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Archive for July, 2011

Medicare payments to skilled nursing facilities will be 11.1% lower starting Oct. 1 according to the Centers for Medicare & Medicaid Services.

The change will result in a net reduction of $3.87 billion for fiscal year 2012 was made to correct for an unintended spike in payment levels and to better align Medicare payments with costs.

“CMS is committed to providing high quality care to those in skilled nursing facilities and to pay those facilities properly for that care,” said CMS Administrator Donald M. Berwick, M.D. “The adjustments to the payment rates for next year reflect that policy.”

A report from the Department of Human Services’ Office of the Inspector General (OIG) found that changes to how skilled nursing facilities bill their time led to an unexpected $2.1 billion increase in payments during the first half of 2011.  This increase in spending was primarily due to shifts in the utilization of therapy modes under the new classification system differing significantly from the projections on which the original adjustment was based.

“Additional data analyzed by CMS since publication of the proposed rule confirmed the extent of the overpayments that have occurred since implementation of the RUG-IV system,” said Jonathan Blum, deputy administrator and director of the Center for Medicare. “We are also making several improvements to our payment system to strengthen its integrity.”

LeadingAge, a lobbying group for not-for-profits said it’s appalled by the cuts.  “We believe that any across the board cut is unwarranted and problematic, and one of this magnitude is unprecedented,” said Larry Minnix, chief executive officer of LeadingAge in a statement.

The American Health Care Association (AHCA) said the cuts will threaten its ability to provide quality care to America’s seniors.

“The CMS rule makes reductions beyond what is necessary for budget neutrality,” said Governor Mark Parkinson, President & CEO of AHCA.  ”Coupled with changes in group therapy definitions, this drastic reduction will be especially challenging for skilled nursing facilities to manage.”

AHCA added that the immediate change to skilled nursing facilities puts more than 100,000 health care jobs at risk.

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SeniorLiving.net (SLN) has been acquired by RealPage, Inc. for $4.5 million in cash with the potential to earn additional consideration upon achieving future financial targets through June 2014.

SLN is an internet lead generation platform for the senior housing market that helps families with aging parents find care providers.  According to RealPage, the company generates leads though over 200 websites and affiliates to provide customers to nearly 2,700 senior living communities.

“SeniorLiving.Net expands our senior housing offering, which currently features accounting, census management and facilities management marketed as OneSite Senior Living,” said Dirk Wakeham, president of RealPage. “We expect to rapidly expand SeniorLiving.Net’s lead generation and placement network service by leveraging lead generation, capture and management systems that RealPage has deployed in other markets.”

Founded in 2008 by Todd Walrath, SLN’s trailing 12 month results show revenue of less than $1 million and an operating loss said RealPage.

“We are extremely excited to be joining RealPage,” said Walrath. “SeniorLiving.Net has become an important source of qualified families to the top senior care providers in the industry.  Our service gives senior care providers a highly qualified family that is matched to their services, location and budget.”

SLN had raised a little over $1 million from CIT GAP Funds and other private investors.

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Five Star Quality Care, Inc. (NYSE:FVE) reported a 36% decrease in net income for the second quarter 2011, with $5.2 million, down from from $8.2 million in 2Q 2010, due in part to a loss of income from discontinued operations.

However, it experienced a 3.4% increase in total revenues to $312.6 million in the second quarter 2011 from last year’s $302.3 million, as its senior living and hospital rehabilitation revenues both saw increases from the previous year.

Income from continuing operations for the 2Q 2011 was also down slightly from last year at $6.3 million, and $0.17 per share, compared to $8 million and $0.22 per basic share from 2Q 2010.

In the second quarter, Five Star acquired three senior living communities with a total of 313 units for $66 million (excluding closing costs), and also commenced leasing five senior living communities, and managing 10 more, from Senior Housing Properties Trust for a combined total of 1,420 units.

View the earnings report here.

Written by Alyssa Gerace

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Cambridge Realty Capital Companies has provided a $9.04 million loan insured by the Federal Housing Administration to refinance Brittany House, a 126-bed assisted living facility in Long Beach, Calif.

Brittany House is a part of Health Care Group Activcare Residential Alzheimer’s Care Community.  Based in San Diego, the group manages nine senior housing facilities that provide more than 1,700 accommodations and employs over 1,200 people.

Cambridge Chairman Jeffrey A. Davis said the fully-amortized, 34-year term loan was coordinated by National Originations Manager Hymie Barber for the property’s owner, a California limited liability company.

Brittany House chose to go with the Department of Housing and Urban Development’s Section 232 program to refinance the loan.  The program continues to gain popularity and should continue after HUD chose to provide additional resources to support the growing demand.

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On July 1, the U.S. Department of Housing and Urban Development (HUD) announced its selectees for the new performance-based contract administration (PBCA) contracts expected to go into effect on October 1. And in states where a change in PBCA is expected, there are some key communications that owners must diligently be on the look-out for, or risk delays in administrative processing and/or missed subsidy payments. However, recent developments in the form of protests filed by losing applicants in more than 26 states are having a substantial impact on the hoped-for smooth transition.

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Although the Medicaid program is a boon to thousands of low-income seniors, it may pose some difficulties for assisted living facility residents to remain where they’ve chosen to live.

Sometimes, residents who began as private pay eventually spend down their funds and can no longer afford to pay for their care out of pocket. In many cases, these people become eligible for Medicaid

However, some assisted living facilities aren’t willing to let the resident transition from private pay to Medicaid, for a couple of reasons.

This could include the fact that Medicaid reimbursement is less lucrative than private pay, and facilities would rather keep their beds open for someone else who can pay the full rate out of pocket, says Eric Carlson, from the National Senior Citizens Law Center (NSCLC).

Related to this is an even bigger issue: Medicaid only reimburses facilities for healthcare services, meaning that facilities often lose revenue on each Medicaid resident’s room and board costs.

David Kyllo, the executive director for the National Center for Assisted Living, says that Medicaid funding applies only to nursing facilities, not assisted living facilities, so unless individual states have waivers for the program and designate a certain number of assisted living slots for Medicaid funding, residents are not covered at all.

“The state has to determine whether that person gets one of their slots for Medicaid,” says Kyllo. “The facility could be willing, the resident could be willing, but if the state doesn’t have a slot to give them, they’re out of luck.”

Usually, once all the state-designated beds are taken, the facility will only accept private-pay residents. From this, a dilemma can develop when private-pay residents spend down their funds and become Medicaid eligible, as some assisted living facilities are unwilling to let these residents transition to the government program.

This is within legal rights for facilities who are not Medicaid-certified and have no obligation to accept Medicaid-eligible residents, says Carlson.

In some recent cases, elderly assisted living facility residents who exhausted their funds and needed to go on Medicaid were told to vacate, with the facility saying they wouldn’t accept Medicaid funds.

Although Carlson believes assisted living facilities have a moral responsibility to current residents, there’s not much recourse in these cases when the facilities aren’t Medicaid-certified, he says.

However, for facilities that do have certification, or who used to have it and then opted out, private-pay-turned-Medicaid residents may be able to fight back, as a condition of certification requires facilities to accept Medicaid as payment in full.

Carlson advises residents who are being threatened with eviction to simply stay put.

“The facility would need to force the person out, and the argument from the facility’s side is only that they’re not getting paid,” says Carlson. “However, the resident would have a very strong defense: ‘They’re just not taking the money I’m offering to them.’”

Most judges, says Carlson, would probably rule in favor of the resident, who has a way of paying the facility that isn’t being accepted, rather than refusing, or simply not being able to, pay.

It is conceivable, though, says Carlson, that a facility could win the argument if a state allows a facility to specifically designate a certain number of Medicaid beds, and the facility is at its limit. Even then, says Carlson, what may come of a lawsuit like this is unpredictable.

“Eviction rules and procedures in every state are different,” he says. “It’s an issue of state law.”

While Kyllo maintains assisted living facilities’ rights to deny Medicaid-eligible residents, he recognizes that there needs to be a change.

“If facilities don’t have money to pay their bills, they’re going to get in trouble with the state, or get shut down,” he says. “All that being said, we need to figure out how we’re going to better serve the low-income population in our country.”

Unless Medicaid rules change and funding is available to both nursing and assisted living facilities on a federal level, though, private pay residents in non-certified assisted living facilities who spend down their funds may unfortunately be unable to stay where they’ve chosen to live.

For now, says Carlson, he and his colleagues at the NSCLC are taking a “step-by-step” approach to address this issue.

“We’ve done a lot of research, and I hope over the next couple years we’ll be able to be more impactful on a specific state-by-state level,” he says. “By next year we have more intention to be involved with more states and work on proposals and amendments.”

Written by Alyssa Gerace

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Health Care REIT, Inc. recently announced the closing of a new, $2 billion unsecured revolving credit facility. The facility, which has a four-year term, replaces a $1.15 billion unsecured revolving credit facility scheduled to mature in August of next year.

The new facility provides the options of an additional one-year extension at the company’s discretion, and expanding the facility by up to an additional $500 million through an accordion feature, for a total possible commitment of up to $2.5 billion.

“The favorable terms and additional capacity of this revolving credit facility enhances our ability to execute on our relationship investment strategy. The steady flow of future investments generated through our existing relationships will be supported by this increased financial flexibility and position us for future growth,” commented George L. Chapman, Health Care REIT’s Chairman, Chief Executive Officer and President. “This new syndicated facility reinforces our relationships with existing banking partners and formalizes new banking relationships.”

Written by Alyssa Gerace

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Senior Housing Properties Trust (NYSE:SNH) reported a 107% increase in net income in the second quarter 2011, as a result of the sales of several of its properties in the quarter.

Net income for the quarter ending on June 30, 2011 was $51.05 million, or $0.36 per share, up from last year’s $24.56 million and $0.19 per share. This includes a gain from the sale of seven properties for approximately $21.3 million.

The normalized FFO increased to $62.6 million, and $0.44 per share, up from $53.2 million and $0.42 per share, just slightly below analysts’ expectations of $0.45 per share for the quarter ending on June 30, 2011.

Total revenue for SNH increased nearly 25% to $100.7 million, compared to last year’s $80.8 million.

Since April 1, 2011, SNH has acquired, or has entered into agreements to acquire, 29 properties for an aggregate purchase prices of $360.9 million.

SNH’s second quarter 2011 earnings report can be viewed here.

Written by Alyssa Gerace

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Tryko Partners announced it has acquired the Kearsley Apartments and Kearsley Square and skilled nursing services at Kearsley Long Term Care for $8 million.

The Kearsley campus has been part of the NewCourtland Network since 2004. Overlooking the Bala Golf Course, all three properties are located on a 13-acre campus at 2100 N. 49th St. Kearsley Apartments features HUD affordable housing in 87 studio and one-bedroom apartments.

Residents can opt to receive in-home services, as needed, from UPenn LIFE, a program of the University of Pennsylvania School of Nursing.  The campus offers a number of on-site amenities, and provides convenient access to neighborhood shopping and public transportation.

“The Kearsley campus provides a desirable range of options for seniors, from affordable housing, to in-home services for those who need them, to skilled nursing,” noted Uri Kahanow, Tryko’s director of acquisitions. Kahanow added that the campus is uniquely suited to Tryko Partners, which specializes in both multifamily and nursing home ownership and operation.

Built in 1995, The LTC unit includes 84 beds and previously focused on Medicaid recipients.  The new ownership will also expand the current services to accommodate Medicare patients. The property will be operated by Tryko ManagCare, a partnership of Tryko Partners and Chicago-based ManagCare, Inc., expanding its shared portfolio to nearly 1,600 beds at nine properties.

“Many companies target one niche or the other, but our dual focus makes the Kearsley campus a natural fit,” Kahanow said. “Additionally, our multifamily portfolio includes a large affordable housing component.”

The off-market purchase of the Kearsley campus continues Tryko Partners’ aggressive, targeted growth in the Mid-Atlantic region.  The company recently closed on properties in New Jersey, Pennsylvania and Maryland, and has nearly 1,000 additional units under contract.

“We previously have been involved in the Philadelphia market and are looking to again grow our presence locally,” Kahanow noted. “The region’s dense population and multiple healthcare facilities make it attractive from both multifamily and nursing home investment perspectives.”

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Occupancy rates are holding steady for seniors housing in the second quarter of 2011, while the pace of rent growth is rising, says NIC MAP, a data analysis service of the National Investment Center for the Seniors Housing & Care Industry (NIC).

Rent growth increased fairly significantly on a quarterly basis, going from 0.9% to 1.4% between 1Q 2011 and 2Q 2011, with a slighter annual swell of 0.2%.

“This annual pace of rent growth is the highest we’ve seen in the past five quarters, and is on par with core inflation for this same time period,” says Charles Harry, director of research & analysis, NIC.

The rent growth has not deterred seniors housing renters, however, as occupancy rates either went up or remained steady.

From 2Q 2010 to 2Q 2011, there was a 0.5% increase in the seniors housing occupancy rate, whereas there was no fluctuation whatsoever between this quarter and last, with the average occupancy rate resting at 88%. This rate is 0.7% above its cyclical low of 87.3% in 1Q 2010, the data analysis shows.

Occupancy rates for both independent and assisted living properties have also shown stability from last quarter’s rates. Occupancy increased slightly from 88.4% to 88.5% for assisted living, while independent living occupancy rates remained the same.

However, while rates haven’t exhibited much change on a quarterly basis, independent living occupancy has increased 0.6% from its cyclical low of 87.1% in 1Q 2010. Assisted living, on the other hand, peaked in 3Q 2008 with an 88.8% occupancy rate, and even though 2Q 2011 rates don’t quite match that, they’re at the highest levels since that time.

“While occupancy rates are currently trending sideways, they have moved from beyond their recent cyclical lows,” says Harry.

Even though occupancy rates have been holding steady, annual inventory growth isn’t making such a strong showing. In the second quarter, the inventory growth rested at 1.1%, down 0.2% from the previous quarter. While this isn’t a huge decline, it’s substantially lower than 2Q  2010′s 2.1% inventory growth, and NIC says this is the lowest level seen in the current market cycle. Despite this, however, construction vs. inventory seniors housing maintained its 1Q  2011 level at 1.9%.

The second quarter’s annual absorption rate, at 1.6%, is down somewhat from last year’s 1.9%, and has decreased from the first quarter’s 2.1%. However, Harry says this lower rate reflects the continuing softness in both the economy and the housing market.

The occupancy rate for nursing care decreased slightly to 88.4%, down from the previous quarter’s 88.5%. Annual inventory growth for nursing care fell 0.1% in the second quarter, while the annual pace for private pay rents went up 3.3%, matching the first quarter’s pace.

Written by Alyssa Gerace

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The number of children living with their grandparents has shot up 64% to 7.8 million in the past 18 years, a new U.S. Census Bureau report shows.

This is a large increase from 1991, when 4.7 million children lived with a grandparent, and AARP reports it could be a result of the economic crisis.

Most of these children living with their grandparents also live with at least one parent, at 76%, down only slightly from 1991′s 77%.

Demographically, white children have seen the biggest increase in living with grandparents, as the figure nearly doubled from 5% to 9%. However, there hasn’t been a huge shift for black and Hispanic children, whose percentages went from 15% and 12% in 1991, respectively, to 17% and 14%.

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It seems that grandparents are a common substitute for kids who don’t live with their parents, as 64% of blacks, 55% of whites, and 61% of Hispanic children not living with parents live solely with grandparents. Asian children, on the other hand, only live with grandparents 35% of the time, when not living with parents.

A recent Gallup poll shows that caregiving often takes a physical toll on caregivers, with caregivers aged 65 or older scoring lower on a physical health index than non-caregivers of the same age.

The full Census report can be viewed here.

Written by Alyssa Gerace

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JAIR LYNCH Development Partners recently closed on a financing package that will enable the renovation of The Paul Laurence Dunbar Apartments, a rental community for seniors located in Washington, D.C.

The financing completes Phase II of what JAIR LYNCH calls its “master plan” for the 171-unit community, which began after the company partnered with the Paul Laurence Dunbar Residents Association to purchase the property for nearly $25 million last year after the previous owner notified tenants of its intents to sell the property.

Since then, the development company says it has been working on a package of debt and equity to facilitate the rehabilitation of the 40-year-old property.

“This will be our seventh project in and around the U Street Corridor in the last ten years,” noted Jair K. Lynch, company president.  “We are proud to be a leader in the transformation of the neighborhood.  We have created the long term commitment to affordably priced, transit-oriented, quality senior housing that we and PLDRA originally envisioned and our joint efforts facilitated.”

Plans for renovation, which are expected to start immediately, include a new HVAC system, lobby and common area improvements, and approximately $25,000 per unit that will go toward kitchen, bath, and finish upgrades. JAIR LYNCH says current residents will be protected by a new affordable housing covenant that will last for 30 years.

Financing for the rehabilitation comes in several forms, including Housing Revenue Bonds insured by the U.S. Department of Housing and Urban Development (HUD) through the Federal Housing Administration’s 221(d)(4) mortgage insurance program; tax-exempt bonds issued by the D.C. Housing Finance Agency through the U.S. Treasury Department’s New Issue Bond Program, which was implemented under the Housing and Economic Recovery Act of 2008; and taxable GNMA mortgage backed securities.

Additionally, PNC Real Estate is providing equity through Low Income Housing Tax Credits, and HUD extended an existing Section 8 contract for 20 years; the District of Columbia also issued a 40-year real estate tax abatement for the property.

The mortgage for the property’s rehabilitation was through Deutsche Bank Berkshire Mortgage, with Holland & Knight as counsel and the Reznick Group serving as the financial structuring and tax advisor. Bozzuto Construction, WDG Architecture, and Kettler Managment will work together to develop the project.

Written by Alyssa Gerace

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American Realty Capital Healthcare Trust, Inc. recently announced that it has entered a contract to acquire 12 healthcare facilities for an aggregated $257.5 million purchase price.

The facilities include three rehabilitation hospitals, two ambulatory surgery center/medical offices, two hospital/medical office buildings, three post-acute care rehabilitation facilities, one long-term acute care hospital, and one medical office building, for a total of 765,038 square feet.

The acquisition will increase ARC Healthcare’s portfolio, which includes closed assets and those under contract, to 17 properties worth an aggregated $307.1 million. The majority of the portfolio is leased to 49 tenants, of which only 16% have lease expiration dates prior to Dec. 16, 2016, says the company; most of the tenants’ lease terms will not expire for more than 10 years from the projected closings.

“This is a great opportunity to purchase an institutional quality, diversified portfolio of healthcare facilities through a direct relationship with the seller,” Todd Jensen, Chief Investment Officer for ARC Healthcare, said in a statement. “The portfolio has predominantly long-term, triple-net leases with contractual annual rent increases across six different types of healthcare assets.”

Additionally, said Jensen, a majority of the facilities are located within the largest 25 cities, and this positions the portfolio to benefit from the demographic changes and growth in the over-65 population.

Written by Alyssa Gerace

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The year has been full of REIT acquisitions and Ventas (NYSE: VTR) recently closed on the purchase of Health Properties, Inc. (NYSE: NHP) for $7.6 billion, creating one of the largest publicly-traded REITs.

Other Ventas’ acquisitions include Lillibridge Healthcare Services and Atria, effectively doubling the size of the company.  Debra Cafaro, chairman and chief executive officer of Ventas sat down with REIT.com during REITWeek 2011 to discuss the company’s acquisitions.

“We are working very hard with these acquisitions to strategically build a diversified company that can perform well for shareholders in the coming decade,” she said.

Diversity has been key for Ventas, who sees strength in the diverse aspect of its portfolio.

“We are all about portfolio composition,” Cafaro said. “We are trying to create a portfolio that if the economy goes up we should see benefit from our Atria senior housing acquisitions because those are higher-growth, private-pay assets. If the economy is slower, we believe that the contractual growth in the NHP triple-net leases should really provide good growth with downside protection.”

Check out the rest of the interview at the link below.
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Omnicare, Inc. (NYSE:OCR) reported its second quarter results that show an increase in its GAAP net income to .32 per share versus .20 per share for the same period in 2011 and an adjusted EBITDA of $146.3 million compared to $144.5 million in Q2 2011.

Omnicare’s cash flow from continuing operations during Q2 saw a substantial increase to $136.9 milion during the quarter as compared to its second quarter 2010.  The increase in cash flow was comprised of a $23.3 million refund for federal tax overpayments and the increase also includes a settlement payment of $37.9 million as well as $7.3 million of tender premium relating to the early redemption of the Company’s 6.75% notes.

During the quarter, Omnicare redeemed $50 million of its 6.125% Senior Subordinated Notes, leaving $75 million of these notes outstanding as of June 30, 2011.

“We continue to be very pleased with our cash flow efficiency and working capital management,” said John L. Workman, Omnicare’s President and Chief Financial Officer.  “We generated approximately $137 million of cash flows from continuing operations during the quarter, bringing our first half total to approximately $281 million, which marks the highest first six-month period of any year in our 30-year history. These strong cash flows enabled us to further improve our financial position while returning over 33% to shareholders for the second quarter.”

Omnicare Q2 2011 Earnings 8-K report

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