Water

Emergency Preparedness Checklist

March 29, 2011 – 7:25 am

Active Volcano, Mt. Saint Helens, Washington State

No one wants to focus on all the horrible things that can happen to us, which is probably why we neglect efforts at disaster preparedness. Unfortunately, as Japan’s triple disaster vividly illustrates, the worst possible scenarios can and do happen. Coal mining, oil well exploration, deep water drilling, nuclear reactor operation and aggressive urbanization and development of critically sensitive eco-systems also contribute to a planet that has its own brand of geological and weather volatility. 

As scientists admit these events are a partial consequence of our actions, they also suggest we brace ourselves for more. In fact, 2010 was a record year. The Université Catholique de Louvain in Brussels recently completed a study that determined 296,800 people died last year during natural disasters. That number included 50,000 Russians who succumbed during a summer heat wave and 222,000 Haitians who perished in the January 2010 earthquake.  The human cost was completely horrific, although none of the economic losses have exceeded those of Katrina, Rita and Wilma, the 2005 hurricanes.

New Orleans 9th Ward homes a block behind the collapsed canal

It would be nice if we could breathe a sigh of relief and be thankful 2005 and 2010 are over, but Margareta Wahlstrom, the U.N. special envoy for disasters, warns that these types of weather events are expected to accelerate. The World Meteorological Organization(WMO) also agrees. The WMO has indicated our most recent extreme and volatile weather patterns are caused by La Nina and El Nino weather conditions. The WMO predicts these patterns will continue for the next 25 years.  Meteorologists and other climate scientists blame unplanned urbanization, environmental degradation and climate change as big contributors to these problems as well. Simply translated, humans are making big weather even messier. 

A toppled Tsunami warning sign

We may be unable to predict or prevent disasters, but property managers are in a unique position to reduce potential suffering. Being prepared to help residents survive until rescuers and emergency response teams can reach them will reduce the impact of these disasters. Some residents may have supplies, but properly storing essentials on-site can improve resident safety, comfort and outcomes. 

The Property Manager’s Emergency Checklist: 

√ Potable Water is the biggest need people have during emergencies and disasters. As the average person needs at least a gallon a day, storing three days worth of water for every resident is the ideal. Although cisterns and hot water heaters can be sources, in the event of a quake or flood, these may become compromised.  We are big fans of general recycling, but skip the plastic milk containers. They are not designed for water storage and eventually leak making plastic water bottles the best choice. Even if there are water sources like rain, creeks, rivers, etc., use these natural waters with caution as they can become contaminated during a natural or man-made disaster. 

√ Sterilization  Broken sewer lines or flood waters mixed with untreated sewage will contain bacteria and parasites. Small children or those with compromised immune systems are most at risk if they drink contaminated water. Chlorine drops can be used in non-chlorinated drinking water – and if left for 24 hours the chlorine evaporates – but this method is not always sufficient. Boiling water is the quickest and best technique to assure harmful bacteria are destroyed.
  
√ Cooking Sources Access to a camp stove is helpful as long as gas lines are turned off in the immediate area. The same concern should be used with regard to outdoor barbecues or open fires. That said, keeping a few small camp stoves and sufficient fuel for shared use could make a big difference to residents.
  
√ Radios and Batteries  Crank operated or battery-operated radios may be the only source of outside communication if the electricity blows, satellite connections are lost and mobile phones lose service. Wireless devices will not help, obviously, so having that old-style radio is a lifesaver. Of course, car radios can also work, but they will run down the vehicle’s battery in the process.
  
√ Land Lines are connected separately from the electrical grid, so it is wise to have at least one in the office. That way it is possible to have telephone service even when the grid fails.
  
√ Flashlights, Batteries and Glow Sticks are critical and much safer than candles mainly because of the potential fire and gas hazards. Also, candle life is so short – given the bright lighting to which we are accustomed – that candles alone are impractical. Children are also safer without a live flame.
  
√ Food Supplies stored for emergencies should be dried or canned and accompanied by a couple of manual can openers. Canned prepared foods like tuna fish and soups along with dried foods like rice, legumes and pasta are all good survival choices.
 
√ Pet food is also a critical part of any food storage effort.
 
√ First Aid Kits are notoriously under-equipped, so give yours extra thought. A bunch of different sized Band-Aids may seem like enough, but consider stocking a couple pairs of scissors, a knife, sterile needles and surgical thread, plenty of large sterile gauze pads and dressings, tweezers for removing splinters, a tourniquet, antibacterial soap, sterilization solutions like hydrogen peroxide and iodine, ipecac to induce vomiting in case of accidental poisoning, over-the-counter medicines like aspirin and Tylenol, et cetera. 

 
 √ Emergency Gas and Water Shut Off Tool  This incredibly helpful tool is sold at most hardware stores and is used specifically for shutting off gas lines and water mains. The manager can also use the tool as a pick to remove meter covers. As most but not all water systems are standardized, it is important to verify the correct size needed. Your local utility company should be happy to guide you on which tool to buy.
 
 

Emergency Gas and Water Shut Off Tool

√ General Tools and Supplies for the types of weather events and disasters in your area will differ. Gold Mylar blankets, for instance, are highly visible in a snowy area. Here are some general suggestions: 

  • Gold/silver reversible Mylar emergency blankets
  • A master pass key to all apartments
  • A diagram of the building for rescuers
  • A small supply of essentials like toilet paper, baby formula, diapers
  • A shovel, ax, hammer, wrench, nails, tarps, rope, rope ladder and other tools
  • A gas generator and stored gas (replace gas on schedule as it degrades over time)
  • Gas for your vehicles for emergency use
  • Cash in small denominations

There is no better way to protect and serve your residents than by being able to deliver critical help during an emergency. It may take some extra effort and expense, but there is no downside to being prepared. 

 

By Elizabeth Madrigal | Also posted in Business, Energy, Products, Residents, Tools | Tagged , , , , , , , , , , , , , , , , , , , , , , , , , , , | Comments (0)

Who Pays When Tech and Infrastructure Tank?

March 15, 2011 – 7:15 am

 

Multnomah Falls, Oregon Courtesy of Salvador Madrigal

 

Public water utility managers have mostly been thrilled with the latest technology for water meter reading. It can allow dramatic reductions in staff hours and reduce billing and collection costs, but some utilities are experiencing major system flaws. Atlanta, Georgia, is one of those cities.  

Atlanta’s water bills and meter reading issues have increased dissatisfaction among Atlantans, many of whom already resented paying for upgrades neglected by previous generations.  For decades the city allowed the disintegration of the water and sewer systems in Atlanta and some city leaders – notably Mayor Bill Campbell later sentenced to prison for tax evasion -  even paid Federal fines in lieu of making the legally mandated repairs or following environmental protection requirements.  

That all changed when Mayor Shirley Franklin took over in 2001 and began to address the water and sewer problems. The years of neglect were costly, however, and Atlanta now pays more for sewer and water fees than any other city in the country.  Specifically, Atlanta’s city dwellers pay 98 percent more than in Nashville, 144 percent more than in San Antonio and 108 percent more than in New York.   

Mayor Shirley Franklin

 

Some of the differential in water bills can be attributed to a series of fee increases that began to be scheduled as far back as 2004. The administrators who originally hoped that they could be gradually instituted without too much consumer resistance have also watched population growth in Atlanta put additional pressure on water usage without new water sources.  As the cost of water everywhere is also increasing, this would not be particularly noteworthy except for one thing.  Many Atlantans’ water bills have risen exponentially without any identifiable changes in customer usage. For over a year customers have complained that average bills of $100 a month leaped to hundreds of dollars. In some extreme cases, the increases have been thousands. There have also been constant complaints about the difficulty of getting these billing errors corrected.  

Certainly there can be many reasonable explanations for an escalation in water bills.  Undiagnosed leaks or the change in water use experienced when filling a swimming pool are examples, but most over-billed customers in Atlanta have not been in these categories.  Bill disputes can be filed on-line with the Atlanta Department of  Watershed Management (ADWN), and their website states a meter verification will be scheduled within 2 days. The ADWN’s website also suggests a hands-on process for customers that promises to help identify plumbing leaks. Here are the instructions:   

Make sure all the water is off in your home (no washing machine or dishwashers running). Go out to your water meter in the ground, remove the lid and see if the dial is moving. If the dial moves at all, and you are sure no water on your property is on, then there is a leak somewhere in your plumbing between where it starts at the meter and your home. If you have a crawl space, be sure to check there also.  

Jim Beard, the deputy commissioner and chief financial officer of Atlanta’s Department of  Watershed Management (ADWM) since September 2010, believes they have now diagnosed at least one problem.  It appears that up to 25% of the new meters – or about 30,000 – could have had their antennas installed incorrectly. His office denies, however, that the antenna installation is responsible for the water billing problems. He was quoted by the Atlanta Journal-Constitution as follows:  

“This is not an operational issue affecting the functionality of the meter. What it does is affect the meter reading process. This is not a billing issue.”   

The Atlanta Journal-Constitution further reported that the problem water-meter antennas had been installed upside down. Beard stated that the backwards antenna installation reduced the reading range from 2 miles away to a need to stand over the meter. However, as a main purpose of installing the new meters was to increase efficiency and lower operating costs, customers are not particularly happy with this disclosure either. Neither was City Councilwoman Natalyn Archibong, chair of the city utilities’ committee, who sees a direct correlation between the billing problem and the faulty antenna performance. According to the Atlanta Journal Constitution, she stated:  

“I am not persuaded [the antennas do not cause faulty readings]. In my mind the number of complaints and the need to correct the antenna problem is related to the bills. I would be surprised if they were not related.”  

Other accusations are still flying about including one by Deputy Commissioner Beard. He stated publicly that somebody in the Department of Watershed Management knew about the improper antenna installation and actually allowed the installation contractor to use short-cuts. This is sure to fuel the on-going debate about whether control and maintenance of the new system – with costs estimated at $4.1 billion when it is finished - and maintenance costs estimated in the millions annually should be returned to city employees.  

Whether the backward antenna installations are corrected or not, Atlanta residents who paid $50 a month for water in 2009 can expect to be pay $153 a month by the end of 2012 even when their bill is correct.  Atlanta is currently in the news with regard to its attempt to re-build its water and sewer infrastructure because it leads in monthly costs, but it will not be alone. There are many other cities and counties using antiquated water and sewer pipes and putting water quality and their citizens’ health at risk. As much as some of us  resist the concept of taxes, it is time to accept that infrastructure does not last forever. It may also be time to take our technological upgrades and their installation more seriously so that we don’t end up spending taxpayers’ or customers’ hard earned dollars with rate increases forced by sloppy supervision and mismanagement.  

 

Mayor Kasim Reed

 

The newest Atlanta Mayor, Kasim Reed, has been in office a little over a year. He seems to be making good on many of  his campaign promises with regard to crime and has increased police presence throughout the city. According to a recent news report by the Atlanta Journal-Constitution (AJC), however, residents are still experiencing high water rates. The article  gave one more example of why Atlanta’s Department of Watershed Management needs to get on the ball:  

“John Mangham, who is a CPA and also runs a property management company, said that he has watched his water bill climb steadily. In 2008, his average bill was $45 a month. In 2009 it was $104. In 2010, it jumped to $164.  

So naturally, 2011 started out with a boom when he received a $1,835 bill for January for his 1,700-square-foot home in Peachtree Hills.”  

Whatever direction Mr. Mangham’s water meter antenna is currently pointing, we assume the billing problem has been resolved after so much publicity.  Others, however, may not be as lucky.  If you would like to share a billing problem you’ve had with a utility, please send us an email or post a comment below.

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

Aquaponics and Apartments… oh yes!

February 7, 2011 – 8:29 am

Photo Courstey: AquaBundance Aquaponics System $1295 retail

With more people moving into apartments from single-family residences, property managers have begun to encounter resident hobbies and behaviors that can be challenging. One of these is the practice of aquaponics, or raising fish and plants together in a tank and plant medium system. 

How does it work? A very organic process recycles the fish excrement into plant fertilizer and as the plants grow they reciprocate by purifying the fish tank water.  (Goldfish owners take note.) System owners must feed the baby fish, of course, but they can eventually eat some of them along with the fruits and vegetables produced. 

Some proponents believe the system’s simplicity, synergy and efficiency  place it on the list of  top technological solutions that can eliminate world hunger. For those naysayers who think aquaponics is for old hippies, naturist communities or weird old men with a fish fetish, think again. To our surprise at Green Landlady, an article last year on aquaponics has retained a consistent third or fourth position as a top landing site on our website. Alas, fish tanks are a lot less fragile than waterbeds used to be, so property managers can relax. 

For those of you interested in aquaponic gardening, a community site aptly titled AquaponicsCommunity.com will have the basics and sells supplies like the system pictured above. We should point out that although the systems are synergistically designed, there is some technical management necessary. Here are a few highlights: 

  • Fish are living things and need a certain amount of oxygen in the water to keep from dying. Ergo, for beginners, it is critical that the water quality be monitored and corrected occasionally, similar to swimming pools. Of course, little kits are sold and easy to use.
  • If your tank water is warm, overstocked, mechanically aerated, etc., even a short power outage could result in suffocated, e.g., dead fish.
  • Water management monitors nitrate, ammonia and oxygen levels.
  • Correct ratios of fish to water to plants are critical for a healthy operating system.
  • A system’s circulation, filtration and aeration must be adequate to support the fish and support the plants.  Just as too many fish can overload a system, too few can underload it.

There are also some legal restrictions on aquaponics, as municipalities may not allow the non-commercial raising of some kinds of fish without special permits. Generally all fish are suitable for aquaponics systems, but those that are legal generally and recommended include smallmouth bass, Chinese catfish, tilapia, koi, crappie and bluegill. If you are going to invest in fish, make sure you investigate your county’s regulations. 

Of course, if this is more than a passing fancy and you learn best in a Caribbean setting, you may want to take the short course offered by the University of the Virgin Islands. After flying to Kingshill, for another $870 you can be one of 63 students who master Aquaponics and Talapia Aquaculture at the Agriculture Experiment Station. If this all sounds a little too fantastic – even in February – here are the basics from an article in OnMilwaukee.com about Sweet Water Organics, a for-profit startup that uses aquaponics: 

The basics are this. Water from the channel is pumped upwards into two levels of pea gravel. The water then flows across the pea gravel where hard-working bacteria break down extra food and ammonia from fish wastes, converting it into nitrates that plants can absorb. 

In the middle bed this nutrient-rich water is filtered by tiny watercress plants, and in the top bed it fertilizes potted herbs, sprouts, and vegetables. Then the naturally cleaned water pours back down to the fish channels. 

If all this commercial-sized symbiosis is too much for you, how about a countertop system? Friendly Aquaponics, Inc. offers DIY plans for $49.95 to build an apartment-sized 2.5 sq.ft. countertop system at a materials cost of about $65. The plans also include instructions for a larger 32 square foot grow bed model at about $250 for required materials.  For indoor systems with limited space they suggest: 

Indoors: These systems are appropriate for anyone who is limited to growing indoors, or for those who only have limited space outdoors. They are perfect for getting your fingers wet in aquaponics without spending a lot (pun intended!). They can easily be set up in an apartment or condo, on a balcony,  inside a garage or outbuilding, inside a spare room, or even a closet. You can use them for the centerpiece of a living room or family room to show off to your friends. Best of all, they produce food! If you have light and heat you can grow vegetables and fish! 

If it is sounding as if these DIY aquaponic kits are going mainstream, they probably are. With an estimated 13.3 million US families owning 171.7 pet freshwater fish and another 700,000 families owning an additional 11.2 million saltwater fish, there is a ready-made marketing opportunity. 

Of course, never assume the municipal water supply can be used for an aquaponics venture without pre-treatment to remove chlorine or chloramines.  Many public water utilities have switched from chlorine bacteria-killing disinfectants to chloramines. Why?  Unlike chlorine, the toxins will not dissipate naturally through evaporation from tap water. In fact, chloramines accumulate in water and are fatal for fish or other animals, such as amphibians, that absorb water directly into their bloodstream. Some water utilities in Massachusetts and other states have been using chloramines for decades and some have recently made the switch. 

If all chloramines – and chlorine in higher concentrations - are not removed, the result is unfortunately dead fish. The good news is that chloramines can be removed from drinking water with charcoal filters. 

As the great-granddaughter of a mariner and fisherman, however, I would offer some final advice. If you intend to eat your system’s fish, avoid feeding them by hand, responding to their attempts to gain your attention or naming them. In other words, don’t make them pets for your own sake, if not theirs. 

Other Articles of Interest: 

Permaculture: Refined for Apartment Living 

How Compatible are Window Farms, Aquaponics & Apartments? 

Can Apartment Culture Embrace Urban Agriculture?

By Elizabeth Madrigal | Also posted in Business, Energy, Residents | Tagged , , , , , , , , , , , , , , | Comments (0)

Mold and Immortality

January 31, 2011 – 8:01 am

Right about now everybody in the northwest  thinks, “I should have replaced the roof last summer.” Once winter winds hit - including a rare tornado a few weeks ago - the eye automatically gives the roof repeated if peripheral checks. A property manager or resident may want to do the same and identify emerging problems quickly as mold takes no more than 72 hours to begin to form in wet, warm spaces of buildings.

Here are a few trouble signs:

  1. Small dark spots have appeared in the sheet rock or odd-looking spots in the corners of the ceiling.
  2. There is water or condensation collecting in your interior covered or domed light fixtures.
  3. A recently painted wall or trim area keeps turning gray in the same stubborn spot.
  4. Wallpaper is peeling away from the wall or ceiling.
  5. The wall or ceiling feels damp or cold in a spot.
  6. Rain, snow and more rain have been unusually plentiful.
  7. Check incomplete basements if the ground water is saturated. Water is a problem because it takes the path of least resistance and will go around or into something if that is the easiest way to flow.
  8. There is a moldy smell indoors or in cellars, crawl spaces or attics.
  9. The HVAC system ducts smell musty and moldy whenever the unit turns on.

We discovered a few years ago that a perfectly maintained roof can develop a problem almost spontaneously. A tennis ball popped into one of our main gutters soundly blocking the drain entrance. We have no idea how long it was there, as it was a perfect fit and not visible until you climbed a ladder. Redirected by the tennis ball, the water split around it, half continued into the gutter while the other half spewed through one of the attic vents underneath the overhang. When it soaked through enough to make a palm-sized ceiling stain, we luckily noticed and corrected the problem.

Rain is not the only issue with roofs and gutters. Most of us think of snow as being rather benign, but it has a lot of weight and height and can reach areas without flashing. If it melts slowly, great. If not, it can leak through poorly sealed skylights (aren’t they all in this category?) or saturate the area above any flashing meant to direct water away from the skylight.

Our advice? Pre-season hire a professional roofer or property manager to do a check of caulking, sealing and flashing. You will pay a lot less for repairs than the spontaneous fellow who waits until there is a leak. Off-season it is easier to make roof repairs as there is less danger of falling or sliding.

Of course, during rainy periods dripping will be evident in the crawl space or attic area and easy to diagnose. If there is evidence of rotting wood or insect infestation, these are also signs that there has been some water damage. Incidentally, pests like carpenter ants only enter damaged or rotting wood, so if you have these critters moving in, water damage may be the real problem.

One serious long term outcome from an undiagnosed water event is often that it creates a luscious environment for mold growth. Yes, it’s not often you see those words in the same sentence, but mold in a warm, wet location spreads quickly. To prevent mold:

  • Dry wet spots within 24 to 48 hours.
  • Reduce sources of condensation and reduce humidity.
  • Vent clothes dryers, stoves, and kerosene heaters to the outside where possible.  (Combustion appliances produce water vapor and increase humidity unless vented outside.)
  • Use air conditioners and/or de-humidifiers.
  • Shower with the fan on or the window open.
  • Turn on the exhaust fans or open windows when running the dishwasher, clothes washer or dish washing.
  • Turn on the exhaust fan when cooking or using the oven.

The Environmental Protection Agency (EPA) does not regulate or test for molds as part of its work, however, it does recommend tenants notify their property managers of any water problems and leaks as quickly as possible.

Hidden Mold

After a water event, reports by residents of health problems are generally the first sign  most property managers have that hidden mold may be growing in the building. As so much of our American building stock contains materials with cellulose, mold can grow almost anywhere. The surfaces of these areas generally dry quickly, but mold can develop in several trouble spots like the back sides of paneling, wallpaper, dry wall; the undersides of carpets, wood flooring, linoleum and carpet pads; inside ductwork, in the roof  materials above ceiling tiles and around pipes in walls. The problem with mold is that once it catches hold it needs to be completely removed. Even the disruption caused by investigating for mold can distribute mold spores throughout a room without precautions.

Cautions about Mold Exposure

Because it is a complex procedure, mold analysis, remediation and removal should always follow professional guidelines. The American Industrial Hygiene Association (AIHA), the American Conference of Governmental Industrial Hygienists (ACGIH) and other professional organizations have many protocols and offer them on their websites. Remediation work should include a final cleaning to remove all mold spores. Dead mold can still cause health events and problems in susceptible people, so it is necessary to kill and remove the mold.

Exposure to mold and mold spores should be strictly limited. For a DIY project, the EPA recommends:

  • Avoid breathing in mold or mold spores. Wear an N-95 respirator, available at many hardware stores and from companies that advertise on the Internet. (They cost about $12 to $25.)  Some N-95 respirators resemble a paper dust mask with a nozzle on the front, others are made primarily of plastic or rubber and have removable cartridges that trap most of the mold spores from entering.  In order to be effective, the respirator or mask must fit properly, so carefully follow the instructions supplied with the respirator.
  • Wear gloves. Long gloves that extend to the middle of the forearm are recommended.  When working with water and a mild detergent, ordinary household rubber gloves may be used.  If you are using a disinfectant, a biocide such as chlorine bleach, or a strong cleaning solution, you should select gloves made from natural rubber, neoprene, nitrile, polyurethane, or PVC. Avoid touching mold or moldy items with your bare hands.
  • Wear goggles. Goggles that do not have ventilation holes are recommended.  Avoid getting mold or mold spores in your eyes.

This may sound like overkill, but as the old saying goes? An ounce of prevention is worth a pound of cure.

Other Articles of Interest:

Preventing Sick Green Buildings

17 Ways to Reduce Pollution & Toxic Exposure at Home

Winterizing Your Attitude and Apartment

By Elizabeth Madrigal | Also posted in Business, Residents | Tagged , , , , , , , , , , , , , , , , , , , , , , | Comments (0)

A 5-Step Plan for Water Conservation

October 13, 2010 – 8:22 am

Generally speaking, we here in the United States take fresh, clean drinking water for granted, so much so that we use it to flush our waste down the commode.  Those of us working in multifamily might argue that renters in particular consider ‘free’ water their right.  As we’ve discussed before, the solution to multifamily’s water woes is sub-metering that requires lessees to be responsible for their own consumption.  Although some property owners advocate Ratio Utility Billing Systems or RUBS, this is a solution based on accounting not accountability.  RUBS does not bill based on actual consumption and in order to effect real, substantive change in people’s behavior, they need data and feedback.  However, if you own or manage in a rent-controlled municipality as many of us do, sub-metering can seem like an expense with an overly long payback.

Whether or not you sub-meter your communities, green property managers will want to take the following steps to reduce consumption and increase net operating income.

Fix leaks. One of the benefits of sub-metering over RUBS is that you will be able to locate leaks more easily.  The most common fixture that leaks is the toilet flapper.  Checking for leaks should be part of your overall maintenance plan and can be done at your bi-annual smoke detector battery check.  Perform a water audit. Take a look at your water meter when no one is likely to be using water.  If it’s moving you have a leak.

Install water-saving devices. Can you transform your single flush toilets to dual flush with a kit?  How about installing a SmartFaucet in every bathroom?  The EPA has rolled a complete line of water saving fixtures under its WaterSense label, however, I caution you that these are merely minimums.  Property managers should be looking at ways to go beyond the minimum such as installing 1.5 gallons per minute (gpm) showerheads when the WaterSense minimum allows showerheads with flow rates of 2.5gpm.  Why flush so much drinking water down the drain?  Rebates may be available from your utility provider for new high efficiency toilets that utilize 1.28 gallons per flush or better!

Upgrade to water saving appliances. Old dishwashers and top-loading washing machines are incredible water hogs, utilizing as much as 25 gallons per load of dishes and 35 gallons of water per load of laundry.  New models can get the job done for fraction of the water.  Dishwashers in the two gallon range are very effective and front-loading washing machines use about a third of the water of what top-loaders use and rebates may be available.  Remember, the less water an appliance uses, the less electricity and natural gas are required to pump and heat that water.

Rethink landscaping. Plant what’s appropriate for your region and you will reduce water consumption, increase habitat for native species and raise the value of your asset.  Relandscaping is a big expense, but you are paying to water and maintain plants every year, year and year out, when you could be pocketing the money you currently budget for water, an average of 30% of an apartment community’s water is used in the landscaping.  Here also is another advantage of sub-metering: you may be able to make the case to the utility company to drop the sewer charges on the portion of water used for landscaping.

Reduce run-off. A properly aerated and well maintained landscape should be able to absorb rainfall.  When water from your property flows into the streets, it is only feeding the sewer system.  The challenge for urban multifamily asset managers is to find a way to direct as much water as possible down into the soil where it can do its job of recharging the aquifer.  One attractive fix may be driveable grass!

I hear over and over again about the tenant who runs the bathwater all day and night or about the renter who takes off the aerators as soon as you exit the unit.  What can be done?  Unfortunately there are no miracle cures for recalcitrant human behavior.  Point out to residents that there is a clause in their lease that forbids them from making alterations to the unit without authorization from management.  Offer feedback to residents that lets them know how they’re doing with regard to water conservation.  If, after reviewing the bills, it seems they’ve reduced their consumption, then offer some words of encouragement.  If nothing else, people will become more aware of their actions and that is the first step toward changing entrenched behaviors.

Other articles of interest:

Creating a Drought Tolerant Landscape Plan

Begin By Focusing on NOI: A Conversation with Will Clark

NAA2010: Lower the Flow

By Kimberly Madrigal | Tagged , , , , , , , , , , , , , , , | Comments (0)

A Few Words to the Wise from Alex Wilson & Peter Yost

October 11, 2010 – 8:32 am

I recently had the opportunity to listen to Alex Wilson and Peter Yost, the Water Wise Guys of Building Green discuss the connection between water and energy at West Coast Green.  For building science nerds it was a fascinating discussion and for multifamily owners, Alex and Peter gave an unqualified thumbs up to a couple of products every multifamily operator needs.

The connection between water and power is more than the cost of pumping and heating it; although at 68 pounds per square foot, pumping water alone accounts for 4% of the United States’ energy consumption (and in California that number is closer to 19%)!  Did you know water is also used in the production of electricity?  Thermoelectric plants use 0.47 gallons of water per kilowatt of energy produced while hydroelectric plants are on the hook for 18 gallons of water per kilowatt.  To those who think of hydroelectric as fairly benign this contrast may seem counter intuitive; however, by damming rivers, hydroelectric plants create large surface areas of water where severe evaporation occurs. According to a 2003 report produced by the National Renewable Energy Laboratory titled Consumptive Water Use for U.S. Power Production, on average the U.S. consumes 2.0 gallons of fresh, clean water for every kilowatt of electricity generated.

The bottom line is when we conserve energy, we conserve water and vice-versa.  It should be noted that conservation is also the easiest and least costly method for municipalities and states to cope with the demands placed on aging infrastructure.  The cost of new infrastructure is akin to the cost of building new power plants, so what if we could reduce energy consumption enough to forgo building new power plants? Would that mean we’d have the money to update our infrastructure?  Not likely given the current economic climate, but at least we’d have cut our theoretical costs in half!

Currently the goal of the EPA’s WaterSense program is to reduce household consumption by twenty percent, a modest amount by any standard of measurement.  The rationale is that indoor water consumption is entirely dependent upon the number of users and obviously the fixtures have a great deal to do with how much water goes down the drain and at what rate.  Knowing that people are more likely to accept and adopt water saving fixtures, particularly showerheads, that offer a satisfying spray, the EPA has focused a great deal of attention on testing of showerheads for droplet size and pressure.

Alex and Peter recommended the H2O Kinetic from Delta with a flow rate of 1.5 gallons per minute (gpm).  Priced at approximately $50, they can be found under Part number. RP46384.  It should be noted that Niagra has also recently come out with an attractive 1.5gpm showerhead as part of its Stealth line.  Both of these fixtures offer a 32% savings over basic WaterSense showerheads.

Another product Alex and Peter were particularly taken with was the Niagra high efficiency toilet which uses a miserly 0.8 gallons per flush!  This is not a dual flush model, but rather a single flush standard toilet that uses less than a gallon of water on every flush and is very quiet. Cost is approximately $310 and rebates may be available in your area.

Ultimately, it’s incumbent upon each of us, owners, managers and residents to use less water, but as owners and managers I ask you: are you doing all you can to facilitate residents’ ability to meet the looming water crisis?

Other articles of interest:

Flush Off: HET vs. Dual Flush

Is Water Too Cheap in Your City

7 Steps to Increasing NOI Through Landscape Water Conservation

By Kimberly Madrigal | Tagged , , , , , , , , , , , , | Comments (0)

Stop the Leaks Please!

September 22, 2010 – 7:30 am

We understand it is an election year and all, but the kind of leak that concerns Green Landlady is the one that’s been messing with your property’s water conservation plan. If you are shaking your head in wonder that we would suggest something so blatantly obvious as fixing leaks, that’s absolutely great news. We are truly delighted you are on top of everything. For the rest of you, here are a few tips:

Read your meter: Certainly maintaining building plumbing is one of the best ways to protect asset value, but even a trained professional can have difficulty finding a small leak when access is limited and pipes are behind walls, floors and ceilings. However, with a master water meter it is an easy matter to compare your water bills based on consumption (not cost as this varies). If you notice a perceptible increase beyond a normally experienced seasonal variation, go on a leak hunt. Utility company statistics show that homes may increase water usage by 10% with even a small landscaping leak.

Oftentimes the water company will offer a reasonable one-time credit if you can prove your building had a leak and you fixed it.

Educate your tenants with sub-meters: If your residents have sub-meters and receive an individual water bill, give them the same advice. They’ll appreciate you looking out for them, getting a leak fixed that helps them save money and will be more likely to let you know when they notice condensation or dampness in their homes.

Unreported Leaks: Tenants can be reluctant to immediately report a leaky faucet or plumbing valve drips depending on things that range from privacy concerns to experiences in previous rentals. Make it clear that you care and want to know so you can fix the leak. Those who are new to living on their own may not notice anything without some prodding until something floods. One way to educate residents is to put a reminder in an email newsletter that asks them to check faucets, shut off values and the plumbing under the sinks for condensation and drips. You can also offer to check these areas for them at their convenience, after hours or on weekends or, along with checking the smoke detector batteries, make it part of the regular maintenance plan.

Lease Language: One effective method to spur interest and compliance is to put wording into your lease that requires immediate reporting of all drips and leaks. You can use vinegar, “failure to report leaks immediately will be grounds for eviction”, or honey. “We appreciate your help in identifying leaks immediately so that we may protect your health and possessions and prevent mold growth”.  Even if you have language in the lease that covers the prompt reporting of maintenance issues, you may wish to add a specific addendum that addresses leaks.

Laundry Appliance Hoses: If you have a laundry facility for residents, it is a simple matter to add a leak check to your maintenance schedule. If the clothes washing machine usage is heavy – or the machines are older models – this should be performed more frequently. Of course the best solution is to replace any inefficient heirlooms with current models. The switch out will pay for itself in a very reasonable amount of time and your tenants will be thrilled. (Doesn’t everyone love new appliances?) Also, if you lease your machines it is often quite simple to negotiate replacements after your initial contract term has expired. New machines will also eliminate excessive maintenance costs you may be paying on the old machines.

Dishwashers: In some of the older installations it often requires an acrobat to be able to check the hosing on unit dishwashers, however, even under those conditions it is well worth the effort. Dishwasher leaks often go unnoticed because they leak behind the sink, into a cabinet or under the flooring. Periodically checking on these hoses just makes good sense - particularly if your residents are green renters who will use them more - as dishwashers generally use less water than hand-washing does.

Mud Puddles: Water in your gutters or puddles that form on the walkways of the property and in the landscape are pretty sure signs your irrigation system is leaking somewhere. Few residents complain about these types of things, so it is easy to forget to look for them. As puddles can be related to stormwater issues and poor drainage or too many impervious surfaces, all puddle-analysis is generally worthwhile.

Professional Landscaping Services: If you hire professionals to maintain your green spaces and grounds, add an addendum to the contract that outlines their responsibility to immediately report all leaks to the property manager. A sprinkler leak can not only waste water, but it can undermine the grounds and create a sink hole and worse, opening up some serious liability issues.

Improve Landscape Design: Mature landscaping is a beautiful asset, but before automatically replacing a plant or tree that fizzles and dies, check with a landscaping professional. Plants that are adaptive or indigenous to an area use less water and generally thrive compared to their non-native cousins. Unless you enjoy pampering your plants and wasting water, do your research and we promise you will find something even more lovely than what you had. It makes good economic sense too, as a well-chosen tree or plant has a much better survival rate and a generally healthier life.

Bathroom issues: Jeopardy time, folks.

Question: The fixture in our homes that uses the most water.

Answer: What is a toilet?

Whether or not your water bills are escalating, consider a budget line item to replace all your old fixtures with shiny, water-saving new models. Whether performed by manager or renter, flushing potable water down the drain is simply a crime against nature and humanity. Obviously anything we do to reduce water usage in toilets can make a huge difference. However, if new fixtures are simply unaffordable right now – we get it – consider installing dual-flush retrofit kits. (Some are under thirty dollars.)

Use Technology: There are many products on the market to assist in conserving water, but one of the most interesting is an ET controller that prevents irrigation systems from automatically watering when plants don’t need it. Some of these are connected to satellites and others are operated through a utility, so check with your local water utility to see if one is available in your area.

Install Aerators & Low-Flow Showerheads: These lovely little fixture-enhancers can dramatically lower your water usage and bill. With cities around the country instituting new rules on commercial building water usage, it is only a matter of time before these are legally required in multifamily. Why not phase yours in over a few months and let your water savings reimburse your installation expense?

Other Articles of Interest:

WaterSense is CommonSense

Water Etiquette in the Kitchen

Creating a Drought Tolerant Landscape Plan

By Elizabeth Madrigal | Tagged , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , | Comments (2)

NAA 2010 Green: Lower the Flow

July 21, 2010 – 6:00 am

According to a report released on July 20, 2010 by the NRDC:

‘More than 1,100 U.S. counties — a full one-third of all counties in the lower 48 states — now face higher risks of water shortages by mid-century as the result of global warming, and more than 400 of these counties will be at extremely high risk for water shortages.’

For most of us this prediction presents some major concerns.  Good access to clean, fresh drinking water is critical to apartment living and the price of water and sewage directly affects both profitability and asset value.

At the National Apartment Association’s Annual Education Summit, John Klein of JDM Associates offered sage advice to multifamily managers focused on the best sustainable operations and maintenance practices that will increase operating income through reduced water consumption.  As the NRDC report suggests and Klein posited, rates for potable water and the concomitant sewage charges are already climbing. Sewer charges in some areas are exceeding water fees by a factor of four.

Technically we do not pay for water. Water fees are billed for the pumping, transportation, heating and other services associated with its delivery to our properties.  However, according to the DOE, almost 4% of all electricity used in the U.S. is associated with our fresh water consumption.  Therefore, reducing water consumption is closely correlated to reducing energy consumption.

So what can green property managers do?  Klein offered the following approaches:

  • Organizational commitment & communication
  • Benchmark using Portfolio Manager
  • Assess & Prioritize opportunities
  • Set goals
  • Institute no and low-cost measures first, including timely responses to leaks and reducing over-watering of landscapes
  • Investigate & initiate cost-effective equipment retrofits & upgrades, including dishwashers, washing machines, HVAC and sub-meters for residents and for landscaping
  • Leverage partnerships where possible

Even a modest 10% reduction on a 30-unit complex can total a $1,500 savings annually.  At 30%, total annual savings would be $4,500.  If you manage more units, do the math.  These savings can be significant, particularly when potential rate hikes are taken into consideration.

The City of Santa Monica, California – where I own property - is planning to double water and sewer charges over the course of the next five years.  Each time I refurbish a unit I methodically install low-flow showerheads, dual flush toilets and aerators in all the sink faucets.  Even now the water and energy savings are valuable enough to warrant these small annual investments. As my residents understand green management is for their health and economically sound for both landlord and renter, they value the effort.

EPA's WaterSense labeled products can save you money.

For help guiding purchasing decisions for new water-efficient appliances and products, the EPA’s website has great information and detail in its  WaterSense program.  However, bear in mind, that WaterSense flow rates are a minimum standard.  For example, the recommended flow rate for bath or lav faucets is 1.5gpm (gallons per minute), but, according to Klein, 0.5gpm is sufficient for bathroom faucets.

Klein noted that 1.6gpf (gallons per flush) commodes are no longer considered high efficiency. 1.28gpf, dual flush and retrofit kits are required to receive significant savings.  In the shower, WaterSense recommends flows no greater than 2.0gpm.  To meet this demand, Green Landlady recommends the Niagra Earth Massage 1.75gpm showerhead. (No, we are not an affiliate.)

Klein finished his presentation by focusing on landscaping and reminding owners that most landscape damage is cause by over watering!  Following are Klein’s tips for conserving water in the landscape:

  • Reduce watering times & adjust watering schedules
  • Be sure sprinklers are in good working order & are watering your foliage not your hardscape
  • Replace lawns with drought tolerant native vegetation
  • Take advantage of rebates that may be available for rain sensors or smart irrigation systems
  • Use drip irrigation
  • Educate maintenance staff and outside contractors

These are all practical steps to reduce your properties’ demands on the environment and ensure the long-term value of your assets.

Other Articles of Interest:

By Kimberly Madrigal | Tagged , , , , , , , , , , , , , , , , , , | Comments (0)

Water Etiquette in the Kitchen

July 13, 2010 – 7:46 am

A green renter education program can save water, energy and money.

My daughter is of college age, attends a well regarded university and has made some wonderful friends, all of whom I would like to report have been nice, intelligent and helpful when visiting our home.  Unfortunately, not one of them has any idea how to navigate a kitchen designed to be low-flow.

These young women would be classified as our ‘best and brightest’: smart, highly educated young people and the presumably green renters of tomorrow.  Sadly, I feel like they belong to a sort of  ’lost generation’. Raised in an era of abundant resources, they will graduate into a world beset by the oncoming water crisis. Frankly, they are not prepared.

A basic principle of being a green renter or green property manager is understanding the value of conserving water and the energy that goes into transporting, pumping and heating it.*  All sustainable operations and management should include a tenant or resident education program focusing on the behaviors necessary to reduce water consumption. In addition to conserving water, the lowered expenses will also increase any property’s net operating income.

Here is some basic kitchen area water etiquette to share with residents:

  • Forget you have a garbage disposal. Garbage disposals require water and if you do need to use one, please use water from your re-use bin (see below).
  • Compost kitchen scraps or put them into the trash — never down the drain. Obviously, this will reduce the use of the garbage disposal, save water and avoid adding good organic material to the sewer system
  • Use a strainer in the sink to pick up bits of food that didn’t make it into the compost or trash. (See above)
  • Keep a tub, bin, or big old pot in the sink for water that can be re-used. This water can be used to water plants or to run your garbage disposal.  Here is a sample of the sources of liquid in our bin: yesterday’s coffee, water used to cook pasta or rinse vegetables, water captured from hand washing.
  • The default angle for the kitchen spout should be over the re-use bin. This way, even before you’ve turned on the water, you are asking yourself, ‘Can I re-use this?’
  • Don’t run the water while doing dishes. Put the stopper into the sink over the strainer or use a basin.
  • If you have a newer EnergyStar dishwasher, be sure to run only full loads. EnergyStar models vary in water consumption and energy efficiency.  If you are in the market for appliances for your units, always get the most efficient models you can afford.  Rebates may be available here.
  • If you have an old dishwasher, using the basin will probably save more water than using the dishwasher.

Action steps for property owners and managers:

  • Install low-flow aerators in the kitchen faucet.
  • Set the thermostat on the water heater to 120°.
  • Ensure there is a strainer and a drain stop provided in each unit.
  • Insulate hot water heaters and any readily available hot water pipes.

By taking these simple action steps and combining them with a comprehensive green renter education program, green property managers can reduce operating expenses associated with water, sewer, natural gas (or other fuel) charges.

*For example, in California, 20% of the state’s electricity consumption is used to transport and pump water and wastewater plus 40% of California’s electricity comes from burning coal.  According to the EPA, about 3% of the United States’ total energy consumption goes to dealing with water and wastewater.

Other Articles of Interest:


By Kimberly Madrigal | Tagged , , , , , , , , , , , , , , | Comments (0)