Occupancy Costs Research Articles

Stem Cell and Tissue Engineering Applications in Orthopaedics and Musculoskeletal Medicine

Stem Cell and Tissue Engineering Applications in Orthopaedics and Musculoskeletal Medicine

2010 APhA Treasurer's Report

Clark GustafsonI am pleased to report that in 2010, APhA posted its fourteenth consecutive annual operating surplus. For the year ending December 31, 2010, the Association recorded an operating surplus of $1,869,785. This compares with a surplus of $486,668 in 2009. Association revenues increased 9%, with the largest increases in grants and sponsorship (up 17%) and meeting and educational programs (up 16%). Expenses increased by 5% compared to 2009—primarily contract services associated with the fulfillment of increased revenue-producing programs and occupancy costs resulting from the first full year of occupancy in the new headquarters building. The Association terminated its pension plan during 2010 and incurred approximately $2 million in nonrecurring expenses. Overall, the Association’s net assets decreased $491,462 to a total level of $14,729,490.Clark Gustafson, BSPharm, is the Chairman of the Board of Optimal Health Services in Bakersfield, CA, and currently serves as Association treasurer.doi: 10.1331/JAPhA.2011.10532APhA Statements of Financial PositionaAs of December 31, 2010 (with comparative totals for 2009)20102009AssetsCash and cash equivalents$6,221,353$5,662,059Accounts and other receivables, net 3,617,9493,835,272Due from affiliates664,4661,530,956Prepaid expenses1,247,4021,104,775Inventories416,294529,670Investments10,545,6179,292,744Restricted investments554,466601,591Investment in LLC(8,169,678)(7,197,100)Land, building, and equipment, net10,810,79010,888,258Total assets$25,908,659$26,248,225LiabilitiesAccounts payable and accrued expenses$1,816,156$1,167,367Accrued payroll and related liabilities1,322,0351,299,119Due to related parties321,145—Deferred revenue6,763,2356,495,288Deferred compensation and Section 457 plan956,5981,008,051Accrued pension liability—1,057,448Total liabilities11,179,16911,027,273Net assetsUnrestricted14,319,23314,685,252Temporarily restricted395,257520,700Permanently restricted15,00015,000Total net assets14,729,49015,220,952Total liabilities and net assets$25,908,659$26,248,225aReflects core operations only. Excludes operations of the Political Action Committee and land holdings within 100% owned LLC.APhA Statements of ActivitiesaYear ending December 31, 2010 (with comparative totals for 2009)20102009RevenuesMeetings and educational programs$10,757,631$9,280,616Grants and contributions10,656,5109,120,212Dues and subscriptions4,580,3464,707,569Publications4,054,9683,739,488Advertising1,879,3732,097,582Royalties521,256535,543Investment income, net of nonoperating investment income496,364430,852Other1,735,1941,795,283Total revenues$34,681,642$31,707,145ExpensesSalaries and related costs$11,509,229$11,260,842Professional fees and honoraria7,026,4556,481,207Travel and meetings2,667,0612,296,820Publications and editorial costs1,688,0961,660,169Printing1,435,7521,810,089Postage, shipping, and handling1,190,9151,445,352Office supplies and subscriptions564,210698,454Telephone204,071193,378Equipment rental, repair, and maintenance963,190883,642Occupancy costs3,426,9972,796,256Depreciation and amortization654,128541,762Contributions and dues653,470321,097Other828,283831,409Total expenses$32,811,857$31,220,477Changes in net assets—operations1,869,785486,668Nonoperating investment income629,010989,466Change in minimum pension liability/plan termination(2,017,679)119,323(Loss) gain from 2200 Street LLC(972,578)1,793,858Changes in net assets(491,462)3,389,315Net assets, beginning of year15,220,95211,831,637Net assets, end of year$14,729,490$15,220,952aReflects core operations only. Excludes operations of the Political Action Committee and land holdings within 100% owned LLC.

The Midnight Palace (review)

Reviewed by: The Midnight Palace Claire Gross Zafón, Carlos Ruiz. The Midnight Palace; tr. from the Spanish by Lucia Graves. Little, 2011. [298p]. ISBN 978-0-316-04473-8 $17.99 Reviewed from galleys Ad Gr. 5–8. In 1916, Ben was left as an infant at St. Patrick’s Orphanage in Calcutta, India, hidden there by his grandmother while she went on the run with his twin sister, Sheere. She hoped the orphanage would be a sanctuary from Jawahal, an evil supernatural being apparently bent on the children’s deaths, and she believed the twins would be safest if separated. Now, sixteen years later, Jawahal has returned to hunt both twins, who are at last united. Their only allies against Jawahal are their aging grandmother, the big-hearted, upstanding head of St. Patrick’s, and the Chowbar Society, Ben’s orphan peers who have pledged to protect each other just as family would. Jawahal—with his command of fire and imperviousness to attack—is a chilling villain, and his backstory develops slowly, shaped by the specter of British imperialism and the lingering tragedy of a long-ago train accident. Unfortunately, the Darth Vader–esque twist of his identity feels forced and improbable. While the setting and suspense are vivid and creepy, the characters are never imbued with commensurate depth; they speak in stiff, stilted dialogue and they have a tendency to summarize the main points of the mystery at regular intervals. The atmospheric combination of history (history-lite, at least; details beyond architecture and geography are cherry-picked at best) and horror may nevertheless appeal to thrill-seeking readers; send others on to Pullman’s A Ruby in the Smoke(BCCB 5/87) for an equally chilling but more rigorously developed adventure novel shadowed by the costs of colonial occupation. [End Page 447] Copyright © 2011 The Board of Trustees of the University of Illinois

Empirical Study on the Determinants of Office Occupancy Cost

Empirical Study on the Determinants of Office Occupancy Cost

Real Estate Financing Techniques Can Be Motivational Tools

Internal financing decisions regarding corporate real estate are not market determined. Managers calculate occupancy costs by utilizing capital allocations, financial charges, and IRRs. This process can be rather arbitrary. Although newer costing systems produce more accurate numbers, they may not create better working relations. This article demonstrates that desired organizational behavior in some instances may be motivated more effectively with three imprecise financial techniques than with truly accurate costing.

Sustainability assessment of flooring systems in the city of Tehran: An AHP-based life cycle analysis

In recent years, numerous attempts have been made to reduce the global environmental and associated socio-economic impacts of construction activities to achieve sustainable development goals. A sustainable system or activity refers to an eco-friendly, cost effective and socio-politically viable solution. This paper utilizes triple-bottom-line (TBL) sustainability criteria for the selection of a sustainable flooring system in Tehran (Iran). Three types of block joisted flooring systems – concrete, clay, and expanded polystyrene (EPS) blocks – have been investigated using life cycle analysis (LCA). Proposed approach provides a comprehensive evaluation system based on TBL criteria that are further divided into thirteen sub-criteria. It includes: (1) Environmental concerns (resource depletion, waste and emissions, waste management, climate change, environmental risk, embodied energy and energy loss); (2) Economic concerns (material cost, construction cost, and occupation and maintenance cost); and (3) Socio-political issues (social acceptance, vulnerability of area, and building weight). Analytical hierarchy process (AHP) is used as a multi-criteria decision making technique that helps to aggregate the impacts of proposed (sub)criteria into a sustainability index (SI) through a five-level hierarchical structure. Integration of AHP and LCA provides a framework for robust decision making that is consistent with sustainable construction practices. A detailed analysis shows that the EPS block is the most sustainable solution for block joisted flooring system in Tehran.

Catheter Ablation for Atrial Fibrillation on Uninterrupted Warfarin: Can It Be Done Without Echo Guidance?

Catheter ablation for atrial fibrillation is an effective treatment for symptomatic patients who have failed drug therapy. Recent studies using intracardiac echocardiography have demonstrated that ablation can be performed safely on uninterrupted warfarin and may be superior to bridging low molecular weight heparin (LMWH). We sought to assess the safety of an uninterrupted warfarin protocol using a simplified ablation protocol in a prospective controlled study. Two anticoagulation regimes for patients undergoing catheter ablation for atrial fibrillation were evaluated--a bridging LMWH group and an uninterrupted warfarin group. Bleeding complications were compared between the 2 groups. In total 198 patients were evaluated (109 bridging LMWH, 89 uninterrupted warfarin). The preprocedure INR in the LMWH group (mean age 60.6 years, 72% male) was 1.2 ± 0.3 compared to 2.3 ± 0.5 in the uninterrupted warfarin group (mean age 60.9 years, 69% male). The primary outcome (a composite of major and minor bleeding complications) was observed in 78% in the LMWH group compared to 56% in the warfarin group (P = 0.001), mainly due to increased pain at the venous access site (41% vs 16%, P = 0.001). Two patients undergoing ablation on warfarin required pericardiocentesis for cardiac tamponade. Drug costs were lower in the warfarin group ($64.77 ± 31.86 vs $20.76 ± 15.60, P = 0.005), but the overall cost of treatment per patient (including bed occupancy costs) was similar in the LMWH group compared to the warfarin group ($883.96 ± 278.78 vs $816.59 ± 182.72, P = 0.06). Catheter ablation for atrial fibrillation can be performed safely on uninterrupted warfarin without intracardiac echocardiography, with a reduced risk of bleeding complications.

Implications of the change in user preferences in the economic downturn on investment strategies

PurposeThe current world economic climate is uncertain. The credit crunch has led to occupiers rethinking their strategic requirements, and, at the same time, they are fire fighting to keep their occupation costs at a level that will allow the companies to survive. This briefing note aims to look at the activity between landlords and tenants in the market to determine, indicatively, the changes that are happening due to the downturn.Design/methodology/approachThe paper uses an indicative survey and market commentary.FindingsIn this market, more than any other, tenants are approaching landlords with the idea of renegotiating their rental liabilities. Landlords are considering each proposal on its merits and solutions are ranging from side agreements to not demand full payment, to surrender and renewals to provide a more even cash flow or outright surrenders with a reverse premium being paid.Practical implicationsThis paper looks at the UK market and the nature of agreements being made with a background of such uncertainty. The booming investment market of the last few years has shielded the profession from the need to consider fully the role of proactive management. This paper argues that good relationship management and a foresight to negotiate to protect future cash flows means that, now more than ever, management surveyors can enhance and protect capital values.Originality/valueThis paper provides an insight into the confluence of requirements between landlords and tenants in a market driven by a lack of capital and access to borrowings on both sides.

Perceptions of occupational injury and illness costs by size of organization

Little is known about how organizations perceive and monitor occupational injury and illness costs. To explore perceptions of injury and illness costs, the extent to which organizations monitor their impact, attitudes towards this practice and views on using cost information in health and safety campaigns. Interviews were conducted with 212 representatives from 49 small- and medium-sized enterprises (SMEs) and 80 large organizations from a range of industry sectors. Health and safety investments were driven by a range of factors, of which cost reduction was only one. Human costs were also considered important. Injuries were perceived to represent a substantial business cost by 10% of respondents from SMEs and 56% of those from large organizations. Most were uncertain about the financial impact of work-related illness. No organizations had attempted to monitor occupational illness costs. Injury costs had been assessed within 3 SMEs and 30 large organizations. Only 12% of SME representatives recognized the benefits of costing health and safety failures and around half were unreceptive to the use of cost information in health and safety promotions. Two-thirds of those from large organizations recognized some benefit in measuring costs, and over three-quarters welcomed the provision of industry-specific information. Provision of information that focuses solely on the economic implications of occupational injury and illness may be of limited value and agencies involved in the promotion of health and safety should incorporate a range of information, taking into account the needs and concerns of different sectors.

Four-Phase AC Connections: An Alternative Possibility for the Expansion of Transmission Grids

This paper investigates the economical feasibility of four-phase (4P) overhead transmission lines, considered as a possible alternative to the traditional three-phase (3P) connections. The paper performs an economical comparison between innovative 4P transmission lines and traditional 3P lines, with the goal of evaluating the contests where a 4P connection could become convenient, accounting for different reliability, land occupation, visual impact, energy losses and investment costs.

A game equilibrated rapid dynamic restoration strategy in ASON

A dynamic equilibrated heuristic algorithm based on the D* principle and mixed-strategy game theory is proposed to resolve the restoration problem at the wavelength level in an automatically switched optical network (ASON). The cost of each edge and the wavelength occupancy was taken into account comprehensively. Nash equilibration between wavelength occupancy and path cost is solved and the evaluation function of the D* algorithm is constructed dynamically using game theory with a mixed strategy. Then, the system restores broken connections rapidly through dynamic route and wavelength assignment (RWA) and ensures a more balanced distribution of network resources in the process of dynamic channel restoration. Simulation results show that the blocking probability is reduced and the restoration probability is promoted effectively by this algorithm. In addition, the rapid and intelligent performance behavior of this algorithm can meet the requirements of restoration time.

Competitive advantage through value-based health care: The case of Metso Corporation

Summary We analyze a process of managing occupational health care called value-based health care ( Porter and Teisberg, 2004, 2006 ) and consider the financial benefits that this health care has provided to a globally operating industrial company focusing on the measurable advantages in terms of profitability. The analysis shows that the company has similar direct occupational health costs compared to the industrial average but its value-based health care approach had a positive effect on the company’s profit and loss statement. The key to these results lie in the management and governance method the company has been using in order to manage occupational health.

A case study of a partially pre-stressed multi-storey building incorporating fast-track construction

This paper presents a case study of the construction of a partially pre-stressed multi-storey office block in Adelaide, Australia. The designers and construction managers faced numerous issues involving the construction speed and performance of the nine storey building, in particular the performance of the two-way partially pre-stressed suspended slabs. The planned construction period was an absolute minimum due to a contract for early occupancy and high daily costs of construction equipment. Excessive deflections of the 9.6 m × 8.4 m × 200 mm thick slabs were a concern for this fast-track construction. This situation created some significant issues to ensure satisfactory construction speed and acceptable deflection levels. This paper discusses these issues while also explaining and documenting the steps taken to obtain the final solution. A large collection of data from the construction process is presented. An emphasis is placed on the material properties of the concrete slabs, namely compressive strength (fc) and modulus of elasticity (Ec) development over time, due to their direct effect on the construction timeline. The effects of concrete curing conditions on material property development are also addressed. Lastly the outcomes and performance of the slabs, namely construction time and slab deformations, are presented.

Evaluating Health Care using System Dynamics Modelling – a Case Study in Schizophrenia

AIM: To demonstrate based on a schizophrenia case study model that System Dynamics Modelling (SDM), a set of conceptual tools that help understanding the structure and dynamics of complex systems, can be a useful method in the field of health care evaluation, specifically to assess cost of illness and budget impact of complex diseases. METHODS: Using the specific Vensim DSS and Venapp software tools, a case study model was programmed, simulating schizophrenia costs in Germany up to the year 2050. Fixed model input was the age structure of the German population, the suicidal rate for the general population and for people diagnosed with schizophrenia, the general death rate and the proportion of suicides and schizophrenia prevalence and incidence. Subsystems of the model were: patient stocks and flows, medication cost, treatment cost, other relevant cost, occupational disability cost, early retirement cost, total schizophrenia cost, age distribution and auxiliary calculations. RESULTS: The case study schizophrenia SDM model allows analyzing the distribution of schizophrenia costs in the German health systems and demonstrates how the cost distribution changes with changing conditions (e. g. reduced relapse rate with the spread of more efficient medication). For the base case scenario - at the beginning of the model in the year 2000 - early retirement cost accounted for almost 50 % of the monthly total costs of schizophrenia of 474 180 000 €, followed by hospital costs, costs of occupational disability, and costs of non-medical complementary offerings. Indirect costs were much more important than direct costs. Costs of schizophrenia reached a peak around the year 2010 and decreased thereafter. With an increasing percentage of patients taking atypicals overall costs were decreasing. CONCLUSIONS: This paper supports system dynamics modelling as an alternative, flexible and user friendly modelling technique for application in health care evaluation.

Estimating buildings' energy consumption and energy costs in early project phases

PurposeThe purpose of this paper is to show that building stock is currently one of the largest energy consumers. It is thus imperative that buildings are optimally planned, constructed, and used from both the environmental and the economic point of view. Cost models are relevant tools for achieving this objective as they can be used to estimate the occupancy costs in early project phases including energy costs.Design/methodology/approachIn the paper a regression model for predicting the energy consumption and energy costs of office buildings is developed based on the results of a survey conducted in 80 Swiss office properties.FindingsThe proposed energy cost model shows good agreement with the observed field data. The mean absolute percentage error resulted in 12 per cent. Validation tests using five properties not used for the model development revealed percentage errors ranging between −17 per cent and 7 per cent. The proposed concept and the presented cost model can be used as a basis for future studies.Research limitations/implicationsThe energy consumption and energy cost model can be improved as the database for developing them is further extended (including properties from different owners with different strategies, for example energy contracting, outsourcing, and maintenance strategies).Originality/valueThe objective of the study was to develop and validate a predictive model to facilitate the estimation of occupancy costs in early project phases. A procedure is presented on how quantitative energy consumption and cost models can be developed. Provided that sufficient empirical data are available, this proecdure can be used in further studies as a suitable and practicable concept to advance occupancy cost models.

Switching Costs and Occupational Transition into Self-Employment

Contemporary dynamic theories of self-employment choice focus on occupational switching costs, and the risk associated with entrepreneurial income streams. However little or no previous research has addressed the question of what factors determine the length of time that it takes aspiring entrepreneurs to switch into self-employment. The existence of switching costs suggests that choice may be subject to 'hysteresis' (akin to investment under conditions of irreversibility and uncertainty). This paper presents empirical evidence on the dynamics of entrepreneurial transition drawing on data from Waves 8 to 16 of the British Household Panel Survey. The paper estimates a discrete-time duration model of the time between initial expressions of aspiration to transition into self-employment. The model incorporates measures of local economic volatility to capture uncertainty, as well as a range of demographic and background factors which may be associated with lower switching costs. Econometric results reveal that switching costs are lower for men, older individuals and graduates, as well as for those with prior entrepreneurial experience. Increased volatility in the local housing market is also found to be associated with slower transition, suggesting that information about the housing market may form an important indicator of uncertainty for aspiring entrepreneurs.

FLEXIBLE WORKING IN SCOTTISH LOCAL AUTHORITY PROPERTY: DEVELOPING A COMBINED RESOURCE MANAGEMENT STRATEGY

As indicated in Government reports and previous research, the traditional office environment of both central and local governments has been occupied with high occupancy cost. Flexible working supported by information and communication technology, human resource, and workspace management has emerged as a modern concept for managing office resources. Workspace management models covering both activity‐based working area and portfolio flexibility are developed to assist an organisation to allocate staff and working area more flexibly and efficiently. However, public organisations like Scottish Local Authorities (SLAs) are unlikely to fully adopt commercial workspace management models. Therefore, the concept of a combined resource management strategy has been introduced to assist the Authorities in considering adoption in financial/economic terms before taking‐up of flexible working in practice. Santrauka Kaip rodo Vyriausybės ataskaitos ir ankstesnis tyrimas, ir centrinės, ir vietos valdžios tradiciniuose biuruose daug dėmesio skirta didelėms turto valdymo sąnaudoms. Lankstus grafi kas, pagrįstas informacinių ir komunikacinių technologijų, žmogiškųjų išteklių ir darbo vietos vadyba, atsirado kaip modernus biuro išteklių valdymo būdas. Jau yra darbo vietos valdymo modelių, kurie apima ir su veikla susijusią darbo vietą, ir portfelio lankstumą, leidžia organizacijai lanksčiau ir efektyviau paskirstyti darbuotojus bei biurų plotą. Tačiau mažai tikėtina, kad valstybinės organizacijos, pavyzdžiui, Škotijos vietos valdžia, perims nepakeistus komercinius darbo vietos valdymo modelius. Todėl pristatyta kombinuotos išteklių vadybos strategijos idėja, kuri padėtų valdžiai apsvarstyti modelių taikymą fi nansine ir ekonomine prasme prieš realiai imantis lankstaus darbo.

Occupational Injury Costs and Alternative Employment in Construction Trades

To present the costs of fatal and non-fatal days-away-from-work injuries in 50 construction occupations. Our results also provide indirect evidence on the cost exposure of alternative construction workers such as independent contractors, on-call or day labor, contract workers, and temporary workers. We combine data from the Bureau of Labor Statistics on average annual incidence from 2000 to 2002 with updated per-case costs from an existing cost model for occupational injuries. The Current Population Survey provides data on the percentage of alternative construction workers. Construction laborers and carpenters were the two costliest occupations, with 40% of the industry's injury costs. The 10 costliest construction occupations also have a high percentage of alternative workers. The construction industry has both a high rate of alternative employment and high costs of work injury. Alternative workers, often lacking workers' compensation, are especially exposed to injury costs.

Injury and Illness Costs in the Certified Safe Farm Study

The Certified Safe Farm (CSF) intervention program aims to reduce occupational injuries and illnesses, and promote wellness to reduce health care and related costs to farmers, insurers, and other stakeholders. To evaluate the cost effectiveness of CSF. Farms (316) located in a 9-county area of northwestern Iowa were recruited and randomized into intervention and control cohorts. Intervention farms received occupational health screenings, health and wellness screening, education, on-farm safety reviews, and performance incentives. For both cohorts, quarterly calls over 3 years were used to collect self-reported occupational injury and illness information, including costs to the farmers and their insurers. Annual occupational injury and illness costs per farmer paid by insurers were 45% lower in the intervention cohort ($183) than in the control cohort ($332). Although out-of-pocket expenses were similar for both cohorts, combined costs of insurance and out-of-pocket expenses were 27% lower in the intervention cohort ($374/year per farmer) compared to the control cohort ($512/year per farmer). Within the cohort of intervention farmers, annual occupational injury and illness cost savings were directly associated with on-farm safety review scores. Reported health care costs were $237 per farmer in the safest farms (those farms scoring in the highest tertile) versus $485 per farmer in the least safe farms (lowest tertile). Results suggest that farmers receiving the intervention had lower health care costs for occupational injuries and illnesses than control farmers. These cost savings more than cover the cost of providing CSF services (about $100 per farm per year).

Costs of needlestick injuries and subsequent hepatitis and HIV infection

ABSTRACTBackground: Physicians, nurses and other healthcare workers (HCWs) are at risk of bloodborne pathogens infection from needlestick injuries, but costs of needlesticks are little studied.Methods: We used the cost-of-illness and incidence approaches. We used the perspective of the medical provider (medical costs) and the individual (lost product­ivity). Data on needlesticks, infections from hepatitis B and C (HBV, HCV) and human immune-deficiency (HIV) among HCWs, as well as data on per-unit costs were culled from research literature, Centers for Disease Control and Prevention reports, and Bureau of Labor Statistics reports. We also generated estimates based upon industry employment and scenarios for source-patients. These data and estimates were combined with assumptions to produce a model that generated base-case estimates as well as one-way and multi-way probabilistic sensitivity analyses. Future costs were discounted by 3%.Results: We estimated 644 963 needlesticks in the healthcare industry for 2004 of which 49% generated costs. Medical costs were $107.3 million of which 96% resulted from testing and prophylaxis and 4% from treating long-term infections (34 persons with chronic HBV, 143 with chronic HCV, and 1 with HIV). Lost-work productivity generated $81.2 million, for which 59% involved testing and prophylaxis and 41% involved long-term infections. Combined medical and work productivity costs summed to $188.5 million. Multi-way sensitivity analysis suggested a range on combined costs from $100.7 million to $405.9 million.Conclusion: Detailed methodology was developed to estimate costs of needlesticks and subsequent infections for hospital-based and non-hospital-based health care workers. The combined medical and lost productivity costs comprised roughly 0.1% of all occupational injury and illness costs for all jobs in the economy. We did not account for lost home production or pain and suffering costs, however, nor did we estimate benefit/cost ratios of specific interventions to reduce needlesticks.