Energy

Freaky Firestarter

Freaky Fires

The U.S. Consumer Product Safety Commission (CPSC) estimates that space heaters, including both fixed and portable heaters, are associated with about 21,800 residential fires every year. Many apartment managers ban space heaters, but bans are only so effective. In buildings with older wiring a good strategy is for management to include electrical outlet and wiring as part of a semi-annual health and safety inspection.

Managers should also ask residents to promptly report concerns about electrical outlets or other needed repairs.  Tenant newsletters are a great way to disseminate information. For instance, when an electrical outlet generates heat powering an appliance, this can be a warning that a poor electrical connection exists and requires immediate attention. Giving your tenants even a minor amount of building science may be enough to prevent a fire.

On the other hand, there are some things that no amount of forethought will prevent. To my knowledge,  no apartment manager has ever banned blow dryers. First of all, no woman would ever be on time for work, and secondly, even our kids use them without supervision, right? Actually, we may need to re-think that one.

The American Apartment Owners’ Association (AAOA) provided the details of this freaky accident:

When a Wisconsin tenant went to sleep with her blow dryer plugged into an electrical outlet, she never suspected it would somehow spontaneously combust in the middle of the night. In fact, the accident was so freaky, we profiled the case during our Halloween Freak Week.

But now a court has determined that the landlord is responsible for payment of the $8,000 in fire damage that occurred, due to loopholes in the lease agreement.The case has been bounced back and forth between courts for awhile, but ultimately the Wisconsin Supreme Court found that under principles of contract law, an ambiguous provision in a lease is to be construed so as to punish the party who wrote it.

Legal experts were disappointed that the Court didn’t specifically decide whether a landlord can shift liability for accidents to the tenant through the lease, even if the accident occurred through no fault of the tenant or the landlord. However, the Supreme Court Justices did imply how they might interpret that question by their reluctance to find the lease could have imposed liability for acts within the tenant’s control “regardless of how remote the tenant’s act was from the damage.”

One Justice added that while landlords are not necessarily prohibited from allocating liability to tenants in the lease, the language must not only be clear, but that allocation must be “otherwise enforceable by law.”

What was surprising to the AAOA was the interpretation of the lease by the higher court. The lease contained a clause that allocated liability to the tenant in any circumstance where a tenant act or tenant negligence was involved. The lower court interpreted leaving the hair dryer plugged in as a ‘negligent’ action by the tenant, and this lower court did rule in the landlord’s favor. The Appellate Court, however, overturned the decision, and the Wisconsin Supreme Court supported them. It ruled that in cases where there was no negligence by either the tenant or the landlord, the landlord was responsible for the damage.

This case might be a good reminder to check the property’s liability insurance policy and assure that coverage will be sufficient in the case of an accidental loss you would normally assume was the tenant’s responsibility.  Obviously this is also a good time to review your standard lease form and identify if the language could be interpreted by the courts as ‘vague’ and become unenforceable.  It also enures to the benefit of tenants when lease language is specific, not to mention elimination of future conflicts between the parties.

Residential Energy Management Systems

Remote energy management systems have been used in industry for quite some time, but the field is rapidly expanding to accommodate commercial and residential real estate.  If you are a little uncertain about the viability of managing these systems on-line, an impressive example of a system mostly managed off-site is the 400kW fuel cell that powers 360 State Street. Although there are service personnel on-site who monitor the system for the mixed used development and residential tower in New Haven, most of the management is done at a remote location operated by UTC Power

As more apartment and single-family housing owners install systems to produce on-site energy - with the additional benefit of greater energy security from the standard grid – it is wise to remember that nothing in the energy world is really free.  We applaud these pioneers and residential commercial innovators like 360 State Street and Princeton Properties that invest in on-site energy production. Yet even clean and renewable energy systems have some embodied energy cost for the materials and labor required to build them. Add in the dwindling rare earth minerals used in many of these designs and the conservation end feels weightier. 

Obviously any energy efficiency strategy must be multi-faceted – including production, efficiency and conservation - as buildings use enormous amounts of energy to heat and cool occupants.  Anticipating increased demand, cable companies and several of the largest broadband providers have recently entered the remote energy management market. 

Broadband Service 

Across the country forward-thinking residential property managers have been providing broadband and wireless services for tenants. Broadband is the term generally used to describe high speed Internet service as opposed to a dial-up system used to get on-line. Compared to broadband, dial up is slow, cumbersome and connections can be unreliable. Some equate dial-up to sitting in rush-hour traffic where four lanes narrow to two. This is why our dial-up-service friends are notoriously lousy email correspondents. Hint: Never send them attachments. They will curse three generations of your family while your joke’s graphic loads. Suffice it to say that dial-up’s capacity will not accommodate these new services. 

As Internet broadband providers heavily compete for market share they are seeking new products that engage customers. Verizon has discussed offering its energy management and security services using touch-screen display devices, PCs or smart phones. AT&T’s recent acquisition of Xanboo indicates its interest in security services including remote management of security cameras, controllers and home energy systems. Many home automation systems already allow tracking of home energy use with remote and wireless features but all rely on a cable or broadband provider partner. 

iControl and uControl merged their products in November 2010. Industry experts anticipate that Comcast will be merging its services with its Xfinity home security service as well. Although home monitoring security and energy accounts number in the tens of thousands, it is expected this will climb to hundreds of thousands by the end of next year. In fact before the merger, iControl raised over $40 million in venture capital and uControl raised over $20 million. 

Motorola announced its purchase of 4Home last month, a company in which Verizon also has an investment. Most recently AT&T acquired another home automation company, Xanboo. The actions of these broadband providers telegraph that  their bundled wireless services should soon include home security and energy management. 

Courtesy photo 4Home.com

How It Works 

The concept of how these systems work is simple. Xanboo’s system fully automates a residence or business to create a ”smart” home or office. The service allows the user to monitor the alarm system  from any mobile device with a connection to the net.  Xanboo claims the system can let you: 

“… monitor and control lights, heat, water, temperature, thermostats, and even send you a text, or e-mail, along with a picture, when certain events occur.  Such as when a water tank or washing machine leaks, temperature drops below a certain degree, an alarm goes off or your child comes home from school.  You can have it take a video clip and send you a notice when it is ready to view.  If you are connected to a central station with a Xanboo connection, it can send a video clip when an alarm goes off to verify the event is happening at the location.” 

Xanboo’s platform can accommodate up to ten cameras.  A property manager could track the parking area, the building exterior from several angles, the leasing office, and the pool. Based on system set up, an alert and video are sent when there is an intruder. Users can then go on line and see clips from before and after or view the camera in real time (live). 

Using 4Home’s system as a technical example, the system is based on a platform that allows a user’s standard interface technologies to connect to it.  The owner then connects to these interfaces through on-line software like any other computer program. For the non-techies in the crowd, you use this same platform/interface/software technology everyday when you use the Internet. The difference is that your appliances, heating system, security system, lights and other electronics can also be networked for mobile or PC access as long as they have an Internet connection. The portal allows the user to control the equipment and anything using electricity remotely. If security cameras are hooked up as well, these are also networked into the system. 

Just as computer monitoring and safe chips have helped employers and parents control Internet access, this technology is another tool. For the parents whose young teens and middle schoolers are rebelling against after-school babysitters, these combined mobile monitoring capabilities are a godsend. Imagine the child with a propensity for independent thought but the judgment of a second-grader. The Big Brother aspect of home monitoring may keep the house from burning down or at least the brownies.  Personally I wish these devices were available when my children were adolescents. The adolescent who begs to stay up to finish geometry homework but is really just fooling around on Facebook? Smartphone monitoring and control from a late meeting or the bedroom would simply rock. 

Busy moms and dads can leave work, adjust home settings remotely, pick up the kids and by the time all arrive home, the temperature is sweet and comfortable.  I can also imagine an elderly grandparent out to brunch when she begins to fret she left a pie in the oven. She can discreetly pull out her smart phone and simply turn the oven off. Raising energy gremlins who turn lights and equipment on but the off concept completely escapes them? Turn on your mobile device and go to town. In fact, home energy management may be the miracle conservation tool everybody will actually enjoy using. 

To give you a more technical idea of the many applications of the technology offered by 4Home.com, here is an excerpt from their website: 

The Portal includes support for remote UIs, FCML routing, software management, messaging, diagnostics, troubleshooting, upgrades, media storage, account management, status tracking tools, the home ecosystem management database, media server, group management, CRM, sharing Control Point access, file management, backup and restore options, and much more. The Portal software enables partners to roll out a scalable Connected Home Services package that has low total cost of ownership

In spite of the tremendous amount of energy wasted lighting, heating and cooling empty buildings, we users seem to have a disconnect.  Programmable thermostats and lamp timers are inexpensive but they are dramatically under-used. People are busy and seem to under-appreciate these simple technologies, but we do love our smart phones and other mobile devices.  A new application that helps us save money on that downer of a utility bill is worth learning.  As energy prices rise – and they will – we are betting these services will become wildly popular. 

Of course when a sustainability activists’ buzzword was recently uttered by an AT&T rep, we all perked up. Any chatter about ’synergies’ within AT&T’s broadband services and anticipated coupling with residential energy management systems is pretty exciting talk. 

Market Potential

According to the FCC, as of December 2009, there were 133,148,000 users with an Internet connection in the United States. Of these about 76.6 million have a connection that has a downstream speed of less than 3 mbps, 40.4 million with a speed greater than 3 mbps but less than 6 mbps and 16.2 million with a speed over 6 mbps. In fact, with a minimum potential customer base of 56.6 million users if we don’t count the low downstream speed segment, the broadband industry is betting that home energy monitoring and energy management  services are a natural progression of video, voice, wireless and high speed Internet services. 

After ignoring what brought us to this very precarious climate position, creating these types of synergies will aid us in reversing or at least slowing current warming trends. Whether these broadband providers offer services directly or as pipe providers for local utilities, we need all the help we can get to lower home energy use. In fact, when I see my local provider’s name on my caller ID screen, I am going to eagerly take that call and hope you will too. 

Gifts of Art, Recycled Materials & Heirlooms

We may be powerless to change the immediate inequities of American commerce, but we can focus on how and what we contribute as individuals.  Here are some products and gift ideas we found intriguing:

Gearfuse.com showed this ‘do-it-yourself’ chandelier made from empty jewel CD cases. I thought it was pretty cool and certainly something I wish I had seen before I threw out the 100 or so empty CD cases my son left in his room when he went to college.

Uncommongoods.com offers a mailbox handmade from recycled license plates.

Bikefurniture.com offers some astonishingly fun furniture designs using recycled bicycle parts for barstools, chairs and loveseats. Pictured here is a chair commissioned by the Chicago’s Children Museum on Navy Pier.

Katespaperie.com, like many stores, also has an ‘eco-conscious’ listing for gift giving. This shopping tote is made from recycled rice paper and would probably be a lot sturdier than those cheapies sold in the supermarket.

Eco-artware.com has an amazing number of gifts and wares made from recycled materials and/or with eco-conscious processes. If you like the idea of a tree being planted by the designer for every product sold, you will love this handmade wood radio. It also has a connection for an MP3 player. If the radio is out of your budget, an amazing folding basket made from recycled chopsticks is certainly a conversation piece.

Eco-artware.com also offers many other items that satisfy enviros with a budget like its Fair Trade organic loose tea. If you’re cleaning closets, they also have a page with a list of recycling resources for items as diverse as bridesmaids’ dresses and yogurt cups. The list includes Earth 911, a great searchable resource site.

The Arts

Speaking of wonderful gifts, don’t forget to support the artists and artisans in your local community. Art is something that lifts the soul and lightens the heart, which can’t be bad for the planet, can it? Fall and winter are also the ’season’ for local symphonies, choir performances, concerts, bands, the theater and other ‘treats’ you can gift to family and friends. I don’t think our daughter will ever forget those Nutcracker performances we dragged her to every year. (Actually, she still talks fondly about going.)

Handmade Gifts

When considering making gifts, allow enough lead time. Also keep in mind any restrictions.  Better to give the scarf to the diabetic than the flan, know what I mean? There are many gifts like handmade holiday wreaths from your yard cuttings, birdhouses, framed family photos (pictures of yourself alone may be a bit narcissistic), family histories and genealogies and essays about wonderful memories from your childhood or your children’s.

Green and Greener

You can always give something truly sustainable, no matter what kind of budget you have. Here are a few ideas:

  • Decorate a brick and give it with instructions to place it in the toilet tank. Each flush will use a brick’s worth less water.
  • Jasmine green tea is a luxury, but if you shop at an Asian market you can get a great price (100 bags of Ceylon jasmine green tea for $6.00). Jasmine pearls are another elegant way to gift green tea, but these are pricier.
  • Cheap candles are often quite polluting, but a good American-made candle can be part of an emergency kit.
  • Bird feeders are a lovely gift, particularly those that protect the birds from predators
  • Living plants and trees
  • A gift basket filled with CFLs and LEDs
  • Heritage seed collections
  • Organic cleaning products
  • Three live hens and a movable hen house
  • Houseplants to beautify and purify indoor air

Passing On to the Next Generation

This year may be the right time to let go of those momentos and heirlooms that have been sitting in the closets. Imagine the look of delight on your daughter’s face when you give her your great-grandmother’s lace tablecloth.

There are things you may intend to eventually give away, so why not experience the joy right now? For instance, I gave a set of Mexican dishes to our son when he moved to San Francisco. Since then I have had the pleasure of my daughter teasing me by reminding me just how much she liked those dishes too.  In other words, there is nothing sweeter than recycling those things your children have admired but are too well-brought up to ask you to gift in the will. Surprise them.

Other Articles of Interest:

Green Gifts for Humanity

Candlelight: Worth the Risk?

The Urban Chicken Coop Movement

Breath Easier: 12 Houseplants to Purify Indoor Air

Which Caulk Works Best?

If you believe there is no ‘right’ way to do home repairs, I need to introduce you to my husband. He is meticulous and one dangerous man with a caulking gun. Based on our contractor friend’s advice, my husband decided to do the prep work when we had our house painted. While he was at it, he caulked all the windows and doors.

Suffice it to say even the painters were impressed. At the job’s end they asked us to take pictures of them in front of the house. Not only did it look better than any of us imagined it could, but it still looks great fours years later! In the wet northwest, that is nothing short of a miracle.

The prep for caulking and sealing small repairs like windows and doors is usually pretty minimal. The surface needs to be clean and dry and it is best if the temperature is at least 55.  Rain should not be in the immediate forecast as the caulk needs to cure properly.  Using the right material for the job, however, is critical. Price is not really an issue, as most of the caulking materials are inexpensive, but there are some ease-of-use issues. The water-based spray foam is probably the easiest for a novice to use around windows and doors and the clean up is pretty easy.  Look for low or no-VOC products that carry the Greenguard label to maintain good indoor air quality.

Here is a chart from Consumers Reports that outlines several products and their best uses:

Type of Caulk Best Use(s) Pros Cons Price
Acrylic tub and tile To seal kitchen and bathroom fixtures. Flexible; mildew resistant; cleans up with water. Not paintable; not as durable as 100% silicone. $4 and up per tube
Butyl rubber To seal and fill around windows and skylights and around flashings and in gutters to seal dissimilar materials (glass, metal, plastic, wood, and concrete). More flexible (can stretch in multiple directions) than silicone. Good in areas that experience high temperature variations. Formulations with with asphalt are best for roofing repairs. More flexible (can stretch in multiple directions) than silicone; can be painted after curing one week. Good in areas that experience high temperature variations. Formulations with asphalt are best for roofing repairs. Does not adhere well to painted surfaces; shrinkage varies; might require two applications. Can be toxic; precautions must be taken and requires solvent cleanup. $3.50 and up per tube
Concrete and mortar repair To repair cracks in concrete and damaged masonry and mortar. Can be shaped to fit before drying; remains flexible, cleans up with water, dries to color of concrete mortar or can be painted. Not recommended for horizontal surfaces where water could accumulate. $4.50 and up per tube
Latex To seal gaps in exterior walls and plug holes and fill gaps in interior walls and woodwork before painting. Inexpensive; takes paint well;, can be sanded; easy to work with; cleans up with water. Will crack eventually where temperatures vary greatly (acrylic latex formulations are more durable); needs to be painted when used outdoors; won’t adhere to metal. $1.50 and up per tube
Oil or resin-based To seal gaps in exterior walls. Inexpensive; will bond to most surfaces. Cracks after a few years; much less durable than elastomeric (silicone, latex, or acrylic) caulks. $1 and up per tube
100% silicone To fill around pipes and vents and building structures made of nonporous materials and plumbing fixtures. Not as effective on wood or masonry. Very durable and flexible; doesn’t crack. Expensive; limited colors; can’t be painted or sanded, gives off strong odor when curing; solvent required for cleanup. $4.50 and up per tube
Siliconized latex Same uses as 100% silicone, except not on plumbing fixtures. Very durable and flexible; rarely cracks, many colors available; cleans up with water; less expensive than 100% silicone. Can’t be sanded. $3.50 and up per tube
Spray foam (polyurethane-based) To seal around window and door frames or to fill cracks and holes. Expands more than latex and fills a greater area than caulking alone. Expands after application, so it can warp door and window frames; can’t resist UV light; must be painted for exterior use; very difficult to clean up after use. $5.40 and up per can (but one can fills as much space as many tubes of caulking)
Spray foam (water-based) Around window and door frames or to fill cracks and holes. Does not expand as much as polyurethane foam; can be shaped while wet; easy cleanup with water; will not cause windows or doors to bind. Does not adhere as tightly to materials as urethane; takes longer to cure (up to 24 hours). $5 and up per can (but one can can fill as much space as many tubes of caulking)

Chart Courtesy of Consumer Reports.

Experts recommend that any gap that exceeds 3/8 inch wide or 1/2 inch deep needs to be filled with foam strips or backer rod.

If you decide to use a caulking gun,  these simple tips may help:

  • Use blue painter’s tape to protect your windows and the other side of the joint you are trying to fill. Leave a gap between the tape about 3/8ths of an inch wide.
  • Find a utility knife as when you cut off the top of the caulk tube, you do not want an uneven or straight cut. Make the cut at a 45 degree angle.
  • When you apply the caulk you will hold the caulk gun at approximately that same 45 degree angle.
  • Puncture the inner tube seal with a long nail.
  • Some caulking guns have plungers with teeth, so follow the instructions for yours when you load the cartridge.
  • When you squeeze the trigger and advance the plunger it forces out the material.
  • Material will continue to come out for a few seconds after you stop squeezing. Ergo, before you reach the end of a seam, stop the pressure and disengage the plunger.
  • You can force the caulk into the joint by pushing or gain control by pulling the tip. Use whatever method works best for you.
  • Bend a piece of cardboard and practice on the seam before you attack your first seam. Or, alternatively, start at the back or side of the building where any mistakes will be less obvious.
  • After you apply the caulk, use a plastic spoon to smooth the seam so that it is more or less flush.
  • Make sure you pull the tape off before the caulk dries and it will leave a nice, clean seam.

Ironically many people under-value caulking and sealing as a practice.  As the materials cost is so low and the labor requirement relatively unskilled, it is the perfect do-it-yourself home improvement. It is also an easy thing for a property manager to fit into the schedule without prior owner approval, so ask and you may receive a great caulk job. The biggest benefit of caulking and sealing is the increase in energy efficiency of a home’s heating and cooling systems and improved resident comfort. Caulking can also substantially extend the life of windows and doors.

Borrowing Your Tenants’ Green Brains

As multifamily providers attempt to cut operating costs many could benefit by converting some aspects to paperless systems. However, there is little point in contracting for on-line services or capturing emails on rental applications if nobody uses them. The biggest obstacles to implementing new technology can include (1) staff reluctance, (2) untrained or poorly trained staff and (3) lack of resident acceptance.

Handing a staffer a user manual may work with an engineer, but technical writers can be difficult to follow, particularly for someone unaccustomed to geek-speak. Even when a staff member is willing, it can take enormous amounts of time to gear up. That time is also difficult to quantify and document, complicated when staff feels pressed by normal work product, e.g., a leaking skylight or emerging pest problem. Without strong management support, e-training can drop to the bottom of the staffer’s to-do list.

Complex databases and new technology when properly employed can help a business operate more efficiently, but there is a tremendous amount of front-end effort required. If your business relies on an IT person, great, but most small and mid-sized apartment complexes do not have the budget for highly specialized staff. Management needs to communicate to staff that this is a priority and then allow for the real amount of  time it may take a non-techie to learn a new system well.

As people learn in many different ways, an owner or manager has to decide how to accomplish effective staff training. Some people benefit from a hands-on approach, some need a patient trainer or tutor while others may be purely visual and oral learners. If your staff’s tech acceptance has been weak, the current method may not be working. Building stronger skills will improve staff performance and confidence. The next focus group then becomes the residents.

Beyond the technology, there are many assets managers may overlook. One of these is their tenants’ brains. A great way to perk up resident participation is to create a sustainability advisory committee or group. There are a surprising number of green renters living a sustainable apartment lifestyle - a way of satisfying core values like using shared services, public transit and living near workplaces - who may be eager for the opportunity.

Once established, management can ask this group for a tenant ’wish list’  to get the ball rolling. The group’s input can enhance operations, improve residents’ water and energy conservation efforts and generally enlighten a community. For instance, the committee’s recommendations could take the sting out of management asking tenants to convert to a non-smoking building or to meet other sustainability goals.  The recommendations will also help management better respond to resident concerns by providing a conduit in which to promote ideas and/or community education. It also makes it easier to conduct surveys and achieve full participation from residents.

Giving ‘power to the people’ can be a little risky, but if management is prepared to respond and correct what needs attention everyone benefits. A distinct process for suggestions will by proxy dramatically lower complaints too. Action will be required, however, so a clear process for prioritizing repairs and improvements should also outline timing and funding of projects for residents. There will be expense involved, but when tenants feel they have a voice and management is listening, resident retention improves.  Reduced turnover costs should finance at least part of the additional expense, but many sustainably sound changes have no additional cost. These flat-expense items can include using non-VOC emitting paints and materials, incorporating green cleaning products and practices and implementing green landscaping and integrated pest control.

The sustainability committee can also inform management when residents want certain amenities. If management decides to replace energy-hogging washers with new front loading models, the committee can help educate residents on their proper use, reduce maintenance expense and extend appliance life.

There will be budget items that may need adjustment to cover improvements, but there can be quid pro quo exchanges too. For instance, management may elect to offer residents a free pizza night or a gazebo in the common area if they meet certain goals in reducing (management paid) water consumption.

Here are a few other areas that may benefit from brainstorming with green residents:

  • Paying rent on-line and paperless contracts
  • Tolerance of lower water temperature in pools
  • Accelerated reporting of leaks and other needed repairs
  • Better tenant-to-tenant community relations
  • Improved management/tenant relations
  • More good website traffic that promotes a community
  • Less paper waste
  • Smoother acceptance of rules and regulations

Green property managers are dedicated to reducing costs and enhancing operations, but it is important to remember to include residents in the equation. When management and residents cooperate they build a more cohesive and effective community as they jointly improve sustainability practices.

Other Articles of Interest:

Does Your Association Have a Sustainability Committee?

Emerging Government Trend Shortlist

A Free 12-Step Program for Climate Abusers

For the Love of Soundscaping

Driving On-Line Rent Payment

There are many studies that identify on-line rent paying as a perk for tenants and highly desirable for management’s bottom line. However, few apartment managers surveyed can identify even 10% of their occupants as on-line payers and most will indicate around 5% acceptance.

On-line payments are undoubtedly convenient for the tech-savvy and certainly helpful to management, but overcoming fears regarding on-line security and/or eliminating the social interaction of those who prefer handing off the rent check can be challenging.

It would be lovely if auto-payments landed in the management account as gently as butterflies at summer’s end, but in today’s rental market they don’t. One way to combat poor participation is to make it convenient and enticing. Getting a third party – like a tenant-run sustainability advisory board or a popular local banker – to help promote paperless transactions to  tenants can win over a few, but driving participation will take a concerted effort. Here are a few ideas for any on-line campaign promotion:

  • Survey your residents and ask (1) why they are not paying on-line (2) if mailing receipts each month would help and (3) what other practice might encourage them to pay on-line.
  • Set up a monthly raffle and automatically enter the residents’ names who pay electronically.
  • Sponsor a tech speaker (who covers on-line securitization methods) and free pizza in the recreation room.
  • Cover all aspects of the on-line system and how it works in a tenant newsletter, including easy step-by-step instructions. Repeat these instructions often.
  • Offer to personally help tenants set up their automatic payment option the first time at their convenience.
  • Set up month-to-month options for paying on-line rather than forcing a permanent choice.
  • Even tenants who are never late may want to retain ‘control’ of their checking accounts. Give auto-pay tenants the opportunity to easily “opt out” for a month when needed.
  • Create additional on-line portals for maintenance requests and they might get hooked on the convenience at rent time too.
  • Make your website interactive allowing residents to post ads such as “Child’s futon for sale”, “Seeking used mountain bike”, et cetera.
  • Include a “payment” icon on each page in your website to link to your on-line payment system.
  • Run a new lease or mid-lease promotion offering a one-time financial incentive for signing up for electronic payment processing.
  • Offer auto-deduct, credit card payment or electronic transfer payment as inter-changeable monthly options.

There may be limitations with certain groups of tenants – those charged utilities as part of their rent may require an extra step - but the better on-line systems can accommodate customized needs.

Staff Availability: Managers who have limited personal contact with residents may find they have a more difficult time promoting the on-line rent payment system. For residents who wait to report a problem or a leak until rent time, being more accessible can be a partial solution.

Tenant Contact: Another good habit to develop is tenant check-ins by staff to make sure everything is going well. Consider a friendly, “Joe the Carpenter will be here on Thursday and Sam the Plumber is coming in two weeks, anything you need then or before that?” Better communication builds trust and trust leads to more on-line rent payments. A side benefit, of course, is that repairs and maintenance schedules can be optimized and repairs made while problems are still small.

Tech Improvements: As you entice more residents to go paperless you can also upgrade the management side. Install a scanner for check conversion that allows you to process paper checks transactions electronically. The software improves cash management by converting the check to an electronic ACH transaction. After the first payment - data must be inputted related to your resident’s account to set things up initially - the software automatically recognizes the bank routing and account numbers.

Accelerating Collections: More and more retailers are using the above check system and here is why. Electronic payments go through the banking system ahead of paper transactions. This means that either the cash or the insufficient funds notification is in your account quicker. The bank software also gives precedence to electronic transactions as it allows an electronic transfer to go through the system twice before it is rejected. By contrast, paper checks can only be resubmitted once. Obviously this makes the electronic option a faster collection method with more chances for a successful transaction.

Marketing: Even companies that have aggressively marketed electronic payments to residents find exceeding a 10% participation rate is very difficult. As more people develop greater technical skills and comfort this number will naturally increase, so it is important to continue offering the option.

Penetration: Many managers report that 95% of their renters currently prefer the rent drop box or the lease office payment, so lower initial expectations accordingly. We are all eager to reduce paper waste, accelerate collections and enhance productivity, but even with best efforts on-line rent payment may lag behind other on-line practices.

Accept a slower timeline by measuring success in terms of continued progress and you will eventually build the participation rate to something meaningful. What may not appeal to your renters in December may become enticing a few months later.

Other Articles of Interest:

Rent, Credit Cards and the Senate

Improve NOI with E-Payments

Embedding Green Habits

In Defense of ‘Smart’ Meters

A New York Times headline this week proclaimed, ‘Smart’ Meters Draw Complaints of Inaccuracy. The article led with an example of a veteran who was receiving a wildly fluctuating electricity bill - often 50% higher than his previous bills - since December of 2009 when the smart meter had been installed. There have been growing rumblings among the estimated two million customers with new smart meters, but industry officials insist there are many explanations. They humbly admit a few meters have malfunctioned but insist these problems are being steadily resolved.

One problem with and benefit of change is that consumers may begin to pay attention. Although their kilowatt usage may decrease – which would lower their bill if the cost per kilowatt was static – some customers will pay a higher cost per kilowatt hour as energy sources and contracts fluctuate within their area.

After the smart devices are installed, utilities can track usage in real time. This has advantages in the event of a power outage but mostly with regard to managing  ’peak’ use, anticipating demand and potentially charging more for the peak use hours. If the utilities are able to provide the information to consumers, this will give the latter an additional tool towards the goal of personal energy use reduction.

Regardless of how utilities track it, the cost of producing and distributing energy is rising and our budget-busting consumption is unsustainable. The smart meter was intended to capitalize on the benefit of creating awareness with individual metering. Sometimes called sub-metering in apartments, charging residents for their energy usage has been a very effective energy management tool.  However, if we are going to transform passive energy consumers into active energy conservators, we need more than a good brochure.

Utility companies, government officials and social scientists all try to tackle consumer education with marketing campaigns that employ simplified science. In their defense, sometimes they work. In the case of the new ’smart meters’, however, this approach has definitively bombed. As the meters were being installed there was little effort to provide consumers with simultaneous and broad education on lowering energy usage. The focus was to get the meters installed as this was the challenge from the utility’s standpoint.

Because it does seem counter-intuitive to expect utilities – which generate revenue on how much energy they sell – to voluntarily lower consumption, it shouldn’t be a surprise that consumers have been leery. Perhaps a better approach should include effective consumer education from third-party sources in whom consumers might have greater confidence.  After all, if smart metering only produces more thoughtful energy usage, it will  be a success.

Calls for the retention of the ‘dumb meter’ are reminiscent of the video wars. For those who are too young to remember the competition between Beta and VHS technologies, suffice it to say that most engineers felt the inferior technology eventually triumphed. However, the public never wavered in its preference for the VHS units, which dominated the market until DVD technology replaced them. Given the superior technology of the new meters, however, one would hope science will triumph this time. Without that strong educational component, however, it could be a toss up.

It is unfortunate there was a wild rush to install the smart meters before adequate preparation had been made. The $3.4 billion targeted to improve our energy grid put utilities under enormous pressure to spend the smart meter portion of the funds quickly. After a year of installations, however, not everything has gone smoothly. Other than the usual loud complaints, frustration on the part of some customers has accelerated to the point where they are joining class action suits.  Other groups are encouraging utility customers to refuse access to their utilities for installation, although utilities have the legal right to enter to operate and otherwise service the equipment.

Obviously this is a failed public relations campaign at best, but what has gone so wrong that a new, helpful technology is being so badly maligned? Certainly there are problems with some individual meter units, but testing shows they operate at least as accurately as the older meters did.

While unhappy customers site wildly fluctuating utility bills as proof, utilities counter with weather statistics and other rationals, including an assertion that many of the old units were malfunctioning and under-reported usage. The truth may be somewhere between these positions, as certainly costs, weather and usage can fluctuate and equipment can be unreliable.

In addition, the way the meters were described as ‘intelligent’ machines may have inflated both consumer and utility company expectations.  There is also the issue that most of us trusted our ‘dumb’ meters and tend to resist change.

By contrast, the smart meter creates a two way information transmission with minute-to-minute precision. This allows the utility to identify when the energy is being used and charge different fees accordingly. As electricity in non-peak hours -generally 9 pm to 4 am – is not in great demand, utilities contend the energy is less expensive to distribute.  To meet demand during peak hours utilities often receive energy from sources that are more expensive, hence those costs are higher. For those unused to the distinction, billing by regulated utilities generally allows higher fees for services when their operation costs are higher.  Most public utilities charge commercial customers this way, but many do not charge residential customers in this manner.

According to IBM Corporation, a majority of our older population dislikes the technology upgrades while a majority of younger people are willing to give it a shot.  This graphic from an IBM smart grid webpage groups the preferences of those in their study.  It measured their preferences and willingness to pay for the technology, a greater measure of acceptance.

The 18-24 age group leads in its willingness to pay for specific services. Smart Meter and Energy Self-Management Tool. 18-24: 68%, Average (all age groups): 45%, 65+: 56%. Third-party Energy Management Services. 18-24: 75%, Average (all age groups): 65%, 65+: 57%. Remote Mobile Notification of Outagesi. 18-24: 54%, Average (all age groups): 42%, 65+: 37%.

Other than disputes over monthly bills, warnings have been circulating that smart meters emit radioactivity in amounts that pose a danger to consumers. Like many high tech products, smart meters do emit radioactivity which has been measured at a level of .01% within 6 inches of the meter. It sounds menacing, but comparing this rate of emission with the common products on this chart by the Environmental Protection Agency (EPA) paints a very different picture:

Electrical EMF in milligauss at distance
Equipment/Appliance 15cm/6″ 30cm/1′ 60cm/2′ 1.2m/4′
Air conditioner 3 1 0 0
Baby monitor 6 1 0 0
Battery charger 30 3 0 0
Blender 70 10 2 0
Can opener 600 150 20 2
Cellphone (VLF only)   Contact:20mG 5 2 0 0
Clock (analogue) 15 2 0 0
Clock (digital) 6 1 0 0
Clothes dryer 3 2 0 0
Coffee maker 7 0 0 0
Computer monitor (CRT) 14 5 2 0
Computer monitor (LCD flat) 1 0 0 0
Computer (desktop) 3 1 0 0
Computer (laptop)       Contact:20mG 5 1 0 0
Cooking range / Hob 30 8 2 0
Crock pot 6 1 0 0
Dishwasher 20 10 4 0
Electric Blanket     At 2.5cm/1″: 20mG
Fan (desktop) 3 1 0 0
Fax machine 6 0 0 0
Flourescent Light 40 6 2 0
Food mixer 100 10 1 0
Food processor 30 6 2 0
Garbage disposal unit 80 10 2 0
Hair dryer 300 1 0 0
Heater (fan) 100 20 4 0
Hi Fi / CD player / Tuner etc 1 0 0 0
Iron 8 1 0 0
Microwave Oven (VLF only) 200 40 10 2
Oven 9 4 0 0
Power drill 150 30 4 0
Power saw 200 40 5 0
Power supply (UPS) 90 25 3 1
Printer (desktop) 3 1 0 0
Printer/copier (large/office) 90 20 7 1
Refrigerator 2 2 1 0
Shaver 100 20 0 0
Toaster 10 3 0 0
TV (with CRT-type screen) 30 7 2 0
Vacuum cleaner 300 60 10 1
Washing machine 20 7 1 0

As noted above, proximity to a radiation emitting device is a major factor in the risk it might pose. Based on this, a smart meter placed on the exterior of a home presents little, if any, measurable risk. In fact, looking at the emissions chart above, it would seem that we should be concerned about our can openers.

The Utilities Telecom Council published this chart in a pdf titled, No Smart Meter Health Threat which provides several more comparisons:

Courtesy of UTC and Richard Tell Associates, Inc.

Certainly we could all agree that there are probably a good number of malfunctioning units given the haste with which they were manufactured and installed, but for many people the installation was probably the very first time they paid any attention to the details on their utility bill.  A more graceful transition can be accomplished with a little PR.  When my county began its attempts at creating energy-awareness, we were ‘rewarded’ the first year with a 5% rebate if we lowered our energy usage compared to the year before.

To complicate matters further, with the volatility in energy markets, a consumer may actually use less energy and still receive a higher bill.  If smart meters are installed, comparisons with previous years should be based on kilowatts rather than monthly billing amounts.

Most of us are pretty oblivious to the energy we use - except in a dollar format – or how our individual behaviors can be improved.  Here are a few electric appliances with the cost per year in kilowatts (kW) and estimated expense.

Chart: How much electricity do your appliances use? Electric blanket $11-125kW, Home computer $13-155kW, Television $19-190kW, Microwave oven $21-220kW, Dehumidifier $38-485kW, Well pump $46-590kW, Aquarium / terrarium $50-640kW, Dishwashers $55-660kW, Electric cooking $63-750kW, Freezer $69-820kW, Waterbed heater $74-900kW, Clothes dryer $75-915kW, Washing machine $83-1000kW, Refrigerator $95-1200kW, Pool pump $120-1450kW, Spa (pump and heater) $179-2150kW. U.S. Department of Energy.

As smart meters saturate the marketplace problems should naturally diminish. In the interim, however, it is going to take some serious educational momentum to convince the public that these devices are to their benefit. Hopefully the utilities will spend less time defending their positions and more time problem-solving. Finally, property managers overseeing a smart meter installation should ensure there is adequate resident education before the utility starts the installation.

Other Articles of Interest:

Smart Meters, Smart Criminals and Smarter Managers

Net Zero Begins with You

The Kill a Watt: Find Out What Your Phanton Load Is Costing You

Donations Accepted Here

As many of us dig out recipes we should have memorized long ago and contemplate turkey and sweet potatoes, let’s take a moment to remember it could be otherwise.  As the recession drags on and more people need help to get by, your building or association may be in a position to offer a heartfelt and meaningful thanks. 

By organizing a donation drive – whether it be for food, books or toys - an apartment community can become a mini-catalyst for empathy and change.  Encourage residents to take ownership and be helpful.  This will lessen the burden on staff and help to create a sense of connection to your community.

Organize a canned and packaged food drive.  You can do this with pet food as well.  Be sure to prime the pump with donations from management.  Also, consider weighing the amount you donate or start a competition between buildings or floors.  People love to see their donations quantified and celebrate whatever is received.

Collect used books to be donated to the local library.  Although those old tomes will not likely make it to the shelves, libraries regularly sell donated books to raise funds and provide valuable services to their communities.

Clear a spot in your laundry room for old towels that can be donated to local animal shelters.  A bin or bag for old clothes can be set up as well.  Check Earth911 for local thrift shops that accepts donations.

Toys for Tots, a program run by the Marine Corps Reserve is a reputable, nationally recognized program that accepts new, unwrapped toys and distributes them at Christmas.  There may be other institutions in your area that provide housing and services for needy families that would also appreciate toy donations.

Host an ‘orphan’ dinner by inviting residents who may be new to town or are far from their families.  This year we are hosting a couple with a newborn who can’t fly home for the holidays.  (We’ve been joking with them that they should take their food to go, leave the baby with us and head back to their apartment for a nap!)

Realistically though, people tend to develop gift fatigue, meaning they get tired of being asked to give.  By incorporating donation areas into your community center or laundry room, giving is interwoven into the fabric of the community.  People feel good about themselves when they do for others, so be sure to get residents involved by sharing ideas and responsibilities.  As an added bonus, those old books, towels and clothes stay out of landfills and can reduce waste disposal fees.

The Bed Bug Legacy

Fifteen years ago the idea of a bed bug infestation seemed ridiculous to most Americans. Only about 15% of us even had passports and we considered bed bugs an olden times problem. Then about ten years ago there was a resurgence and it became a ‘European’ problem. American Express advised travelers to keep their luggage in plastic bags in hotel room bathrooms.  Still Americans viewed this sort of infestation as unlikely to happen to us. We confused bed bug risk with poor hygiene without realizing this was a completely different pest and one well-adapted to its hosts’ habits.

The truth is we did not want to believe the scourge of our forefathers (they even traveled on the Mayflower) was back. Then the media jumped on the story and began to terrify us. The frenzy hit a high point earlier this year when the Victoria Secrets’ and Abercrombie Fitch’s New York City stores were closed for extermination efforts they hoped would eradicate the little blood suckers.  After that story hit the airwaves Consumer America freaked. Nobody has been too rational since then, but maybe for good reason.

Until recently Americans did not know what a bed bug looked like, but it didn’t take long for dermatologists  to identify the culprits. It also didn’t take long for property managers to recognize that bed bugs were, forgive the pun, a bugger to rid of. The problems are multiple and confounding as scientists do not know that much about the bugs, in spite of our long cohabitation.

Researchers believe the bugs originally used bats as hosts, but when humans moved into caves in Europe, they adapted to a new, more prolific prey. Us. Although they do not pass diseases to humans, they are uniquely adapted to us. In our absence they may find an occasional substitute host like a mouse, but no one yet understands whether these lower mammals will satisfy them or if they always prefer human companionship. Bed bugs are known to hide and wait for us too. How long, you ask? Nymphs can go three months without food and adults can live for up to a year. It is this ability to survive that makes it incredibly difficult for even the most sincere and thorough exterminator to guarantee a successful eradication. If an infested property is vacant that compounds the problem.  Eggs can be in inaccessible places and the bugs can scatter, sometimes migrating to apartments on other floors or with shared walls.

Recent infestations have not been restricted to upholstered couches or beds either. The bugs have been found in offices, lockers, subways, trains, apartments and hotels as they hitchhike from one location to another. When victims suspect an infestation – generally from discovering bug bites in the morning -  their first impulse can be to vacate the premises or break their lease. Although it may solve their immediate problem - assuming they do not transmit a mating pair to their new abode - eradication of the affected unit will require more comprehensive treatment and follow-up. Without the telltale blood stains and feces they leave on sheets and mattresses, it is extremely difficult for exterminators to locate and eradicate them.

If there are no warm bodies to bite, it is possible the bugs conserve energy by remaining inactive – a sort of hibernation – until their next meal moves into the home. The October issue of UNITS, a NAAHQ.org publication, contained an article with recommendations adapted from the Bed Bug Handbook (authors Pinto, Cooper and Kraft). The theme of the article, however, was that no matter how sincere the attempt to get rid of them, low levels of bed bug infestation may be here to stay. The book authors did make suggestions such as:

  • Treat vacant units more extensively for the bugs
  • Take proactive measures  in adjoining units – which includes the adjoining plus above and below units.
  • Ongoing inspections of vacant units are recommended.

One of the biggest reasons it is difficult to eradicate bed bugs, however, may be the stigma attached to having an infestation in the first place.  People have been evicted, shunned, and worse by managers and neighbors alike. Lawyers are adding ‘bed bug’ addenda to lease language. Management is asking new tenants to sign pre-occupancy certifications that they have visually inspected their new unit and certify it is bug-free. As it is impossible to determine from an unskilled visual inspection whether or not bed bugs are hiding behind molding or in walls, this is pretty useless.  Tenants are also suing owners and owners are suing tenants, both attempting to get reimbursed for expensive eradication services.

Ultraviolet LED black lights can find insect body fluids like bed bug blood trails, but they may be overwhelmed by the other fluorescing stains from long-term human and pet habitation.  One of the most effective inspection methods is performed by specially trained dogs who can smell the bed bug nests.

Unfortunately the don’t ask/don’t tell mentality has helped this problem gain way too much traction. Cooperation is needed between tenant and landlord so that a small bed bug infestation can be taken care of immediately and thoroughly. If there is going to be any solution to the growing bed bug problem in multifamily housing, it will have to be one in which all parties cooperate.

Managers should let their apartment communities know that bed bugs are not caused by a hygiene problem or poor housekeeping. There may be bad luck involved but certainly an infestation is not something anyone should be ashamed of having. Okay, maybe your friends will want to meet at a coffee house for a while, but nothing lasts forever.  At least, let’s hope not.

If you would like to learn more about bed bug control in multifamily, read the National Center for Healthy Housing pdf on the subject.

Other Articles of Interest:

Bed Bugs 101

Pest Management Tips for the Garden

Integrated Pest Management

Preamble to On-Site Energy Production

Energy efficiency is certainly the buzz phrase of our era and it should be. However, as our scientists roll up their sleeves and gather in laboratories, boardrooms and think tanks to search for the Holy Grail, we tend to overlook the obvious. Our building energy systems comprise about 40% of our national energy usage and the majority of our buildings are energy inefficient. In fact, the Department of Energy estimates that 40% of the energy US buildings use is wasted unnecessarily.

Sustainability advocates have yet to find a way to make plugging leaks in our drafty, poorly insulated buildings sexy. Rather than focusing on the actions needed to overcome building deficits, our solution is often to add more technology to the building. Frankly, without fixing the underlying problems first, this is just silly. We have the building technology to tighten up our building envelopes. What we don’t have under control is the concept that a building should first be retrofitted for efficiency and tightness before a new system is designed.

The good news is that this may be changing. In fact, companies like Solar City are now entering the field of energy efficiency and auditing. It is a natural progression as they can inspect a building - which they would do anyway – and recommend improvements to reduce energy needs before they design a new system.

Inefficient buildings not only generate unnecessary utility expenses for owners but lack of occupant comfort can be a major component of resident dissatisfaction. In a building with an efficient envelope residents will experience fewer extremes of air flow and temperature fluctuation and are guaranteed to be happier occupants.

Building owners can reduce energy usage in both common and tenant-occupied areas through a thoughtful recommissioning or retrofitting effort. If an owner has decided that the best solution is on-site energy production, it may be wise to research which of the following systems would be most effective:

  • Solar PV arrays perform well even though their actual efficiency is about 20%. As the energy produced is clean, efficiency in most cases is less of a concern than system installation cost.
  • Solar thermal is generally a better way to heat water for a building as in this capacity it is 80% efficient. Installation is less expensive than PV arrays, maintenance is relatively simple and the systems are quite reliable.
  • Geothermal heat pumps or ground loop heat exchangers are gaining popularity and may be a better solution based on climate and lot dimensions.
  • Until recently fuel cells were only installed in hospitals and buildings with 24 hour energy needs. Recently they have been successfully installed in residential high rises.  Fuel cells are feasible anywhere there are natural gas hookups. The energy produced is virtually pollution free, as there is no gas combustion involved in the fuel cell’s chemical process.
  • Wind energy production can be erratic depending on the weather of a region, but the equipment is reliable and the maintenance is pretty standard. Of course, the energy produced is clean.
  • Bigger systems are not necessarily better systems. One of the tenets of sustainability is to reduce waste. This includes not building a bigger mousetrap when a small mousetrap performs well.
  • Using a system that over-produces for a building’s needs can be encouraged only when the excess energy can be utilized by neighbors or returned to a public utility and shared on the grid.

If building owners weatherize, insulate and plug leaks to reduce building energy requirements, on-site production systems can be scaled down in size and capacity, accelerating the payback period. It is good math, good building management and good environmental practice. As the upfront cost of these solar, geothermal and fuel cell systems can be prohibitive without good financing, tax incentives, grants and/or government rebates, reducing the size of the system will allow more owners to become independent, on-site energy producers.

Other Articles of Interest:

9 Steps for Reducing Energy Consumption

Ambassadors for Energy: Passivhaus Designers

Investing in Green Property Improvements