It’s not likely that most multifamily buildings will undergo a deep energy retrofit anytime soon, but a lot can be done to improve the efficiency of buildings and comfort of residents. Depending upon whether your property is directly or master metered, the paybacks on these improvements will differ.

One of the things to consider is lighting. Should you go for changing your fixtures or just the bulbs?  While you are free to do as you please, generally speaking, changing over to compact fluorescent lights is sufficient to achieve savings.  Incandescent bulbs are being phased out in the United States and light emitting diodes (LEDs) are becoming more affordable and much more efficient than CFLs, so investing in CFL specific or pin-based fixtures may not provide the long term savings and efficiency property managers desire.  The advantages these types of fixtures have are that they are designed specifically to maximize fluorescent light and eliminate the likelihood that someone can replace the bulb with an incandescent.

Consider a two-step lighting program in hallways, stairwells and garages with a low wattage bulb that is active whenever light levels dictate and a brighter bulb that is activated by motion.  This motion sensor will eliminate unnecessary wattage in common areas, yet keep residents safe and happy.

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When it comes to water, be sure checking of toilet flappers is part of your routine preventative maintenance of existing units.  Annual or semi-annual preventative maintenance days are a good time to install low flow aerators on all sinks, bathroom and kitchen.  This is also the time to install low-flow showerheads.  One product that has received rave reviews from building systems consultant, Erica Brabon of Steve Winter Associates, at the Northeast Sustainable Energy Association this year is the tamper proof Niagra Earth Massage Showerhead 1.75gpm. Shop at Amazon.com!

Also, while you’re in the units, air seal all electrical and plumbing penetrations, being sure windows have been weatherized and also caulking baseboards.  This will help ensure higher resident satisfaction as it decreases complaints about smoke, smells, pests and noise from adjoining units.  It also increases resident comfort and may reduce the overall heating and cooling expenses for the unit.