strategies that tenants can employ now to control their costs, things to consider if you have a lease expiring in the next few years, and what resources are available to help.

 

  • Boston Commercial Real Estate Market Overview
  1. Boston is hot: Commercial tenants are moving into central Boston from Cambridge and the suburbs. More than a third of the tenants seeking downtown space are new–i.e., they don’t already have a presence in Boston.
  2. Back Bay vacancy rate higher among downtown areas: Several large tenants are moving from the Back Bay to the Financial District. They have noticed a flattening of activity in the Back Bay.
  3. Downtown rents going up fast: Other than the Back Bay, vacancy rates in downtown neighborhoods (which they define as the Financial District, Back Bay, Seaport/South Station, and North Station) are in the single digits. Rents have been rising rapidly, especially for “Class B” office space, which has pushed past $40 per square foot.
  4. Tech invasion: Tech firms represent a third of those looking for 5,000-10,000 square feet of Class B space in downtown Boston.
  5. Downtown Crossing is fading as a value niche for nonprofit organizations.
  6. Space near transportation hubs, such as South and North Stations, is attracting the most demand.

 

  • What to Look For as a Tenant
  1. Maintaining a balance between reducing costs and maintaining your workforce: Access to transportation hubs?
  2. Know the landlords’ profit centers
    1. Right-sizing: Don’t rent more than you need. Consider ways to reduce your footprint, such as creating multipurpose space. Investing in the right furniture can help you use your space more efficiently. Pay attention to the difference between usable square feet and rentable square feet. The difference can be 20-30%.
    2. Know the rent: Go to the market and get other offers. Lowering your starting rent can make a big difference over the course of the lease.
    3. Free rent? Sometimes landlords offer free rent initially to offset your relocation costs–though it’s less common in this market.
    4. Tenant improvement allowance: Landlords receive the tax break regardless of whether improvements are being made. Negotiate either to put it to use, or to get a reduction in rent.
    5. Base building: Will you or the landlord be responsible for maintaining infrastructure, electrical, HVAC? Try to make the landlord responsible for HVAC. If the tenant is responsible, know the age of the systems and factor in replacement. Enough capacity? As we make do with less square footage, we squeeze more infrastructure needs (electrical, networking) into less space.
    6. Real estate tax and operating expenses: In many leases, landlord pays base real estate tax and operating expense; tenant pays for escalation. If you’re renewing, it’s important to set a new base year. If possible, push the base year out as far as possible, 12-18 months, if you can. Get a history of operating costs over the past 2-3 years. (And when you get the bill for escalation, scrutinize and challenge what the landlord includes.)
    7. Commission: Representation cost of $1.50 psf is often built into rent. If you don’t use a broker, try to get this back.
    8. Security deposit: Show them your financial reports and/or get a letter of credit from your bank–and push to lower or eliminate your security deposit. If you’re renewing, reference your track record of paying rent on time.
  3. If you get representation, look for someone who only works for tenants. Most real estate agents represent both landlords and tenants, and their interests can be divided.
  4. Your highest point of leverage, as a tenant, is when you’re negotiating or renegotiating–when you’re a free agent. Mark the lease extension date, which is often 12 months before the lease expires. Get a letter of intent from the landlord before the extension date.

 

  • The Real Estate Process
  1. Strategic planning
    1. Zip code analysis: Where do your employees live?
    2. Space programming: Analyze functions in detail, and right-size your space needs
    3. Project schedule: 12 months or more
  2. Due diligence
    1. Market survey and tours
    2. Requests for proposals
    3. Construction estimates
  3. Acquisition
    1. Financial analysis: Costing out options
    2. Letter of intent: This sets forth the terms of your agreement before the lease is written. Very important to get this down in writing.
    3. Lease negotiations
  4. Implementation
    1. Design: Keep in mind that pulling the needed permits can take a long time
    2. Construction
    3. Occupancy: If occupancy is delayed and you need to remain in your former space, a holdover clause will probably apply. You may be paying double rent in your old space.

 

  • Tenant Tips
  1. Be proactive, not reactive.
  2. Right-sizing:
    1. Organizations moving to 100 sf spaces
    2. More egalitarian plans: Same amount of space for employees
    3. Open seating: No assigned seating, but take available workstation
    4. Example: Zipcar has lockers for people’s personal stuff
  3. Let technology help you.
    1. Less space needed for computers, monitors, phones
    2. Purge paper; shrink file storage
  4. Don’t let real estate drive your business.
  5. What goes up must come down: The market will peak sometime. It’s near a high, but will come down. While it’s high, try to avoid a long-term lease. If possible, negotiate termination rights. Subleases can be an option.
  6. Don’t let the linebacker into the huddle: Control the flow of information, and be aware of who knows you’re looking.

 

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September 2015: Addressing Employee Performance Challenges via Well-managed & Effective Corrective Action

September 2015 Meeting:

Addressing Employee Performance Challenges through
Well-managed & Effective Corrective Action

Many nonprofit managers are conflict-avoidant.  So imagine how unenthusiastic they can be when it comes to engaging in disciplinary action (also called corrective action).  The fear of in-your-face arguments and a lack of confidence about how best to proceed reduce the likelihood of a decisive response when a staff person’s performance needs to be addressed.  The bad news is you have to do it, even if you know it will be incredibly stressful. The good news is that there are some basic approaches and tips that make this fearsome supervisory task less onerous.   We’ll talk about how both the organization and the individual supervisor play a role in addressing and resolving problematic work behavior.  Members’ case studies are most welcome.