Does your apartment or homeowner’s association have a sustainability committee? Should they?
Associations concerned with ensuring the relative stability of their markets and the continued prosperity of their members may want to consider starting a committee focused on investigating best practices and educating membership about issues of concern. There is no one-size-fits-all for this type of committee, so here are a number of general topics that associations should include under the sustainability umbrella:
Fundamentals of Sustainability: Members need to be cognizant of the basic principles of sustainability in order to apply them in their homes or throughout their portfolio and appreciate how these principles relate to building and business operations. Green property management isn’t a fad. It is both a business strategy and a lifestyle choice that out of necessity will become standard operating practice.
Site Operations: Often the talent and experience needed to monitor site operations exists within the apartment or homeowners’ community. If not, there are many free sources of information available on-line through the Environmental Property Agency (EPA), the Department of Energy (DOE), local public utilities, green building groups and non-profits.
Information and Resources: With some basic guidance, committees can investigate and provide regionally appropriate information on non-toxic pest control, reduction of construction waste, stormwater and landscape management, strategies that lower heat island effects and ways to minimize light pollution.
Transportation Issues: Action in this area may take the form of lobbying for greater public transportation, educating members regarding electric vehicle hook-ups, raising fees for parking and providing space for storing bicycles. It may also encompass encouraging the development of a robust local economy that ensures services are available within a reasonable distance of members’ units. Committees can also help members form commuters’ groups on site through carpooling and shared shuttle services. Bus lines and train operators may also respond and provide more frequent service if members can demonstrate increased demand.
Water Conservation: One of the most important things a sustainability committee can do is keep members informed about local and national water issues. Members who are educated about the benefits of the EPA’s WaterSense program, understand the guidelines for re-plumbing of buildings and the opportunity of sub-metering will make better water and infrastructure choices. Committees can also advise association members about the benefits of installing native vegetation to create water efficient landscaping. Educated members will also be a lot more supportive of a good stormwater management and storage plan that uses captured rain water for use in laundry rooms, by maintenance personnel and for plant irrigation during dry seasons.
Energy Efficiency & Renewables: Two of the changes on the horizon for property management professionals are (1) consumer labels for individual apartments and (2) a requirement that building energy consumption data be provided to buyers during escrow. Depending upon the type of building from hi-rise down to garden style, building systems differ markedly. To improve those numbers, committees can provide instruction to members on the use of the Portfolio Manager and offer the latest information on the benefits of energy efficient fixtures, appliances, equipment and motors. Committees can also survey members to establish a consensus and set priorities for building system upgrades and commissioning.
Of course, all renewable energy plans should begin with efficiency, as the climate crisis and peak oil dictate that all of our future energy needs will be met through renewables. Therefore, apartment and homeowners association sustainability committees should keep members informed of any opportunities to install on-site energy generation – particularly while there are incentives and tax credits available. Members who understand a clean energy system may be able to produce all the power needed for existing operations – or even generate a surplus to feed back to the grid - are a lot more willing to invest in one.
Indoor Air Quality: As regulations with regard to toxic chemical usage are changing, committees can advise members of the availability and desirability of green cleaning products and practices, including the use of low and no-VOC paints. Minimizing and eliminating smoking in apartment buildings is another trend on the horizon that affects resident quality of life, and committees can hurry this along through resident education.
Sustainable Materials: If your association already has some sort of partnership with a building materials supplier, the sustainability committee will want to ensure that the provider makes non-toxic and eco-certified products available to members. This may include FSC certified wood, materials containing recycled content and locally produced products. Vendors and service providers may be of great assistance in delivering timely information to the committee or members; however, it is important to remember that vendor goals may fundamentally differ from the committees’. At all times, sustainability committees must place the needs of association members above the needs of service providers or risk losing their credibility.
Waste and Recycling: The committee should educate and assist members in reducing waste, initiating recycling programs and informing members about community-wide collection efforts. Committees can also encourage management to increase recycling participation by making programs accessible and easy for resident members.
Resident Education: A property’s efficiency is greatly affected by the way occupants use the systems, so whether the committee makes guidance available in the form of downloadable monthly newsletters, pamphlets or on-site education programs, green property management should emphasize two things: the cooperative nature of efficient and sustainable operations and what falls under the purview of an individual resident’s responsibility.
A robust and active sustainability committee can enhance not only the value of an association membership but also residents’ quality of life. It will also ensure members have the information needed to keep property values high and their units attractive to both green renters and potential buyers.
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