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2009 An analysis of the organizational dynamics that shape PHA—a nonprofit organization devoted to community development and quality of life. Professor John Yelvington GB519-6: Measurement & Decision Making 10/27/2009 By Try L. Muller
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Evaluating the Nonprofit Dynamic: An analysis of the organizational dynamics that shape PHA—a nonprofit organization devoted to community development and quality of life. By Try L. Muller
2009
Professor John Yelvington GB519-6: Measurement & Decision Making
10/27/2009
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Introduction
The Piedmont Housing Alliance (PHA) is a service-oriented regional nonprofit
organization that is federally funded by the U.S. Department of Housing and Urban
Development (HUD), Virginia Fair Housing Office (VFHO), and also receives funding
from local state and county governments. PHA’s mission is to ensure quality of life by
offering a variety of community development services that are geared towards the very-
low to moderate-income families in the region. The organization is broken down into two
interrelated divisions: Affordable Development & Special Projects and Housing
Counseling & Fair Housing.
Under the Affordable Development and & Special Projects division PHA has
numerous LLC’s that are related to various affordable housing projects and rental
properties. Each affordable housing project is a renovation, redevelopment, or brand
new development that is either completely funded by tax credits, federal grants, or a
combination of the two— supplemented by PHA’s special projects account. These
projects are strategically placed in poor neighborhoods or in close proximity to low-
income areas in efforts to improve the demographic makeup, physical characteristics,
and economic value. Subsequently, the “special projects” portion includes initiatives that
supplement affordable development such as organizing community gatherings, building
community centers, or redeveloping parks in certain low-income areas.
The services provided under the Housing Counseling & Fair Housing division are
plentiful and free of charge. Housing counseling involves in array of services. These
include a first-time homebuyers program, credit counseling, a partnership with the local
Credit Union that offers short-term loans to combat predatory lending and payday loans,
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a 2:1 match savings program, down-payment assistance, and foreclosure prevention
assistance. Subsequently, fair housing supplements these services by ensuring and
promoting fair housing awareness through education workshops, fair housing
certification clinics, testing locations for housing discrimination, and handling the
complaint enforcement process. Thus, PHA is a very well-rounded organization with an
extensive stock of services geared to enhancing quality of life.
Balanced Scorecard Evaluation
Financial (costs, segment margin, ROI): The first critical success factor for PHA
is its cost management. Cost management is vital to the organization since financial
resources must be efficiently allocated within a nonprofit setting. To mitigate segmental
costs, both divisions apply for additional grants aside from what is already allocated to
the entire organization from HUD. This allows for each segment to operate
independently without worrying about unnecessary financial impacts from other
segments. As another strategy, PHA creates partnerships with other local organizations
that have interest in a new project. For instance, PHA used tax credits and other grant
money to cover the planning costs of a brand new groundbreaking affordable housing
development but still needed to raise money to complete the land purchase. So, PHA
partnered with the Charlottesville Housing Redevelopment Authority (CHRA) and
Jordan Development Corporation (JDC) who took on the remaining financial obligation
in order to have their organization’s name associated with the community development
project. Also, fundraising activities often help with cost mitigation as donors often make
financial commitments to PHA on a yearly basis or help with bridge money on projects.
Furthermore, throughout the year, the leadership and board of directors host various
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events where community stakeholders are briefed on the outlook for PHA in the coming
years— often resulting in significant financial contribution for these endeavors. These
are all great efforts to alleviate unnecessary financial burdens.
PHA clearly makes great endeavors to effectively manage its overall costs. Each
segment seems to use its money moderately and with prudence. The housing
counseling segment often has left over money at the end of the year and the
development segment often looks for ways to flatten out its costs. However, PHA often
acts as a small loan center for other nonprofit organizations— subsequently finding
themselves in situations where moving forward is subject to the return of these funds.
The loans are problematic because the cash flow of a nonprofit organization is subject
to inconsistent grant money allocation. Since these are not typical loans— more of a
personal loan— PHA is often subject to inopportune cash flow situations that either
inhibit project flow or prevent delving into other opportunities.
Although the organization is a nonprofit, PHA has created LLC’s for certain profit-
making projects and investment-oriented projects in order to create some equity in the
organization. Over the past six years, PHA has purchased and renovated eight rental
properties, of various sizes, that it currently manages. To date, these investments have
generated a modest ROI of 28%. The ROI has suffered greatly due to poor planning
that lead to the purchasing and renovating of two properties in the beginning of 2007—
on the cusp of, and during, an economic downturn. Of these eight properties, PHA has
broken even on three, profited on three, and is at a loss on the recent two projects. The
organization’s profitability has also diminished due to a poor housing market in which
PHA tried to sell three homes— only selling one since 2007 and slowly losing value on
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the others. In the wake of an unfavorable economy, PHA undertook some risks that may
not have been properly assessed.
Customer (response time, satisfaction, product quality): Customer response time
is very important to both segments. The Affordable Development & Special Projects
division often has problems with customer response time because of project efficiency.
This is especially true in cases where PHA is renovating one of their new properties and
residents must be temporarily displaced in order to complete the lengthy project.
Though residents were very satisfied with the finished project, the process was too
drawn out and it resulted in disconcerted residents. Poor planning and strategizing as
how to effectively implement this process inhibited the response time. As for PHA’s
other division, surveys are used to judge client satisfaction, efficiency, and product
quality in the Housing Counseling and Fair Housing division. Every client is given a
survey to take so that managers understand where adjustments need to be made in
program implementation. Hence, this division always operates— in regards to the
client— at optimum levels of efficiency with high rates of response due to the
information they receive from clients about the level of quality and service. Despite
some setbacks in the development division, the quality of the organization’s service and
the relationship with its clients makes PHA a highly valued resource in both the
community and the region.
Internal Business (risk assessment, fund allocation, segment evaluation): In
order for PHA to improve its processes and overall efficiency, they must improve their
risk assessment endeavors in order to make more appropriate decisions. Putting
together a more circumspect risk assessment strategy will allow the organization to be
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more efficient in its use of time, money, and management when evaluating investment
opportunities. This will also help both the internal and external workflow because
resources (time, money, management hours) will be allocated so as to generate the
greatest returns. Furthermore, PHA’s resources will be more effective when strategically
allocated and will prove to be more valuable.
PHA does a good job of proportionately allocating funds to programs according
to how they will be utilized. Both segments are evaluated a year in advance in order to
generate financial estimations of program needs. Thus, the dispersed money is often
more than adequate for program services. Risk assessment strategies will complement
fund allocation because there will be justification for where, why, and how money is
being used. Segment evaluation is such an important factor because it is ultimately the
deciding factor for how much money each segment is awarded through their respective
grant applications. The more money a segment is awarded, the less likely it is to have
an impact on the costs of another segment— providing continuity in operational flow.
The leadership team at PHA does a very good job of segment evaluation through the
use of statistics provided by an automated system and through the surveys filled out by
clients. The Affordable Housing and Special Projects division has an explicit list of
objectives— both time and quality oriented— by which the program is assessed.
Segment evaluation also relies heavily on the scope of work report generated by each
segment’s managers— detailing objectives and goals to reach throughout the year.
However, this will be touched on in more depth about the organization’s efficiency.
Overall, PHA must improve its processes and strategies so that human and financial
resources are used more effectively.
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Learning and Growth (product innovation, skill development, communication):
The Executive Director and the leadership team do a poor job of communicating the
macro-outlook of the organization. There are multiple partnerships, projects, and
community improvement endeavors that are not consistently communicated to the
employees. This is vital to the organization’s success because the employees should
always be aligned with company objectives and strategy. This requires that
management effectively communicate this information to its employees so that
everyone is moving in the right direction. Also, PHA employees represent the
organization at various public events throughout the year— further increasing the
importance of communicating company endeavors so that employees can accurately
communicate this information to potential clients.
Employee development is vital to PHA’s success when taking into consideration
the number of certifications housing counselors and program managers must have in
order to carry out their responsibilities. Furthermore, each leadership team member is
required to complete a week-long leadership program every year. Also, professional
development is somewhat of a perquisite because employees are encouraged to
participate in any educational advancement and role-specific opportunity they find
beneficial. Hence, this past year, every employee has been involved in at least one
professional development workshop. As employees improve their business acumen,
they develop more ownership in their responsibilities and experience a higher level of
job satisfaction.
Product innovation at PHA is critical as it continues to improve the quality and
variety of its services. Creating a partnership with the Credit Union to offer an alternative
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non-predatory payday loan and creating Creciendo Juntos as an outreach initiative to
the Latino community, are just a couple of ways that PHA has changed its products to
reach its target client. These recent additions to an already extensive stock of services
are a great example of how the organization attempts to use its resources to their full
potential. When resources are available, PHA does not hesitate to create a new avenue
by which to reach its clients.
Costs & Quality PHA has four significant costs that directly relate to the quality of its products and
services: quality improvement, professional development, final project inspections, and
maintenance repairs of rental properties. Quality improvement applies to the
organization’s younger home projects. Hence, it is a prevention cost since quality
improvement measures are taken in order to avoid the incurrence of unnecessary costs
due to diminishing materials. These quality improvements are made in the project
planning process and to the affordable home projects. As a way to standardize each
affordable housing project, PHA focuses on certain sustainability practices: EcoMod
(Ecological Modular Housing), air filter replacements, floor insulation, interior storm
windows, compact fluorescent lighting, and floating wood floors. These short-term costs
provide a lot of economic value and allow for longevity and long-term cost management
because it improves the sustainability of each project.
As mentioned before, the professional development is vital to the quality of
PHA’s services. Thus, it is another prevention cost— necessary to the accuracy of
information and quality of service provided to clients. The counseling services are
geared toward prevention— foreclosure, bad credit, predatory lending, discrimination—
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and thus it is important that employees continue to enhance their knowledge to
disseminate information properly.
Sub-contracting planners to inspect the excavated project sight, and
subsequently, the finished project, are significant appraisal costs related to product
quality. The site inspections have proven to be the most significant in PHA’s quality
assurance process because some potential projects have been analyzed as being in
close proximity to over-saturated soil. These pre-construction inspections have
improved the longevity and reliability of the organization’s home projects.
External and internal failure costs are incurred when maintenance repairs must
be done in the PHA rental properties. New materials are often needed in some of the
older properties and PHA’s property management team sub-contracts people to perform
this work. Liability costs have also been incurred at PHA with the occurrence of bigger
maintenance problem such as pipe breaks that lead to flooding or ceiling busts due to
water saturation. However, these internal and external failure costs are inherent when
purchasing older properties— often leading to big renovation projects to address long-
term cost management issues.
Productivity, Efficiency & Marketing All managers, including the Executive Director, are expected to generate a
written scope of work at the beginning of each year. This scope of work details
objectives that are to be accomplished by each manager and his or her subordinates.
Property and project managers supervise workflow and provide continuity to the work
processes for their respective areas and thus can be better gauged by efficiency as
opposed to productivity. Lastly, employee productivity in the housing counseling division
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is gauged on the volume of clients and completion of their scope of work— mainly
involving community education & outreach for all housing services mentioned in the
introduction.
Productivity levels at PHA are very high because activities are always being
completed and there is rarely ever any down time where assignments must be
“created”. Also, the scope of work narrative for each manager must be approved for
both timeliness and activity substance; ensuring consistent productivity levels. A lot of
this productivity can be attributed to the extensive marketing done by both divisions.
PHA has a policy that requires each manager to get their advertising funds matched,
dollar-for-dollar, with donated advertisements from the selected media. Therefore, PHA
always gets double the amount of advertising for a fraction of the price. The effort that
the organization puts into advertising (newspaper, TV, radio, community bulletin)
ensures that the target audience is receiving the message continuously.
Unfortunately, there are no evident metrics by which the organization measures
efficiency. It is hard to gauge efficiency at a service-oriented nonprofit like PHA because
key performance indicators are not explicitly defined. This falls on the leadership team,
along with the Executive Director, to sit down and define metrics that will effectively
measure the efficiency of each program. By doing so, the organization will improve its
productivity and strengthen its work processes.
In Review
PHA has very high-quality “products”. Their devotion to the effectiveness of their
services and projects is evident. Quality is ensured through continuous skill
development, segment evaluation, and product innovation. By investing in the skill and
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intelligence of its employees, PHA shows that it recognizes the difficulty in knowledge
transfer for specialized positions and it understands that the employees are vital to its
work system. This contributes to the employee’s business acumen which is vital in
understanding the opportunity for, and implementation of, new and redesigned
products.
On the other hand, risk assessment, cost management, and efficiency are areas
where PHA can improve its processes. Risk assessment and fund allocation are directly
related because poor decision making has lead to some money squandering. A SWOT
(Strengths, Weaknesses, Opportunities, and Threats) Analysis should be a key
component in all significant decisions. It will add value to the decision-making process
and it will require that management be more circumspect in taking on certain projects.
This would also have positive long-term implications for profitability and ROI— areas
where money allocation has not shown prudence.
Lastly, management must get together to find distinct metrics that can measure
efficiency for each program activity. Productivity often overshadows efficiency, but for
nonprofits, resources are too valuable to be squandered. Hence, finding ways to
improve efficiency will strengthen the work processes and may reveal opportunities not
easily recognized before.