Reading about sustainability on a daily basis as I do can sometimes be both depressing and enlightening. The loss of species, the loss of glaciers and forests and the human suffering caused by climactic events around the globe can feel overwhelming and beyond one person’s capacity to make right. On the other hand, call me a freak, but I am perversely heartened by the waste I see everywhere and the opportunities it represents for improvement in our manufacturing, purchasing decisions and business practices. As far as multifamily building operations go, here is where property owners, management professionals and association board members need to concentrate their efforts:
On-Site Water Management – Water shortages are expected to affect fully one-third of U.S. counties and multifamily will need to give some serious thought as to how to manage this precious resource. Better flow rates, water budgets coupled with drought tolerant landscaping, gray water re-use and rain water harvesting and sub-metering are the most efficient and economical methods for managing water on-site. While it seems unlikely that most multifamily properties will engage in wastewater treatment to the extent the Solaire in New York City does, treated wastewater will become an important piece for municipalities in the water resources puzzle.
Renewable Power Generation – The cost of electricity rises at an average rate of 6.5% a year, meaning that rates double about every ten years. Fortunately, like Princeton Properties in Massachusetts, most multifamily properties are well suited to generating their own electricity with solar power via generous roof installations. Utility provider rebates and federal incentives can reduce the payback period, making these systems more affordable. There is no doubt that we must move to renewable, non-carbon producing sources of energy if we are to meet the climate challenge. The great upside is that by generating our own electricity, multifamily property owners will no longer be subject to the volatility of the utility rate marketplace. For those who may not have access to capital, solar leasing may be an option to explore.
If you install it, they will use it!
Accountability for Building Systems and Appliances – Currently property managers are responsible for ensuring all building systems and installed appliances are in good working order and are kept that way. This is good but it’s not enough to combat climate change. As good stewards, we must take responsibility for everything that we install from the variable frequency pool pump to the Energy Star refrigerator. This is the case in master-metered buildings where the incentive exists to reduce energy consumption in units and common areas, but, I would argue, this must also be the case for directly-metered units. If an appliance or HVAC system is installed in a directly-metered unit, then it is assumed the resident will use it. How energy efficient the system or appliance is affects the amount of carbon released into the atmosphere when it is used. This fact must be taken into account when upgrading or installing systems.
Closed Loop Manufacturing – Closed loop manufacturing is a process that wastes nothing: reducing, reusing and recycling within the manufacturing process. While property managers may think they have nothing to do with manufacturing processes, they have everything to do with purchasing decisions. Why would you purchase something from a company that is wasteful? You are paying for that wastefulness directly via an invoice and indirectly through increased greenhouse gas emissions that are affecting your property’s access to clean air and water. Look for products that utilize closed loop or cradle to cradle manufacturing processes. This may seem difficult and frustrating at first, but property management professionals must start asking the tough questions of our suppliers.
Sharing Systems – Generally, consumerism adds to our climate woes because every item from your desk to your pencil to your refrigerator and your dog’s collar is a product of this earth that required energy, water, wood, metal, cloth and other material inputs to manufacture. The planet simply cannot sustain the current level of consumption because we are running out of raw materials or using resources faster than we can renew them. The good news is that multifamily communities are uniquely poised to help reduce consumerism by enabling sharing within a relatively close, stable community. Ideas that have been floated include bike-sharing, tool and small appliance rentals and community gardens. These types of programs enhance the feeling of community within a multifamily complex which may translate into longer tenancies, ensuring stability and sustainability.
Taking responsibility for your actions is tough. Even if you’re committed it requires vigilance and mindfulness when making purchasing, transport, cleaning and maintenance decisions, but it is something we dare not shy away from. It is the challenge of our generation and our business sector to find and implement measures that reduce our assets’ impacts on the planet. Good luck and know that I am here via phone or email if you ever have a question or concern.
