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.
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