Can Shame Reduce Energy Consumption?

September 3, 2010 – 7:00 am

GreenRenters.org recently posed the question on their website, “Would it bother you if people saw your energy consumption?” 

Researchers at the University of Sydney in Australia are trying to answer that question by asking homeowners to allow them to publicly display their energy usage over several months. The researchers will then compare the data and answer the big question. (We will update you when we learn the results.) Can our peers pressure us into more sustainable behaviors? Let’s hope so.

Until recently the abundance of resources available in the United States made conspicuous consumption a ruling behavior. Thrift of any kind was often miscontrued as  ‘cheapness’ and as a value, it faded into the background as the province of  Scrooge & Company. The realities of climate change, however, are not only hurting our collective future, but they are weighing quite heavily on American children.

Unlike children from previous generations who were more afraid of their fathers and nuclear war, this generation is afraid to grow up into a world that may implode. They don’t understand the political partisanship, posturing and money that fuels excessive consumption. All they know is that the future is very scary. No matter how little you think children understand these complex issues, they cannot be duped. They are the ones asking parents to buy organic apples, quit smoking, fix the sprinklers, recycle and turn off the lights. Or at least, that is the hope, but it is the generation currently in power we need to reach and then we need to act. Estimates vary, but some scientists believe we have as little as ten years to turn things around, which means it should feel scary to adults as well.

Shame has never been my favorite motivational tool, but our sense of individual responsibility may need to be refocused.  Taking a serious assessment of our personal impact on the environment is also the first step.  If we measure our behaviors against others and evaluate the impact our life and work habits have on the environment, we might learn to recogize excessive and unnecessary consumption.  Human nature is not that baffling after all. No matter how chubby we are, most of us truly believe we don’t eat that much. The same is true of our energy dependency and consumption habits. Our hand just keeps turning up that thermostat the same way our ganglia (our lizard brain) leads us back to the kitchen after dinner. Identifying the difference between our energy needs and our energy wants is critical to altering our behavior and developing a more responsible approach to energy and water use.

These Tools can help measure personal energy use and perhaps suggest areas to improve personal practices in relatively painless ways. We are amazingly adaptable creatures but it may take a little effort to incorporate just a few practices into our lifestyles until they become habitual. Green renters can also broach this subject with their property manager. Even  a green manager may be reluctant to rock the boat with a valued tenant, so take the initiative. Ask for things like aerators, low-flow shower heads and stress you are open to a dual-flush retrofit on your toilets. Don’t be shy about suggesting occupant-sensors in the hallways and parking areas either, or indicating how much you would relish bicycle storage and green cleaning practices. These are things the manager may be contemplating anyway. With strong tenant input and support, he may be able to convince the owner of their added value.   

Green renters have some restrictions on what they can accomplish within their building envelope, but personal energy and water practices can be upgraded with a change in attitude. Green cleaning practices, shorter showers, recycling, turning off power strips and other thoughtful practices are all things under an individual’s control. Take your personal power back… and use less of the other kind.

Other Articles of Interest:

Water Etiquette in the Kitchen

WaterSense is Common Sense

Global Manners & Children’s Mental Health

By Elizabeth Madrigal | Posted in Residents | Tagged , , , , , , , , , , , , , , , , , | Comments (1)

Sweet Tree Property Management

September 2, 2010 – 7:00 am

Property managers generally have their hands full with building issues which can make it is easy to neglect  landscaping.  Planning for the worst is undoubtedly the best approach when it comes to urban tree management. Here are a few things to consider for those serious about protecting these valuable assets.

Bicyclist Damage: No one can effectively police the bicyclist’s practice of chaining a bike to a tree for security - if there isn’t a secure bike rack available. If you don’t want to install a rack, protect delicate tree bark from bicycle chains by installing plastic tubing around the trunk. The chains will wear against the plastic, but the bark won’t be harmed. Pests and diseases generally start where bark has been disturbed.

Plant Flowers: Trees do better when they retain moisture around their trunks. This can be easily accomplished by planting flowers around them. They shade the trunks and prevent evaporation. They also reduce bark injuries sustained from edge trimmers and lawnmowers and keep the soil from becoming overly compacted. Thirdly, they discourage walkers from ‘taking a shortcut’ through the landscaping.

Ban Street Signs & Flyers: If your property is located in a neighborhood where it is the prevailing practice to nail flyers and other notices to trees, surrender by adding a free bulletin board for posters to offer community information. 

Monitor Neighboring Trees: With so many tree pests and diseases it is always a good idea to get ahead of an epidemic. In the past urban planners would plant one species of tree for the effect.  If the trees were invaded by insects or some sort of disease, entire neighborhoods could be devasted. Planting variety in indigenous and adaptive species helps. It is also important to notify your city manager if you see a beginning infestation or the trees look unhealthy or unduly stressed. Most cities’ tree maintenance budgets have been slashed, so make sure you are persistent until you get results.

Tree Deaths: According to one U.S. Forest Service study, causes of forest tree death were categorized as growth-dependent reasons (45%), fungi (23%) and wind damage (16%). Obviously an urban tree has even more issues, as it must compete with sewer and water lines, underground wiring and cables and street repairs that disturb roots.  City soil can be depleted or sub-par and the negative effects of pollution can stress trees too. 

Proper Tree Management: The services of arborists and experienced landscapers are critical for maintaining tree health. Obviously managing wind damage involves proper pruning; fungi may not always be controllable without professional help and there are diseases and pests that enter the picture. However, as trees have insurable and measurable value, a regular maintenance plan is imperative. If you ever question how important your landscaping is to residents, ask them. You’ll be amazed at how attached they can be to a favorite tree or outdoor spot.

Safety in Numbers: Even with the many limitations in urban areas, city governments and most communities are in favor of expanding the tree canopy. Depending on the area and the study, planners can expect to lose 16 to 25 percent of trees over a few decades in urban areas without management. As trees also help reduce stormwater runoff and reduce temperatures caused by impermeable surfaces and dark roofs, their status should be pretty high. The deciduous trees that provide shade in summer allow for the benefits of solar gain in winter. The group AmericanForests.org suggests that we strive to meet an average tree canopy cover in the United States of 40%. For our different regions they offer defined ratios based on climate conditions, but historically these are a small percentage compared to the canopy this country used to have:

For metropolitan areas east of the Mississippi and in the Pacific Northwest:

Average tree cover counting all zones 40%
Suburban residential zones 50%
Urban residential zones 25%
Central business districts 15%

For metropolitan areas in the Southwest and dry West:

Average tree cover counting all zones 25%
Suburban residential zones 35%
Urban residential zones 18%
Central business districts 9%

Aiding the Tree Canopy: As trees are a critical element of pollution control, cities able to invest and increase their tree canopy decrease the resources needed to treat water, stormwater runoff and pollution and they save energy and water. For those interested in a very comprehensive analysis of an area, CITYGreen software allows you to calculate the dollar benefits of tree amenities. Talk to your city planners and see if you can get them on board for more trees. Mature landscaping not only is appealing on an environmental level, it is proven to increase property values. Making that investment now will pay off for years to come. Certainly anything we can do to improve real estate asset values is a positive step forward.

Our Tree Deficit: The USDA Forest Service estimates the United States currently has a deficit of 634,407,719 trees for the optimum environmental benefit to our health, so every tree really does matter. Please keep yours healthy and think about planting a few more.

Other articles of interest:

When and Why to Call an Arborist

Breathe Easier: 12 Houseplants to Purify Indoor Air

Create a Drought Tolerant Landscape Plan

By Elizabeth Madrigal | Posted in Business | Tagged , , , , , , , , , , , , , , | Comments (0)

Investing in Green Property Improvements

September 1, 2010 – 7:00 am

During the years I worked in financial services it never occurred to me to suggest property owners’ use their own money. It wasn’t intentionally self-serving. I believed it was smarter to use someone else’s money rather than to waste time saving. Of course, our consumer economy has depended on this thinking since our manufacturers first recognized they were able to mass-produce expensive durable goods.  

Some History  

In the late 19th and early 20th centuries the fly-in-the-ointment was the average American consumer’s inability to afford these goods.  Although installment credit had been initiated around 1870, it underwent several refinements over the next few decades. The depression changed the tone temporarily as leveraged assets lost value and people re-focused on necessities of life. Families remained fairly cautious until the mid-19th century when post WWII veterans started buying homes and raising baby boomers. The installment payment allowed this generation to recapture lost time, dump their Victory veggie patch and jumpstart new lives… all on credit.  

The manufacturers’ equipment – previously dedicated to war-related goods - now produced at even higher capacity. People could buy without taking four or five years to save for that big-ticket item, so of course we loved it. It wasn’t a free lunch, but as we scrambled to see who could acquire goods the most ostentatiously, we delayed paying the tab. Our federal deficit rose as our tax bill shrank and our banks swelled with glee.  

The ‘deferred’ cost of services and installment payments kept re-inventing themselves and took on an even more daring life in the 1970’s and 1980’s when our economy began to experience rampant inflation. This appealed to some government budget people.  After all, if we borrowed money that was worth X and we paid it back at Y + Z, or inflated money plus interest still worth less than we originally borrowed, we could balance our budget eventually.  But government wasn’t the only big borrower. 

Birth of Credit Cards 

A wallet full of credit cards became not only a requirement of American life but a status symbol. 18% didn’t seem like too big a price to pay while inflation was skyrocketing. The perception – and sometimes reality – was that if you waited and saved the money, the buying opportunity would had passed. A home that cost $70,000 in the late 70’s might be $100,000 a few years later. Several cycles of heavy inflation continued to reinforce this thinking for the majority of Americans living today.   

Our private financial institutions, insurance companies, congress, wall street and we-the-people ignored the lessons that should have been learned from the Savings & Loan collapse of the 1980’s. Deregulation ignited a marketing fire and ‘trusted’ institutions began offering the types of high-risk  loans and mortgages previously offered only to the wealthy. The majority of us did not have the capacity or the experience or the income to properly manage these loans. In other words, these were not loan products that should ever have been available to a financially naive, general public with limited reserves. (Some mortgage loans actually provided up to 114% of a home’s purchase price.)  

 

Wages Stagnated 

As salaries did not keep pace with inflation, the concept of installments morphed into that of “leverage”. We used it to satisfy a sense of entitlement whatever our economic station and believed that the secret of life was really100% financing. As wages stagnated, prices continued to rise for food, energy, medical services and other necessities of life. By then we were institutionalized credit-line users but back to our mid-20th century’s posture. We couldn’t afford to buy anything because our monthly payments maxed us out… unless we owned a home. The fantasy – held by borrowers and bankers alike - was that the home would keep going up in value. Real estate and a wildly irresponsible Wall Street propped up the economy, as did those 401k retirement investments, as they allowed us to borrow up to half of their value. About 67% of us were making it with credit cards, refinancing, 401k loans and car loans and then our kids began to go to college and our medical premiums skyrocketed and our employers began to squeeze more health care premium contributions out of us and we were getting older and … the housing bubble had the gall to break and embarrass Alan Greenspan and quite a few other freemarketers.  

Although economists, corporate America and government analysts shudder at labeling this recession ”deflationary”, that is exactly what this is. Most of us are happy merely not losing something and thrilled if we receive even a minimal return on investment. The banks continue to take advantage – their cost of money ranges from zero to one percent - by lending to us at interest rates that range from 4.5% for mortgages up to 30% unsecured. Within this financial climate, as a boomer I am going to suggest something pretty darn radical.  

Taking Action 

Let’s tighten our belts, put down the credit cards, use our own money and reap the rewards of good, solid investment in ourselves – without the unreliable and expensive middle man’s restrictions or judgments.  

If we take action to move our personal and collective economies forward through sustainable property improvement, everybody wins. Let’s start with the big ticket items first. On-site alternative energy production reduces our dependence on the standard grid and its dependence on fossil fuels and our seemingly insatiable need to secure control over these resources through military occupation.  Jobs are created here, improved real estate will gain value and as energy producers, multifamily particularly will become more profitable. Using our equity and private funds to invest in our own properties produces measurable dividends immediately whether it is a private home or an apartment community. If we can afford to have our principal tied up temporarily – just pretend it’s in an extended CD earning 10 percent instead of 1 percent - it’s possible to generate higher earnings via lower building utility costs. Candidly, with the low rates of return for funds on deposit, even a minor improvement in operations costs is a win-win.  

Becoming an energy producer on-site is both possible and practical with today’s alternatives in clean technologies and the support of government incentives and grants. As utilities are an area multifamily can only control by becoming producers, over time energy savings will return principal, replenish depleted reserves and create a profit center. Once our own money starts working for us, we can fund other sustainable improvements that further improve operations and increase our assets’ values. In fact, joining with other multifamily owners (or neighboring homeowners) and negotiating with the systems manufacturers and installers can also give us the discount pricing that makes the self-financed investment concept even more attractive. Add in some of the grants and incentives still available, and it starts sounding more like the kind of money maker we used to take for granted.  

On-site Multifamily Energy Producers  

UTC Power's Fuel Cell for High Rise Residential

 

If it sounds futuristic, let me assure you there are multifamily buildings successfully producing energy on-site today. For example, 360 State Street, a mixed use development in New Haven, Connecticut, installed the first 400kW fuel cell in a residential high-rise development. These fuel cells are so reliable that hosptials and schools have been using them for years. 360 State will break even on the investment in 5.5 years. The cell produces all the energy the families in its 500 residential apartments need and more. Not only is this kind of innovation appreciated by green renters, but the status gained within their community has been priceless. The energy produced in a non-combustion process by UTC Power’s amazing fuel cell is virtually pollution free and can be installed anywhere there is access to a regular pressure natural gas line.   

If you want to get your feet wet on an existing building, consider a photovoltaic panel array.  Solar energy production is practical anywhere in the United States – the panels are actually more efficient in colder climes – and very little energy is lost when it is used on site. A near perfect example of how to incorporate a PV array into a residential building is the recently installed system on a complex owned by Princeton Properties, a multifamily management company headquartered in Lowell, Massachusetts. Through a combination of grants, tax incentives and utility savings in 2009, the company paid for the first system’s cost and installation in under a year. Now the complex receives ‘free energy’ in all its common areas and the surplus produced is used to power their corporate offices. Princeton’s second and third solar panel projects were financed in 2010 with fewer grants and greater use of the company’s own funds, but the return on investment after incentives is still only about three and a half years. On a power-generation system with a minimum 30 year – and perhaps even 50 year-  life, that’s quite an accomplishment, even if one calculates utility savings at today’s energy prices!  

Taking a Calculated Risk  

What has complicated the ‘action’ part of sustainability projects for most property managers is the concern about retaining sufficient working capital. Obviously funds should not be taken out of line items that need secure cash flow, but if there is a money pot that’s been sitting, why not use it? Funds invested in energy and water efficiency are returned over an easily-projected pay-back period. These can be incorporated in a self-financing strategy of small investments first which produce savings that finance larger ones.  Benchmarking your property with the DOE’s Portfolio Manager can help you start on the path to making low-cost improvements that generate a guaranteed return on investment.  System vendors will give you some very accurate projections, but if you are approaching this with a jaundiced eye, contact these experts for a second opinion:  

  • Local utility companies
  • Non-profits focused on sustainability
  • Municipal building departments
  • Energy auditors
  • Certified residential building advisors 
  • An architect or good systems engineer

Do the math then pull that money out from under the mattress! The cost of these improvements will start returning to you so quickly, you’ll wonder why you waited so long.  

Other Articles of Interest:  

Living the Platinum Dream: 360 State Street  

UTC’s Fuel Cell Miracle Breakthrough  

Portland’s Green Building Rock Star Tech

By Elizabeth Madrigal | Posted in Business | Tagged , , , , , , , , , , , , , , , , , , , , , , , , , , , | Comments (0)

Apartments We Can Age In

August 31, 2010 – 7:00 am

We laugh when ten-year-olds think thirty is half dead, but social scientists maintain this thinking holds true even into our eighties. No matter what our own age, we consistently define ‘old people’ as those ten or twenty years our senior. Given this state of mind, it is no wonder that our aging Baby Boomers are not out shopping for retirement homes. However, they are looking for apartments in urban areas, college towns and homes closer to medical centers.  If you manage rental properties in or near these kinds of areas, expect good news for at least the next couple of decades.  

A large number of Americans will be over 65 in a few years and although a big percentage own homes, the current market has caused many to rent rather than sell them. This has created a market for housing alternatives that do not require large investments. A good option is often a move to an apartment community.  

Aging Boomers may recognize emerging limitations and lesser physical ability, but they expect to remain independent. Owners who properly equip apartments to serve this group will improve occupancy rates and retention. 

Marketing experts suggest avoiding branding a rental with anything that might suggest it is a ’retirement home’ or ’suitable for senior living’. It is better to stick to decribing features in a way that is youthful and exudes vitality. For instance, stating a home has an elegant, extra-wide entryway with flat, sloped access to accommodate bicycles and large strollers implies wheelchair access. The key is to create the appeal of an ADA-compliant home with all the bells and whistles without making it look like a nursing home. In other words, no ugly, temporary ramps that require wheelchair access through an alleyway or other substandard entrance. An architect or interior designer can offer some stunning options.

According to Florida builder, Keith Collins of New Millennial Homes, seniors need a few simple changes in design to make homes safer. He also maintains the changes provide better maneuverability at any age. In fact, Collins designs his homes based on a concept known in the architectural world as ”Universal Design” (UD).

Universal Design means exactly what it says. The living space is built to accommodate a ‘universal’ tenant, or in theory everybody that might have a special need. This could mean a family with an elderly parent, another family with children, an elderly person wishing to maintain independence or someone with physical limitations. From an investment standpoint a home that a person could live in from birth to death is practical even within a transient society.

Another big advantage of universal design is that as it works for everyone, potential buyers can be everyone as well.  As most of the Universal design changes require little more than a few minor variations in new construction – the building still has doors, windows, walkways, etc. – the cost can range from minimal to zero. Of course, retrofiting can be expensive, but when a remodel is planned anyway, why not incorporate Universal Design concepts?

Here are some of the kinds of design modifications that apartment owners and other independent real estate operators might consider to maximize renter appeal and market share:

  • Doors flush with the ground without steps on at least one front entrance.
  • Doors a few inches wider that can accommodate a wheelchair, a stroller and even a hospital-width bed.
  • To be wheelchair friendly, kitchens should have wide aisles and low countertops and appliances. 
  • An opening under the sink should allow a  person to wheel in or sit while doing dishes. This can be done with a cabinet door that is removable for the sink and the stove.
  • Seconding as long towel racks, grab bars should be installed along the kitchen workspaces. These are similar to handrails on staircases and can help people with an unsteady gait – vertigo, dizziness from medicines or illnesses or frail health or age – maneuver safely by themselves without a walker.
  • Faucets installed over ranges eliminate the need for lifting heavy pots of water and carrying them back and forth to the stove. People with arthritis, carpal tunnel and other arm and hand-strength issues can benefit with this design feature. Younger people and supervised children can also cook more safely.
  • Kitchen shelves should pull out just as kitchen drawers do to allow easier access to pantry items and dishes.
  • To make adjusting controls easier, equipment like a water heater can be raised off the ground. 
  • Bathroom sinks, like kitchen sinks, should be designed so a wheelchair can roll up. 
  • All areas where a person might be standing should also have a grab bar/towel bar including the tub and shower at different heights.
  • Door knobs and shower knobs should all be a lever design to eliminate manual dexterity challenges with one caveat. Knobs need a feature to lock them. Smart dogs and small children will otherwise be able to manipulate them.
  • Shower stalls should be angled away from the door to prevent water seepage onto the floor, but need a smooth, flat entrance.
  • The shower door should open widely in one direction (generally right to left) with the grab bar on the righthand side. (South paws prefer the opposite.)
  • Studs are 2 x 8’s so that a grab bar can be installed at any time without tearing out a wall.
  • Everything in the home – including interior finishes – should be geared to easy care and maintenance.
  • Universal design is meant to blend the occupant with the rest of the community regardless of age, infirmity or physical abilities.

Japan has led the world in the number of  people over 100 years old  (40,000 is their official figure), but with the advances in modern medicine and nutrition, the United States is catching up with an increasingly elderly population. According to the U.S. Census Bureau:

“The elderly population increased elevenfold between 1900 and 1994; the non-elderly increased only threefold. In this century, the rate of growth of the elderly population (persons 65 years old and over) has greatly exceeded the growth rate of the population of the country as a whole. The elderly increased by a factor of 11, from 3 million in 1900 to 33 million in 1994. In comparison, the total population, as well as the population under 65 years old, tripled.

Under the Census Bureau’s middle series projections, the number of persons 65 years old and over would more than double by the middle of the next century to 80 million. About 1 in 8 Americans were elderly in 1994, but about 1 in 5 would be elderly by the year 2030.”

For an overview of Universal Design, Wendy A. Jordan has written a great book, Universal Design for the Home, and outlines the design elements and why they matter. For instance, for a person whose sight is impaired, a black fireplace and raised hearth are easy to see when contrasted against light wood floors. Be forewarned, however, that the book includes some great photographs which may encourage you to remodel immediately. Another great resource for the more technical among you is Drue Lawlor and Michael A. Thomas’s book, Residential Design for Aging in Place. In their book they go into very specific detail, which makes the $60 price tag seem like a bargain.   

The state of Florida currently has the highest proportion of elderly residents at 19 percent, but the other states with a 14 percent to 16 percent elderly population are in descending order: Pennsylvania, Iowa, Rhode Island, West Virginia, Arkansas, North Dakota, South Dakota, Nebraska, Missouri, Connecticut, Kansas, and Massachusetts. If these trends continue, property managers in these states might be wise to plan for housing aging boomers and perhaps their parents as well!

Given the population trajectories, incorporating Universal Design into remodels and any new construction is just good business planning for the future. However, leaders in this area may be doing more than creating successful apartment communities, as independent living has been shown to enhance one’s quality and length of life. In fact, according to the MacArthur Foundation Consortium on Successful Aging, “Up-beat homes that emphasize our abilities, not disabilities, are not only more fun but tantamount to successful aging.”  

As responsible property managers and owners who care about our residents, a big part of creating a more sustainable apartment community is identifying and meeting the needs of every resident - and that includes our old people.

By Elizabeth Madrigal | Posted in Business | Tagged , , , , , , , , , , , , , , , , , , , , , , , , , , , , | Comments (2)

Green Renters: Curious About Your Commute?

August 30, 2010 – 7:00 am

One of our Ten Best Green Property Management Tools just got better!  Walk Score has partnered with CNT’s Housing and Transportation Affordability Index to offer residents more comprehensive data on the effects of their housing choices.  In addition, their new “Commute” tab provides distances, travel times and maps for different modes of transportation.

Housing and travel costs are estimates and renters or property managers should input the appropriate data in order to calculate actual costs.  Obviously commuting by car on a daily basis is more expensive (when one considers the total cost of car ownership including payments, insurance, maintenance and gas) than hopping on the bus or riding a bike.

Remember there is no substitute for experience, so walk around the neighborhood and peak into the shops, restaurants and other services you’re likely to use.  Being able to shop locally AND shopping locally are integral aspects of sustainable living. According to the Andersonville Study of Retail Economics by Civic Economics, for every $100 spent at a national chain only $43 goes back into the local economy; whereas locally owned and operated stores return about $68 to the community.  Local shops tend to do business locally with most, if not all job creation occurring within the community or its surrounding environs.  A national chain’s priority will be efficiency, which means certain jobs such as accounting or marketing will be centralized at a national headquarters.  Green property managers can assist renters and themselves by forming partnerships with area businesses to offer services at a discount to area residents.

Finally, when choosing where to move, consider the externalized or hidden costs of your transportation choices which include, among other things, air and water pollution.  In a fascinating article on the transportation energy intensity of buildings, Alex Wilson and Rachel Navaro examine the cost of transportation choices in terms of Btus.  Since much of our energy consumption comes in the form of burning fossil fuels that release carbon into our atmosphere, using less energy will mean less carbon released into the atmosphere.  This factor, energy intensity of transportation choices, is probably the single most important factor to consider when deciding where to live and work.  Although Wilson and Navaro focused on the energy consumption of office buildings, it seems clear that driving to work, alone in a car can ‘exceed the energy savings’ of the greenest homes or apartments.

Basically it boils down to buying local and taking public transportation whenever a commute is involved.  Imagine the land that would be available for parks and recreation if more people used public transportation.  Parking lots that currently contribute to storm water problems and increased temperatures in cities through the heat island effects, could be transformed.

Other Articles of Interest:

How to Search for A Green Rental

EPA Parking Reduction 101

Parking as Income

Public Transport or Bust

By Kimberly Madrigal | Posted in Residents | Tagged , , , , , , , , , , , | Comments (0)

When and Why to Call an Arborist

August 27, 2010 – 7:10 am

The beautiful trees lining the front of the apartment building were the reason you bought the property twenty years ago.  Tenants and neighbors comment about them all year long but recently you noticed one tree looks rather sickly. When you ask the gardener for an opinion, he dramatically throws fertilizer around while you stand there and promises to keep an eye on it.  He doesn’t seem at all concerned, but should you be?  It depends on how much you care about those trees.

A small problem like a broken lower branch might be manageable, but the smart owner understands the challenges presented by weather, storm damage, pests, disease and even age. In fact, tree health is as complex and unique as it is for any living species. Trees that are fed and managed properly will have a better chance of withstanding all kinds of threats. A good example is the pruning that can be done to allow winter and even hurricane winds  to pass through branches. In other words, tree healthcare and maintenance is no place for unsupervised amateurs.

Experts and government officials generally discourage people from responding to the ‘door-knockers’ who offer ‘discount’ tree services. These services may be legitimate, but the best certified arborists are always busy and you will need to call ahead and make an appointment.

Experienced arborists understand plant health care and the best facilities managers in commercial buildings and government offices use their broad range of services to protect these valuable assets. Arborists’ services can be invaluable when construction is going on in an adjoining area or muncipal or telephone crews are digging up sidewalks. Arborists’ work includes root protection, pruning, fertilizing, pest elimination, lightening protection, cable-brace installation and snow and ice barriers.

If you are wondering what distinguishes a gardener from an arborist, here is the International Society of Arboriculture’s (ISA) definition:

A professional arborist is trained in the art and science of planting, caring for, and maintaining individual trees.

Certified arborists are also required to earn continuing education credits throughout their careers to maintain their credentials. This provides an avenue to keep their training on the cutting edge as new science emerges.

Although many states issue business licenses for tree servicing,  a ‘licensed’ arborist is not necessarily a highly-trained or ’certified’ one. For the best recommendations check with an arboretum or a local chapter of the professional arborist organizations like ISA, the American Society of Consulting Arborists (ASCI) and the Tree Care Industry Association (formerly the National Arborist Association). All good arborists should also have references you can check.

As a property owner can be liable if a worker he hires is injured or injures another person or adjoining property, it is always a good idea to ask for verification of the arborist’s insurance coverage. The easiest way to do this is to ask for certificates of insurance. These should include proof of liability for personal and property damage and workers compensation. Call the insurance company, verify the policy is current and get something in writing that shows the policy will be effective when your arborist is performing the work.

A committed aborist will:

1) Remove a tree only as a last resort.

2) Not top a tree without a legal, health or safety reason for doing so.

3) Never use climbing spikes as they damage a tree.

We would also suggest the written contract with your arborist specifies things like:

  • When the work will start
  • Who is responsible for clean up and waste disposal
  • Who will actually be performing the work – helpers or the arborist
  • How the work will be supervised
  • What kind of equipment will be used
  • When the work will be finished.

It is also important to clarify that the arborist retains responsibility for any and all injuries to himself, his employees and his equipment.

We tend to take trees for granted as part of the environment, but trees are insurable assets. If one is lost because of an insurable hazard most insurance policies cover the cost of removing the dead tree and also replacing it. 

Other than their beauty and financial value, however, trees significantly contribute to our quality of life.  They provide habitat, shade and windbreak protection, control stormwater runoff, prevent top soil loss and erosion and remove toxins from the air, soil and  groundwater.

Other articles of interest:

Landscaping to Reduce Energy Costs

Creating a Drought Tolerant Landscape Plan

How to Perform a Water Audit

By Elizabeth Madrigal | Posted in Business | Tagged , , , , , , , , , , , , , , , , , , , | Comments (2)

Sustainability Could Use a Nudge

August 26, 2010 – 8:09 am

We might all wish for a genie in a bottle or a magic wand to resolve the climate crisis, but Harry Potter sequels notwithstanding, casting spells is unlikely to extricate us from this mess.  That said, the NRDC and Garrison Institute Climate, Mind and Behavior Symposium have suggested that simple “no” and “low” cost behavioral changes could reduce the United States’ carbon emissions by a full 15%!

Whether we are conscious of it or not, much of our consumptive behavior is affected by choice architecture, or how choices are presented to us.  As examples, marketers make cereal packaging bright, certain brands are placed at eye level and candy is placed near the checkout stand. In a study published in Science, Hunt Allcott and Sendhil Mullainathan assert that energy efficiency is not only a matter of technology but of behavior as well. They believe efforts to affect behavior through price changes and information disclosure can be cost-effectively supplemented with behavioral interventions.

Two ideas that have worked quite well – at a reasonable cost while generating tremendous savings – have been utility bill nudges that inform consumers of their utility consumption vis-a-vis their neighbors’.  Recently the city of Antwerp uploaded a government sponsored thermographic view of the city that revealed the energy efficiency of every building, ranging from an energy efficient blue to an energy hog red.  Residents were able to go online and compare their home’s energy efficiency to that of their neighbors.  The imaging was part of a larger effort to encourage homeowners and businesses to “investigate energy efficiency”.  The agency exceeded its goal of insulating 1000 homes during the first year by 20%.  Typical of people’s responses was: ‘We want [our house] to be as blue as the neighbors’.

According to Marc Gunther, studies show 90% of Americans think something should be done about global warming but only 10-12% have acted on that belief.  How can we overcome the wide disparity between belief and action?  Part of the issue with motivating people to act is the overwhelming nature of climate change.  So where should we begin?

A useful guide produced by The Climate Leadership Initiative suggests discussion begin by talking about climate change as the ‘climate crisis’ or ‘climate failure’ rather than as ’global warming’.  Apparently the term ‘global warming’ doesn’t spur people to action, so we need to use words that pack a greater emotional charge.

Next, we can focus on the effects of too much carbon in the atmosphere caused by burning fossil fuels and emphasize the need for carbon-free energy sources.  Of course there are other gases that contribute to the climate crisis, but carbon is the big one.  Remind others that the problem will only get worse and be more expensive to fix if we wait, and present an understandable analogy like ignoring termites until they are munching on a home foundation.

Point out that shifting from a carbon-dependent to a carbon-free economy will create millions of jobs, enhance our national security, reduce our dependence on foreign oil, improve our quality of life and it might tap into the American spirit of innovation and leadership.

If you are thinking about starting a sustainability program of any kind – whether it is based in your office, home, apartment building or company - remember even though 90% of our fellow Americans may think something should be done, we each will have our own thoughts about how best to begin.  Anyone who is interested should be allowed or invited to take part with the understanding that every person’s ideas will be respected, if not immediately acted upon.  I cannot emphasize strongly enough how important it is to wear a smile and have a sense of humor.  Think of yourself as a cheerleader for the effort and keep cheering even when you’re in the defensive zone!

Generally speaking, people tend to be overloaded with information and with their own ‘to do’ lists.  Within your organization or household, pick one or two things to focus on.  When you have those under control try a couple more.  Reward and reinforce desirable behaviors, but be patient. It can take six months to a year for changes to become permanent.

Other Articles of Interest:

Nudge: Improving Decisions About Health, Wealth and Happiness

NAA 2010 Green: Lower the Flow

NAA 2010 Green: Efficiency Is A Fuduciary Duty

 

By Kimberly Madrigal | Posted in Energy | Tagged , , , , , , , , , | Comments (0)

Planning a Sustainable Multifamily Landscape

August 25, 2010 – 7:00 am
In addition to maintenance costs, landscaping irrigation often accounts for up to 30% of an apartment building’s water and sewer charges.  By applying the principles of sustainable landscaping, operating costs may be lowered and maintenance crews freed to do other tasks. 

The first step in any sustainable building plan is to define the project’s goals.    

  • Reduce energy or water consumption?
  • Mitigate the heat island effect?
  • Reduce storm water runoff?
  • Reduce maintenance costs?
  • Provide an amenity such as an outdoor seating area?
  • Improve curb appeal?
  • Correct health and safety issues?
  • Is legislation pending or in place that restricts the use of potable (drinking) water for landscaping?

Next take an inventory of your available resources and reuse whatever you can:    

  • Existing plants
  • Existing soil type
  • Existing irrigation
  • Existing hardscape
  • Existing site orientation
  • Experienced personnel

Bring your team together in one room including:    

  • Owner
  • Manager
  • Maintenance personnel
  • Groundskeepers
  • Landscape designer
  • Contractor

During the team meeting, discuss the affects construction will have on residents, neighboring properties and the surrounding environment and come up with a plan to reduce soil damage via compaction, protect existing or desirable vegetation and prevent runoff of debris into storm drains.    

Ultimately, a sustainable design should focus on reducing potable water demand within the landscape by at least 50%, manage storm water on-site, protecting any adjacent sensitive areas, restoring native vegetation and providing habitat and reducing the use of toxic chemicals.    

100% Xeriscape Courtesy of Colorado WaterWise

Green property management professionals will also want to take into account the effect landscaping has on residents.  Can a seating area be provided? What will renters see when they look out the window or step out their door?  In other words, how are plant choices affecting their view?  While the view from a window may not be high on management’s list of things to consider, as any real estate agent will tell you, views affect market value.    

Many people mistakenly believe that a beautiful landscape can only be achieved through heavy watering, lots of chemical fertilization and extensive pesticide application.  In fact, the opposite is true.  Plants that are adapted and natural to a region require the least amount of care and don’t need the coddling a non-native species might.    

Take full advantage of the free resources available for your conversion to a sustainable landscape. The libraries have books on the subject and Master Gardeners are delighted to give free advice. We have listed a few picture links to demonstrate the many types of sustainable gardens, but contact your parks department, nearby arboretums and the water district or water utility in your area for the best local advice.     

There are also many nurserymen, landscapers and gardeners with great practical experience. Depending on your site, budget and vision, however, you may want to hire a professional landscape architect to develop and supervise the implementation of a sustainable design.   

Denver Water’s Xeriscape Resources    

Lose the Lawn: 21 Inspiring Yards     

The Secrets of Xeriscape Landscaping    

While the cost of designing and installing a sustainable landscape may seem steep, it will permanently improve your bottom line through reduced water and sewer bills, lower maintenance costs and improved rental rates. Well-adapted and indigenous plants also thrive in their home territory and rarely need replacement. The biggest benefit of any investment in sustainable landscaping, however, is that it will continue to improve with age and thrill your residents and your accountant.    

Portions of this article were adapted from the IFMA Foundation’s ‘Sustainability How-To Guide Series: Sustainable Landscaping’, available via pdf here.    

Other articles of interest:    

By Kimberly Madrigal | Posted in Business | Tagged , , , , , , , , , , , , , , , | Comments (0)

How to Search for a Green Rental

August 24, 2010 – 7:00 am

It may look green, but is it?

Searching for an apartment on-line is a truly  great way to limit the time and energy normally invested in finding a rental. Although nothing beats actually viewing an apartment, new tools can help eliminate properties that could never meet your needs.

GreenRenter.com Most apartment rental sites now offer some sort of ’sustainability’ or ‘green’ search you can navigate once in their site. Often you will have to look for it in a sub-category like “Community”. GreenRenter.com, however, is different. It rates apartments on a 1 to 5 scale based on their sustainability in the lead promo on each listing. (5 is the highest rating.) Searching for apartments in Portland, Oregon, the first three vacancies I viewed were all rated “5″ and listed features like these:

Apartment One: Eco-friendly living, community atmosphere, organic raised beds, chickens, rainwater collection, quiet dead end street, green space as neighbor, fruit trees, organic gardening, smoke-free since 2002.

Apartment Two: Stainless steel Energy Star appliances, energy efficient lighting, 95% efficient furnace and water heater, dual flush toilets, storm water retention and low maintenance landscaping, bamboo flooring, wool carpet, and recycled quartz counter tops, both durable and responsibly built.

Apartment Three: Windows ENERGY STAR rated with superior insulation (i.e. cellulose or formaldehyde free), building ENERGY STAR rating 63-79, enhanced, ongoing energy metering and monitoring or commissioning, passive solar design.

In fact, on each of these properties GreenRenter.com completely outlined systems, siding, lighting and all of the property details you would expect to find on an appraisal and more.  The sustainability features breakdown was impressive and grouped for easy comparison within the following categories:

  • Certifications and awards
  • Energy
  • Building surroundings (including on-site landscaping)
  • Building materials, interior and exterior
  • Operations
  • Other green features (from worm composting to sunlight hours)

GreenRenter.com, like most other rental sites, also mapped the properties and included pictures and links to each individual website. They also had listing services for commercial properties, although it appeared that high-rise apartments for search purposes were classified under residential.

Walkability Score: Beyond the considerations related to an apartment’s distance from your place of employment, a WalkScore can provide information on how many services you might access by walking. Scores range from 0 to 100, with the highest having the most services within walkable distance, or about 1/4 of a mile for most people.  The services are grouped under groceries, restaurants, coffee, shopping, banking, schools, parks, books, bars and entertainment.  Some WalkScores also include a Public Transit Score (PTS), but as property managers are charged for this extra service, the PTS score’s appearance may be spotty.  (Zip Realty is the first real estate company to incorporate this PTS feature into their listing website.) However, if a property manager sees transit options as a benefit, he or she is more likely to include this in listing advertisements. WalkScore offers another paid service that allows landlords to customize the nearby amenities they would prefer to include or exclude, but this ‘edited’ version may be less helpful for tenants.

Transit Maps: A good city transit map will also provide the information you need to find bus and mass transit lines yourself.  Contact your city government and they might be able to direct you to a site like this one that shows schedules, lines and connectivity. City building departments can also alert you about any proposed or new transit options that are going into an area in the future.  Rents generally go up along with property values when mass transit becomes available in a neighborhood, but if you can ditch your gas-guzzling vehicle and cancel your car insurance, how cool would that be?  Just as food for thought, the average person spends about $1,000 a month for the ‘privilege’ of owning a car. If you are in that category, imagine what it would be like to have those funds in hand.

Visitors Information: Other good sources of information – even if you are moving within the same town - are the local visitors and tourists bureaus and the chamber of commerce. These sites often give an invaluable insight into different parts of town. Do your research and you won’t have any ugly surprises appear on the vacant lot across the street after your move-in.

American National Standards Institute (ANSI): The first green standard for apartment communities was released in January of 2009 when ANSI approved its National Green Building Standards to cover both single and multifamily construction.   Developers and remodelers now can identify features needed to qualify for certification in these categories: energy, water, and resource efficiency; lot and site development; indoor environmental quality; and resident education. The ANSI green scoring calculator allows a building design team to determine how green their building as envisioned will be, but it no longer allows initial submission for Green Building Certification.  Unfortunately, this feature is scheduled to sunset in September of 2010, with some remnants available until January 2011 for projects already on-line.  The number of points awarded determines the certification starting with 37 for Bronze, 82 for Silver and 100+ for Gold. Written guidelines are available through the ANSI site which might be interesting to green renters as an educational tool if the components of the building envelope and systems are important to you.

U.S. Green Building Council (USGBC): Local chapters of the USGBC like this one in Orange County contain the names of complexes that have been certified by them under LEED guidelines as well as those that are registered who are in the process of applying for certification. The properties are listed by complex name, city and what type of certification they have achieved or are seeking.  As these standards were only developed in the last decade or so, existing complexes are generally only certified if they have had a major retrofit. There are many older buildings, however, that are still energy efficient, use passive strategies for heating and cooling and have excellent insulation and upgraded systems, so don’t rule them out if they are not on this list. In fact, many older buildings without air conditioning may have superior fenestration, natural daylighting and ventilation when compared to more modern, uncertified buildings.

Google’s Bicycle Maps still only cover major U.S. cities, but they do have bicycle routes and maps for bicycle commuters and those interested in bike trails. It is important to note that a bike route is also generally more walker-friendly than a standard 4 or 6 lane road.  Bike routes usually involve shorter blocks and more intersections, which organically act to slow traffic and make walking safer as well.  Hence, you can use these maps to evaluate pedestrian-friendly aspects of a neighborhood. Of course, other local organizations in your area may focus on hiking, walking, trails and other features of interest for green renters.

Searching for Key Words: Although we are reluctant to call it ‘greenwashing’, it is important to understand the range of differences in the color of green when it comes to apartments. Using search optimization words may help and could include terms and phrases like:

  • Maintenance with non-VOC (volatile organic compounds) products
  • Low emission equipment
  • Highest quality insulation
  • Utilities individually metered
  • Green management policies
  • Powered by renewable energy
  • Vegetated roofs
  • Porous paving
  • Rainwater collection
  • High efficiency light fixtures
  • High efficiency HVAC units
  • ENERYSTAR appliances
  • LEED certified construction
  • Sustainable Community
  • Urban Chickens and Pets
  • Green cleaning

Evaluating a Green Lease: A great way to distinguish a truly green landlord from the pack is by reading the terms contained in the lease agreement. A green lease should prohibit tenants from switching out low-flow shower heads or removing aerators. It may prohibit smoking on balconies, patios or in units. Tenants may be required to use only eco-friendly soaps, pest control products and substances that do not off-gas volatile organic compounds (VOC).

The Green Litmus Test: If extra fees are charged for parking, there is a prime parking location for shared-car services or car-pooling is encouraged, you may have found a fellow sustainability advocate in your property manager. Ask about recycling and if there are separate bins for composting, recycling, waste and a Goodwill-type drop box, you probably have hit the jackpot here too.  Features like prominent bicycle racks, secure bike storage or the troughs created to roll bikes up stairs are also pretty good indicators if the property is the right home for you.

Other articles of interest:

51 Searchable Hotlinks for Apartment Hunters

The Top 10 Tools for Green Property Management (that might be good for Green Renters too)

Green Renters: Got Get ‘Em!

By Elizabeth Madrigal | Posted in Residents | Tagged , , , , , , , , , , , , , , , , , , , , , , , , , , , | Comments (0)

Sun West Leads Green Building for Multifamily

August 23, 2010 – 7:00 am

The urban myth that green building costs a big premium, does not have unique value and is difficult to finance is about to get “snoped” by Sun West Mortgage Company. They have engaged in a nationwide promotion of green building guidelines for multifamily. The effort seems to dwarf those of any other HUD-approved multifamily lender and may even set the stage for others to follow suit. Apartment owners and the building industry predictably insist that the greatest impediments to green building have been appraisers and lenders. Sun West Mortgage Company may be about to fix that.

Frankly, we were so excited about this program that we contacted Anson Snyder, Director of Multifamily Lending at Sun West Mortgage.  For the first five minutes of our conversation, however, he interviewed me. Who was GreenLandlady? What was our readership? What was our target market? Actually, I felt like I was a little on the hot seat until he finally said warmly, “Okay, well, what did you want to know?”  After we began to talk, I felt like I had bumped into an old friend at a USGBC Green Building Conference.

Editor: Before we get started on your green building campaign, what affect do you anticipate FHA’s recently revised guidelines for multifamily underwriting will have on credit underwriting?

Snyder: As the revised multifamily guidelines [released on July 6, 2010] reflect a lending philosophy that is focused on sustainability, we’ve reviewed the proposed changes at Sun West  and believe they will be good for the industry on a long-term basis.

Editor:   Certainly Sun West Mortgage has distinguished itself by actually promoting green building in the multifamily sector. Can you tell us how that happened?

Snyder: Much of the impetus in taking a leadership role in developing our green guidelines for multifamily housing was motivated by the value we see in more sustainable building and management practices.

Editor:  Do your clients categorize as affordable housing [subsidized by the government] or market rate apartments?

Snyder: Our borrowers own and operate market rate and affordable rental housing throughout all areas of the United States.

Editor: Why did you select a campaign that presents sustainable building and management practices in an educational format?

Snyder: We wanted an approach that would get developers, property owners and managers engaged. We will also have webinars available to our customers so that they can walk through our green building guidelines. The webinars are interactive with our staff as well. It’s another way for us to connect with people in real time and an opportunity for us to listen to our customers.

Editor: In addition to new construction, the guidelines seem to have an even stronger focus on improving existing buildings. Was this your intent?

Snyder: Yes, it was.  New green building is wonderful but there is all this great housing stock out there already. With interest rates as low as they are right now, why not take advantage of it? Apartment owners can refinance and improve their property and at the same time lock in a fantastic interest rate.

Editor:  We’ve all heard the horror stories about the lack of available financing for apartment acquisitions, retrofits and refinances. What kind of mortgages is Sun West writing these days?

Snyder: All our products are 35 to 40 year HUD mortgages with fixed rates. The mortgages are non-recourse loans with a good loan-to-value ratio – not over-leveraged – and tailored to meet a principal’s capital needs.

Editor: Do you think there’s quantifiable value for the building owner who is considering a low-cost re-commissioning or a small retrofit?

Snyder: Yes, I do. Even focusing on minor retrofits in a building can improve the building’s life, lower operating costs and reduce on-going maintenance expenses.  An owner can say, “Let’s change over to low-flow water fixtures”, and make a huge difference in water expense. We talk about the common areas, the building itself and the tenant spaces. For instance, there are all kinds of paints that are not toxic. Why not use them? For tenants there is added-value when that Mom and Pop owner can say, “This is a green building”.

Editor: When an owner is improving a property for sale or simply to improve performance, do Sun West’s guidelines indicate which features and improvements will have a substantial impact on value?

Snyder: Green elements can be measured in actual costs and lifetime savings. Our underwriters can review the work scope as it compares with the Property Capital Needs Assessment (PCNA), which is a required document for a loan refinance. Particularly when addressing deferred maintenance, green is a viable option for many borrowers and most buildings.

Editor: One of the barriers to incorporating high efficiency systems – like solar photovoltaic power generation in existing buildings – is always the high up-front cost. Is there any way a borrower can be assured that these costs will be included in the new mortgage amount from Sun West?

Snyder: As part of a loan refinance, some property owners are asking for cash-out that will be used towards upgrading a property’s systems, such as solar panels, waterless tanks, and low-e/dual pane windows. When speaking with your banker, let him or her know what is important to you and important to the building. You may be surprised at the advice your banker can offer towards a financing solution that includes those green features.

Editor: Managers often value features that require a low-cost or very minimal investment as this is an easier sell to their principals. Do your guidelines or educational program address anything for different levels of interest?

Snyder: Yes they do. We separate improvements into three levels of participation. The low cost improvements require minimal funds and generally have an immediate impact. This would be something like switching out incandescent lamps [lightbulbs] with CFLs. We demonstrate how although these new lamps seem expensive when compared to the inefficient ones, that is misleading. The lamps substantially lower utility expense, last ten times longer and therefore also require less maintenance. When the full life cycle analysis is performed by a property manager, the result speaks for itself. The medium cost improvements generally have a longer payback and the impact is more in the moderate category. The high cost improvements should be considered as long-term programs that might take ten or twenty years to reach a full payback. Of course, if grants, rebates, federal and state tax incentives and tax credits are taken into consideration, the payback period can often be cut in half.

Editor:  As the first national lender who has attempted to codify green building standards into your portfolio, what do you hope to accomplish?

Snyder: Actually we wanted our clients thinking about going green for more than the sake of the buildings themselves. Of course, the building’s integrity matters to us as the property is the collateral for the mortgage, but we are committed to green building as a finite way to improve properties and extend building life. However, our company recognized that the most important aspect of  green building improvements is the recognition that these properties are more than mere buildings. These are peoples’ homes. [Editor's note: This statement warmed my heart.]

Editor: What would define success for you with this campaign?

Snyder: The value of the educational impact we hope to achieve can be summed up pretty easily. It is all about the people who live and work in our multifamily communities. If we can help our clients understand that green building and management create a healthier resident life, we have achieved our objective.

Editor: Thank you, Anson, for enlightening us and thank you for your leadership in helping to green the multifamily community.

Anson Snyder is the Director of  Multifamily Lending at Sun West Mortgage Company, Inc. located in Cerritos, California. He can be reached at 562-916-1457 or by email at anson.snyder@swmc.com. To receive a copy of Sun West’s Green Building Guidelines, please contact his office directly.

Other Articles of Interest:

FHA Mortgage Insurance Revisions for Multifamily

HUD, Money and Green Housing 2010

Will Clark: Carbon, Corporate Insight and Uncommon Sense

By Elizabeth Madrigal | Posted in Business | Tagged , , , , , , , , , , , , , , , , | Comments (0)