Property owners and their managers constantly struggle with which retrofits, improvements and restructures make the most sense for the dollars invested. This post is not intended to be particularly heady but what we call ‘sparkler science’. Small ideas that may not seem brilliant at first but can have a sparkling impact on your buildings’ net operating income.
Older units Anytime an upgrade is considered, building profits will certainly be a consideration. Here are a few upgrades that cost very little beyond time or some minor maintenance improvements but will raise the bottom line.
- Install faucet aerators to both kitchen and bath faucets along with low flow showerheads
- Contract with a wireless provider for complete wireless access for units & grounds
- Switch out incandescent lamps (lightbulbs) with energy-saving, longer-lived CFLs or even LEDs
- Equip sprinklers with humidity sensors and timers (seasonally adjusted regularly) and maintain heads for maximum performance
- Place occupancy sensors on lighting in the garage, parking lots, hallways and exterior walkways so minimal lighting stays on when no people are present
- Plant vines on simple arbors to provide exposed windows in common areas protection from passive solar heat gain
- Plant flowers, culinary herbs and other seasonals for the enjoyment of your tenants (or your employees)
- Add a few raised beds for tenants’ use for veggie gardens and you will also promote a sense of community and well-being
Replacing Existing Washers Even if you have a contract and lease your machines, these companies will often switch out the washers in exchange for a contract renewal or other perceived benefit. (Mac-Gray Corporation has an award-winning connected-laundry technology you will want to check out!) Even if you charge for machine usage, you are paying the bill for water. As water costs escalate – which they will for many reasons including climate change and population growth – this savings will be even more meaningful.
Adding Washers Many managers are surprised to learn that people who use dishwashers generally lower water usage over hand washing. An older building may not have been built for these or clothes washing machines, but these amenities score big time with most tenants. Here are a few thoughts on converting your building to accommodate these machines:
- The rebates currently available for EnergyStar front-loading clothes washing machines, energy efficient dishwashers and energy efficient dryers have never been better. Not only can you search DSIRE for your state’s specific rebates, but search the manufacturers’s websites, local utilities and non-profits and if your building is ‘affordable’ housing, additional rebates may be available.
- Dishwashers are the easiest as the plumbing is right there in the kitchen anyway and most tenants are willing to forgo cabinet space in exchange for the convenience.
- Adding one washer and dryer to a complex or a unit may not seem like a great big improvement, but it will be appreciated. Budget the plumbing first, then add on to the number of machines the budget allows, but make a plan!
- Many older complexes may not have room for clothes dryers, but there may be room for a clothesline stand. As long as your zoning codes or local CC&R’s don’t prevent clotheslines, this can add a nostalgic element for some and delight your Greenies with the ’free’ energy.
Scheduled Systems Maintenance As an owner or manager, setting up a realistic maintenance calendar – and sticking to it – can be the solution to gaining the evolutionary foothold to deliver your building from the Age of Crisis Management to the Dawn of Civilized Functionality. Start with these and add your own:
- Recommissioning of all operating systems for highest performance based on manufacturers’ instructions and recommendations by ASHRAE and SMACNA http://www.engineeringtoolbox.com/smacna-d_929.html
- Gutter cleaning and moss/debris removal from roofing
- Pest management including pre-emptive strikes
- Plumbing service and faucet checks and scheduled parts replacements
- Sprinklers maintenance, automatic systems checks, hydro-zoning and landscaping
- Adequate season prep such as adding seasonal things like rubber mats during rainy season to entryways
- Walkways, pools, parking garage and pool maintenance
Foster community Remember that tenants are clients but also people who flourish when they have a sense of community.
- Mow one lawn spot and put a picnic table and two benches on it
- Fence off a play area for children with a bench or low wall for their parents to sit on
- Add a community barbecue pit
- Sacrifice some lawn for a community garden
- Start a bicycle-sharing amenity for tenants
- Create a Tenants Green Council
- Start a newsletter or interactive website on which tenants can announce their new babies, etc.
- Hold property ‘meet-and-greets’ (supply light refreshments) so that new tenants are introduced to long timers.
And finally, acknowledge your tenants’ humanity as well as your own. Even if you are unaware of it, your management style has a dramatic impact on the lives of your residents. If you do a great job, their lives can only get better.
Plan. As the old cliche goes, fail to plan and you plan to fail.
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