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John W. Yopp, III, visited with Family Business Radio co-hosts Meredith Moore and Dwayne Samples on Thursday, February 9, 2012, to tell listeners about his family’s 100+-year-old publishing company. Through his trade publications, Mr. Yopp has a close view of the funeral home and cemetery industry, one of the largest sectors in the family-owned business industry, as well as sharing his involvement with the beginning of the packaged ice and cold storage industry and discussed the trends that are affecting those businesses.
From Ice to Funeral Directors
In 1907, Mr. Yopp’s grandfather, John W. Yopp, Sr., was an entrepreneur who saw a growing industry: ice and refrigeration. At the time, condensers and air conditioners were just being developed. Companies earned money by delivering blocks of ice to businesses and residences, where the blocks would be stored in wooden ice chests for refrigeration.
Mr. Yopp was interested in the industry, and he started a publication to inform the ice manufacturers and distributors and to help them network. The tabloid-style publication was produced 13 times a year or every fourth Monday and mailed around the nation. For content, he relied on the industry groups, advertisers, subscribers and others pertinent to the ice industry including the Southern Ice Exchange which is celebrating their 123rd anniversary this year. With the growth in refrigeration, the elder Mr. Yopp changed the name of the publication to Refrigeration Magazine in 1912. The new name expanded the magazine’s reach.
In 1919, several friends of Mr. Yopp’s approached him about starting a magazine for funeral directors and the funeral industry. Although Mr. Yopp knew very little of the funeral industry,he did know something about publishing. Within a few months of discussions and reassurance from his peers in the industry, Southern Funeral Directors Magazine was launched with a similar mission of helping members of the industry connect. Both magazines offered informative articles pertaining to their businesses along with features on the business themselves, convention and conference summaries and pictures along with a number of advertisers and a section for classified ads.. They relied on a combination of the ad sales and subscriptions for revenue. Refrigeration Magazine continued to have a national audience, while Southern Funeral Directors Magazine focused on 16 Southeastern states, with limited distribution to the remaining 44 states.
All printing was outsourced, as it is today. Until relatively recently, the job of laying out the magazine for print was a labor-intensive task of literally cutting and pasting images and copy. An old machine equipped with metal plates and pins was used to manage circulation. The metal pin would be inserted in the plate to mark the month when the subscription expired and would trigger the machine to print or skip an address.
Family Transitions
Mr. Yopp, Sr., died suddenly in the 1930s. His young wife, Beatrice O’Keefe Yopp, took over the publications. Previously, she’d been involved in Atlanta real estate, where she purchased, repaired and re-sold residential homes. She took over the magazines with little understanding of the business and ran them for several years. Eventually, she wanted to get back to the real estate business, and she leased the magazines to another editor.
Meanwhile, in 1943 John W. Yopp, Jr., was beginning his college education at Georgia Tech. He paused his college career midway to fight in World War II in the Air Force. When he came home from Germany in 1946, he attended the University of Georgia and earned his degree in Journalism. His mother wanted him to work in a different industry before coming to the magazine. So he joined Trust Company Bank (now SunTrust) for several years before coming in as publisher and editor at the family business. Mr. Yopp, III, says the time at the bank helped his father understand “what to do and what not to do” in the management and financial side of running the family’s enterprise.
Mrs. Yopp had managed the business directly or indirectly for 20 years before her son came to work. When he took over in 1953, the business had seven employees in three departments – editorial, advertising and circulation. Mr. Yopp, Jr., started a third publication, Southern Cemetery, which was produced bi-monthly. That publication is no longer produced, as it was combined in to the funeral magazine.
Mr. Yopp, III, remembers that when he was about 8-years-old his father drove him to a typing class on Atlanta’s Spring Street each Saturday morning. Following his class, the weekly reward was a trip to the nearby Varsity restaurant to celebrate. He recalls sitting at an old typewriter to type cards with subscribers’ addresses, not understanding that he was beginning to help learn and edit the magazines’ circulation.
The younger Mr. Yopp graduated from Northside High School in 1975 and enrolled at UGA and majored in Journalism with a minor in Business. Even though he would attend funeral industry conventions during the mid-70’s, he officially started working for the family business in 1979 along with his sister, Mary Yopp following her college education at UGA. Ms. Cronley focused on the editorial side of the business, while the two Mr. Yopp’s traveled together to network with advertisers and cover events at different state funeral and ice associations.
Mr. Yopp, III, worked with the magazines for about 12 years before leaving in 1989 to work for a funeral home acquisition company. In the 1990s, Mary Yopp Cronley and her husband purchased the business from her dad through a 10-year buyout plan. Mr. Yopp, Jr., was still visible, continuing to network with advertisers. Meanwhile, Mr. Yopp, III, kept working in the funeral home acquisition and consulting worlds. His sister gave birth to a son and, two years later, to triplet sons. In 2006, she called her brother and said she was too busy and either the magazines or the boys had to go. With that, Mr. Yopp, III, returned, leaving the door open for sister to help if needed.
Mr. Yopp says that technology had changed the publishing industry tremendously from his departure in 1989 to his return in 2006. With the changes, the publishers can get more precise and more timely material to their subscribers and readers. Mr. Yopp says the magazines give producers of products and services an opportunity to speak directly to industry leaders through articles they submit, paid advertising, and classified ads. Some articles are online, but subscribers in both industries have made it clear they want hard copies of the magazines to keep for referencing certain articles, business features, advertising information and pictures from certain state and national meetings.. Generally, they don’t even throw them away when the next edition arrives. It is not uncommon to find some businesses that will keep the issues going back 20-30 years.
Future of the Family Business
Mr. Yopp says the door is left open for any of his nephews–who are still fairly young—or for either of his three daughters to join the business. His daughters are young adults with, but they have not yet expressed an interest in coming to work for the magazines. Still, Mr. Yopp says he is ready to welcome any of them should they want the opportunity.
Mr. Yopp says the publishing industry and seems to have stabilized, with numbers trending better than normal compared to a year ago at this time. He says the need for trade publications is still there—people still have products and services to sell, and magazines are their avenue for telling people why they should buy them.
Family Business and the Funeral Home Industry
The two largest industries in the family-owned business world are agriculture and funeral homes. Mr. Yopp reported that there are 19,670 funeral homes in the U.S., many of them owned by families. From 1985 to 1998, there was a tremendous amount of consolidation of funeral homes and cemeteries. You had small regional companies that would acquire 50-100 properties, then they would be acquired by the larger publicly traded funeral home companies. Because of the large number of broker houses and venture capital groups in the U.S., acquisition funds were plentiful and led to extremely high multiples on purchase prices, thus allowing independent owners to sell at a much higher price than originally anticipated.
Unfortunately, many of these large acquisition companies were unable to make their shareholders happy. Lawsuits, mis-management, loss of business and other losses followed. Wall Street monies dried up and they started demanding that acquisition companies stop buying the funeral homes and begin to effectively manage what they had acquired. Already having overpaid for many of their deals, pro forma’s, budgets and heft goals fell way short of their projections leading to a tremendous slow down in the acquisition market. Today, there are a small number of publicly traded companies and a few regional acquirers that are in existence. Firms are still acquired, but in smaller volume with more realistic purchase prices being paid.
About 10 years ago, the buying slowed down. Families that weren’t ready to sell during the frenzy are now looking at selling within their families or to key employees rather than a larger corporation. In other cases, non-compete clauses are expiring. Families that sold out during the 80’s and 90’s and invested their money well, are considering getting back into the business for themselves or the next generation. Many were able to sell high and are re-purchasing at lower prices. Being locally owned and operated is still a big advantage in the industry.
The cost to start a new funeral home in the current market is well more than $100 per square foot, with about a 7,000 to 8,000 square foot facility needed at the outset. With equipment, furniture and other incidentals, the cost to enter the business is about $1.2 million.
Mr. Yopp says there aren’t many children of current funeral home owners who are choosing to carry on the family enterprise. Because of the high cost, it’s difficult for key employees to purchase the funeral homes. A couple of lenders have emerged that are willing to concentrate more on cash flow lending than asset lending.
Another trend in the funeral home business is a move to more cremations. Georgia once had only one or two crematories, and now there are about 75 in the state. With greater availability, people see them as more of a memorialization option. Cremation is often chosen for economic reasons, too.
While South Georgia’s funeral practices are still largely based on the traditional burial—even to the point of choosing a funeral home based on family tradition—the transient nature of Atlanta means that more families are choosing cremation. Other than the metropolitan cities in the southeast, the region is still known as “the Bible Belt” and lends itself to more traditional burials where you have a service, casket, vault, cemetery plot and bronze marker or upright granite/marble headstone. Similarly, the many retirees who have settled in Florida and in coastal towns are sometimes disconnected from family or have no family remaining. They will often choose cremation. For funeral home directors, the challenge is to help families memorialize their lost loved ones in new ways.
The case of Ray Brent Marsh, the man who accepted bodies for cremation but then buried them on the backside of his property, impacted the funeral home industry primarily in the diligence required to make sure bodies are handled properly. The funeral homes were not at fault in these cases, but they now are more careful about their liability and verify each step in the cremation process. Georgia’s laws and policies now require stricter documentation, too.
Another challenge for today’s funeral home directors is maintaining and growing market share. The death rate generally remains at 1.2 percent of the population, so funeral homes have to market their firms and services in more effective ways to the families of their communities. One means of servicing families is pre-need arrangements, in which individuals and families make funeral arrangements long before they expect to need them. They pay for the arrangements over many years, establishing a long-term relationship with the funeral home. Georgia laws allow the funeral home to either trust a 100% of the monies paid in or use an insurance product to insure the final funeral costs.
More so in the last 10 years, as an additional service, many funeral homes have expanded into pet loss care. They may provide cremation, a burial ground, and even memorial services for the beloved pets. This is another means of expanding markets.
Changes in the Refrigeration Industry
Mr. Yopp reports that the refrigeration industry also went through a period of acquisitions and consolidation. He witnessed similar events as those in the funeral home industry, where acquisition companies overpaid for the plants, couldn’t operate them efficiently and closed many. There is now one major family-owned company and two struggling publicly owned companies in the industry.
Preparing for Mergers and Acquisitions
Part of Mr. Yopp’s business now is to consult with companies on succession planning and mergers and acquisitions. He says the first order of business for family business owners is to have a plan in place. Next, especially if you think you might want to retire in a few years, go ahead and start running the business as if you’re selling tomorrow. That means cleaning up the financial statements, balance sheet, buying smarter, correcting areas where revenue is soft, and adjusting prices. All of these steps will not only make the business more attractive to lenders, but also increase the value of the company and profitability.
Mr. Yopp plans to continue helping families through his magazines and his M&A consulting. He enjoys helping families find financing, create plans together, then grow as a business and a family. As mentioned earlier, he’s excited to have found some new lenders this year who are making loans based on cash flow. That means key employees in funeral homes may have the ability to purchase. The lender looks at cash flow, call history, recurring business, stability and the potential buyer’s role in the business. Mr. Yopp is optimistic about the opportunities these new loans present for the creation of more family businesses.
John W. Yopp, III’s 3 Tips for Family Businesses
- Communication and relationship building are keys to success. He lists nine words to implement in any relationship in order to achieve your goals: Acceptance, Affection, Approval, Appreciation, Attention, Empathy, Respect, Security and Support.
- Don’t rely on Legislation for your company’s growth and recovery. It starts with “Me.” The owner must put faith in the heritage and tradition of the firm and what it’s created and accomplished in the past, then go the extra mile and make the extra sales call needed to be more successful.
- Your Behavior Reveals Your Heart. How you conduct your business affects those you touch. Ethical and Professional will win out every time.
Contact our Guest:
John W. Yopp, III
Publisher and Editor
Southern Funeral Director Magazine and Refrigeration Magazine
President and Owner
Extreme Marketing Group, LLC
P.O. Box 768152
Roswell, GA 30076
Phone: 404.513.9405
Email: johnyopp3@aol.com
Website: www.southernfuneraldirectormagazine.com
www.refrigerationmagazine.com