Compliments of Appfolio.com Posted: 13 Jun 2013 04:14 PM PDT

According to the latest U.S. Census Bureau report, the national vacancy rate for rental properties in the first quarter of 2013 stood at 8.6%. That means nearly one of every nine units stands empty. For property owners, that translates to a significant cash drain.

An all-important job for any owner or property manager is to fill all rental units. To that end, here are some websites in which you should market your units in the event of a vacancy.

Top Rental Sites

Craigslist.com
This high-traffic site is one of the first places people go to for any number of needs including looking for a place to live. The site features location-based search that significantly increases the odds that you will be reaching your target prospective tenants.

Zillow.com
This has become a leading go-to site for all real estate needs. They claim to have a million more listings than MLS (Multiple Listing Service). After setting up your account, you can quickly create your listing and upload pictures. As an added feature, your listing here can be sent straight to Craigslist for free. The benefit of starting here is that they will prepare a custom code that uploads to Craigslist and makes your listing look professional. (Mobile app available, as well.)

Trulia.com
This is another online listing site that also has a tool that allows posting directly to Craigslist. They also provide visitors with the ability to get inside information on properties and communities that attracts additional prospective renters. (Mobile app available, as well.)

Postlets.com
This site offers a search-optimized website for your property listing with a unique URL. Postlets makes it fast and easy to create a professional-looking classified ad, and then to syndicate the listing on Craigslist, Zillow, Local.com, as well as your Facebook page, Twitter feed and LinkedIn account.

Rent.com
This online site drives additional traffic by offering $100 gifts card to anyone who rents through the site. (Mobile app available, as well.)

ApartmentGuide.com
This site features location-based, comprehensive apartment search functionality. (Mobile app available, as well.)

Realtor.com
Affiliated with the National Association of REALTORS, this site claims to have the most up-to-date and accurate listings online. (Mobile app available, as well.)

Local Newspaper Websites
Just as many people still view print ads when looking for a rental property, many also look to local newspaper websites for the latest listings. A good number of individuals use these sites as their browser’s default “Home Page,” meaning this is the website that automatically appears when they open their browser each time.

Social Media Websites
Don’t forget social media, including Facebook, Twitter, YouTube, Google+ and Pinterest. It’s the new digital word of mouth.

You can post your listings directly on the above list of sites. Or, if you are using property management software, you likely have the ability to post your vacancies to hundreds of sites on the Internet including most of those listed above with just a couple of clicks of your mouse. Most programs provide professionally designed listings automatically. Prospective tenants can be directed right to your website if they are interested in one of your units.

In addition, for a fee, you can add rental listings to an MLS. There is no agent involved, but you can list here starting at around $100.

Renting empty units is a top priority for you, and there are more ways than ever to get the word out to prospective tenants online. Use as many top rental sites as you can to keep your vacancy rate down.

Appfolio  |  Company Website  |  LinkedIn Connect  |

AppFolio, Inc. develops Property Management Software that helps businesses improve their workflow so they save time and make more money.  Appfolio submits articles & blogs including topics of Resident Retention, Improved Owner Communication, Time Management, and more.

Hundreds of apartment managers and prospective managers trailed into the Ontario Convention Center on May 7th to attend the Income Property Management Expo. The ballroom was full of booths that offered different services and information to the attendees to help them be the best manager they can be.  Every company from banking to damage repair were present, armed and ready with the help that owners are seeking for their buildings.  Several seminars were also taught by different groups to explain their company in a more in-depth way in order to achieve maximum potential in offering their beneficial services.

Many booths were promoting the use of solar panels to reduce electricity costs.  One company in particular, Herca Solar, recommends installation of panels into common areas such as a lobby or mailroom.  As electricity prices continue to rise, taking advantage of solar energy is more and more advantageous.  Herca Solar’s paneling has a 25 year warranty and due to new laws, since solar energy is an earth-friendly alternative to other lighting options, the government offers federal tax credit immediately after installation.  These treasury payments will eventually even out with the panel payments as owners continue to see their electricity bills dramatically decrease.

Any inexpensive way to make an apartment building look more expensive is by installing QuikCase patented, nail free, click-together molding kits that fit into windows.   This casing is only $60-$90 per unit (which is half the cost of those found at hardware stores) and will give the apartment building new, resort-looking window casings.  Available in four cut styles and three colors, this is a simple investment to make the building look nicer and even create the ability to slightly raise rent due to the classier look. Another small change to an apartment building can be made by hiring Vista Paint to re-do the interior or exterior painting of a building.  They will be the designers, painters, and maintenance crew that do routine checks to make sure the paint is still in excellent condition and make repairs if need.

A bigger change available for apartments is the installation of a new gym facility with the help of Matrix Fitness Centers or the addition of state of the art washing machines and dryers from PWS Laundry Company.  By including an exercise room, more rent can be charged to tenants for use of the facility.  Matrix Fitness Centers will design the space as well as provide and service the equipment in order to make the gym a great success.  Using coins for the laundry is becoming more tedious so PWS Laundry Company partners with Speed Queen equipment that functions on a SmartCard systems and they will help apartment buildings transition to the technological advance.  They offer four different options of machine according to size and cycle time.

Also present at the convention was the Southern California Apartment Owners Association that is an advocate for apartment owners’ rights at the local, state, and national levels.  With over 55,000 members nationwide, this group does many things to fight for apartment owner’s rights and even offer classes and seminars on a variety of topics for people to learn how to be the best apartment managers they can be.  The NAA is truly looking out for the well-being of their members and will go to great lengths to help and protect them.One of the most important parts of owning an apartment building is pre-screening applicants and the Contemporary Information Corporation can help with that.  They do a vast amount of learning a person’s credit score, previous evictions, fraud search, criminal record, alias scan, and even the sex offender database.  There is no monthly or annual fee; there is only one charge per potential tenant being researched.

The Duringer Law Group presented a seminar at the exposition on good management techniques, especially for times when a tenant is being combative, while also informing owners of their rights to evict residents.  Their brochure from the booth has a very detailed but easy to understand description of how to properly evict someone and it says that they are always willing to answer any questions owners may have, free of charge.  If there is a need to hire the law firm to prosecute a resident, they have a minimal fee of between $95 and $150.

With other 100 companies with booths present at the Income Property Management Expo, it was a great success.  There were so many different areas of help for apartment owners to take advantage of during the day that they can use the information now or in the future.  With all of the knowledge gathered, managers now have even more tools to be the best they can be for their tenants.  See everyone again next year!

By: Nick Frantz

I have a friend who’s nuts about apps. He’s always downloading the latest and greatest. Whenever we meet, he tells me about a new one he’s found. The last time we talked, he said, “So many apps, so little time.” Now that was a comment that stuck.

Apps… all these wonderfully creative little tools. Some are useful. Some are just fun. But for me, the best ones are the apps that save us time.

There are dozens of apps available to help property managers. But resident-specific apps would be a big help, too. So how do you cut through the clutter to find them?

Here are three primary functions that provide ample app opportunities for you and your residents:

Think “functions” first… then look for the apps.

1. Maintenance Requests. In a 2011 SatisFacts Research survey, residents reported that the quality of maintenance services is the number one factor influencing retention. Number one! You want— you need—to make maintenance requests, scheduling and follow-up easy for you and easy for your residents.

Your property management software may offer an app for residents to use to submit maintenance requests. Maintenance issues don’t always wait until you’re in your office. Use your message notification service to confirm appointments and satisfaction. Check for apps that allow you to communicate with residents and staff anytime, from anywhere. And apps that make it easy for message recipients to add appointments to their calendars.

2. Payment Processing. Online payment processing is good for your cash flow. Some property management software offer payment processing apps for residents. Use your message notification service to send automatic reminders that help keep payments coming in on time.

3. Communications. In the same 2011 SatisFacts Research survey, residents ranked the ability to easily communicate with the community staff fourth in nearly 50 items analyzed. A good message notification service helps property managers meet the challenge of timely communications with staff and residents. But managing the daily flow of incoming communications is challenging for recipients, too. Again, look for apps from your message notification service that are created specifically help recipients manage their messages and their calendars.

Time is a valuable commodity. With only so much of it in a day, it’s a struggle to keep up—to get everything done. Hassle-free time savers are always welcome. Make life easier for you and your residents with apps that shave minutes off your days and turn multiple steps into just a few taps.

For more information regarding resident communication solutions please visit www.onecallnow.com, or call (877) 698-3262 to find out how our text, email and voice messages can work for your community.

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Nick Frantz is the National Sales Manager for Property Management Solutions at One Call Now, where he has worked since March 2011. He specializes in Property Management solutions – commercial and residential – assisting in communications between property managers and staff/residents. Nick holds a Bachelor of Science degree from Miami University.

Elizabeth Whited, May 13, 2013 | ewhited@therrd.com, 1-855-733-2289

When choosing screening services have you ever wondered what the OFAC search was, and if it was really necessary to use for your company? Recent events like the tragedy in Boston have placed a lot of emphasis on America’s terrorist watch list, and what it really means.

The Office of Foreign Asset Control, or OFAC is part of the U.S. Department of Treasury’s Office of Terrorism and Financial Intelligence. It administers and enforces economic and trade sanctions based on national security goals against targeted foreign countries and regimes, terrorists, parties engaged with weapons of mass destruction, and other threats to the national security, foreign policy or the economy of the United States (US Department of Treasury).

So how does this search affect you and your business? In short: the list they administer and enforce tells you who and who you cannot do business with legally. The list they create of the restricted parties is known as the “Specially Designated Nationals List” (SDN), and is available on their website. A recent LinkedIn poll showed that 78% of Real Estate professionals use the OFAC search and believe it to be an important tool, while 5% used it, but didn’t really know what it was, or what they were getting, and 16% did not use it in their tenant or pre-employment screening at all, or knew what it was.

While the SDN list is extensive, it is important to note that you always need to perform due diligence with it (just as with any other report you get back with tenant or employment screening), as it can return with similar names to your applicants. If you do suspect a match has been found there are hotlines to call to verify that information, depending on what list you received the information from.

Most OFAC searches will return with information regarding the applicant at the top: name, address, filing state, social security number, birth date, birth country, and a best name, followed by the databases searched. It is important that every applicant to any property, be it small, large, class A-C assets, should be screened, and in light of recent events should be searched through the OFAC Terrorist Watch/Patriot Act Database.

Not only is it important to screen every tenant or employee applicant, it is also important to know and completely understand what you are receiving in your reports. It is also good practice to perform due-diligence before making any final conclusions.

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About the Author: Elizabeth Whited is the Operations Coordinator at the Rent Rite Directory. She has written educational articles for multifamily magazines and Real Estate websites to help Property Managers and Owners improve their properties, in an effort to reduce crime in their communities. The Rent Rite Directory educates Property Managers and Owners at Crime Watch Meetings, and Crime Free Association Conferences, and works closely with law enforcement nationwide. For more information, visit www.therrd.com. 

Spring has sprung and so have leaks, cracks, weeds, you name it

By: Nick Frantz

Spring has sprung… it’s maintenance season! After the winter thaw come the winds, the rain, the leaky pipes and roofs, the cracked paint, the weed surge, the potholes, need I say more? It’s a time when property maintenance becomes a frantic rush to stay ahead of the routine schedule, so you can also tackle the unplanned issues.

This is also a time that puts your retention rates at risk.

Here’s why: the quality of maintenance services tops residents’ lists of all factors that influence retention (SatisFacts Research 2011 survey). Yes, you’ve got to get the job done, but keeping your residents satisfied with your maintenance efforts doesn’t take perfection. It takes communication and coordination.

When it comes to maintenance issues, nobody likes to be surprised!

People become dissatisfied when their expectations are not met. Now this is good news for property managers. With timely communications and follow up, you have more control. You set the expectations.

Put a maintenance communication plan in place and get your staff onboard. Develop a communication plan with specific steps and stick to it. For example, when residents request service:

1. Acknowledge requests as soon as you receive them.
2. Let the residents know the next steps: who will perform the service, when it will be scheduled, what will happen.
3. Confirm all appointments with residents.
4. Follow up with residents after every service call.
5. Continue to follow up until the maintenance is complete.

For general property maintenance:

1. Let residents know what will be happening, who will perform the service, when it will take place and if alternative actions are needed (e.g. “…park in the north lot until repaving is finished on Tuesday”).
2. Notify residents when the maintenance is complete.

Electronic communications—your website, email, texts and phones—will make this heightened level of communication easier. Check out a message notification service. It can save you and your staff loads of time and be convenient for your residents, too.

Let your residents know that you are addressing their maintenance issues and that it’s important that they are satisfied. It will pay off in the high-quality condition of your property… and it will pay off at renewal time, too.

For more information regarding resident communication solutions please visit www.onecallnow.com, or call (877) 698-3262 to find out how our text, email and voice messages can work for your community.

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Nick Frantz is the National Sales Manager for Property Management Solutions at One Call Now, where he has worked since March 2011. He specializes in Property Management solutions – commercial and residential – assisting in communications between property managers and staff/residents. Nick holds a Bachelor of Science degree from Miami University.

by Holly Aker – Photos provided by the NYC Mayor’s Office via CBS New York

As America’s population continues to grow, property developers are having a difficult time finding space to accommodate eager renters. Now, with the emergence of micro-apartments, property developers may have found a solution.

Micro-apartments are becoming more and more common in population-dense cities like Chicago, Boston, San Francisco and New York City. Typically located in popular neighborhoods, micro-apartments meet the needs of middle-class, single, young renters who want to be close to urban centers but would not otherwise be able to afford the price tag that comes with these areas of town.

Smaller Is Better

Besides meeting the needs of renters, micro-apartments can benefit property owners and developers by increasing the number of rentals in their portfolio and their total revenue. Property owners can achieve this by converting their current apartments into micro-apartments – or developers can consider developing properties to be used for micro-units.

Take New York City for example: the increasing popularity of micro-apartments spurred Mayor Bloomberg to change the minimum living space requirement to 250 square feet. Seeing as the average one-bedroom apartment in New York City is 750 square feet, a property owner could take that one-bedroom apartment and create three individual units.

While these micro-apartments will come with a lower monthly rent, property owners will make up for it as they’ll have more units to market. In San Francisco, some micro-apartments are listed for $1,600 a month. This price tag may seem high given the reduced amount of space, but when compared to the average rent in the city – $2,741 a month – micro-apartments are actually quite a deal.

By looking at both of these examples, a property owner can end up with three units bringing in a total of $4,800 per month, which is $2,000 more than what one unit could bring in.

What’s more, micro-apartments don’t necessarily have to be confined to just renovated apartments. In Chicago, property developers are creating micro-apartment communities out of foreclosed flophouses.

Some developers are even using micro-apartments as a way to preserve historic buildings. In Providence, Rhode Island, architects took an old mall that was considered one of the most endangered buildings by the Providence Preservation Society and transformed it into a 48-micro-apartment development.

Factors to Consider

Before jumping into a full-blown construction project, there are a few factors property owners need to consider.

First off, the cost of converting any kind of building into micro-apartments can add up very quickly. As these units will be very compact, they will need to be designed well to accommodate all the needs of renters without making them feel as if they live in shoebox. And since the units will be under construction, property owners will not be collecting rental income.

Additionally, property ownerrs need to be sure they have the ability to take care of all their new micro-apartments. Two or three times as many units means more maintenance needs and more renters who will require more attention and administrative duties.

Location can also be a deal breaker. In order to be successful with micro-apartments, it’s vital that prospective building be in a city experiencing mass growth and in a part of town that is highly coveted by single, young people looking to live in the center of the action.

With the right location, financial plan and target demographic, micro-apartments can be a great option for property owners looking to expand and improve their portfolios.

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This is a guest submission by Holly Aker, of Austin-based Software Advice.  Software Advice provides free reviews, comparisons, and demos of property management software. The company also maintains a blog about current industry news and developments.

By: Buffalo Maintenance, Inc.

Do you find yourself spending less and less time at your building? 

These days, that seems to be the case with many building owners and, too often, routine maintenance issues evolve into costly repairs that could have been avoided.

Here are some of the things Buffalo Maintenance, Inc.  pay special attention to:

First and foremost, we look for potential hazards.  Broken sidewalks, poorly lit stairs, missing handrails  – anything that can potentially cause an injury for one of your tenants or a guest.  And, of course, we make sure that fire extinguishers are functional and fire escape areas are clear of clutter.

It is important to check building exteriors for cracks in the foundation, open crawl spaces and any places in brick work or stucco where water might get into the walls during heavy rain.  This includes making sure that caulking around vents and piping is sufficient.  We do a similar inspection of the roof, looking for spots were leaks might occur.

We also make sure that all of your property’s windows close smoothly and securely and identify any broken panes.  Windows that leak or collect condensation on the sills can create major problems down the road.

Fire Hazards 

Dryer vents should be inspected to make sure they are clear of lint and debris.  Biannual furnace filter inspections at the end of fall and spring will keep your HVAC systems operating at peak performance, while ensuring dangerous conditions are not present. Chimneys are inspected for cracks and proper ventilation.

Both gas and electric water heaters pose fire and water hazards.  Electrical connections are checked as are gas lines along with water pipe connections and venting.

Plumbing

The most costly and damaging of all deferred maintenance is water related.

Plumbing throughout the building must be inspected to make sure that seals are secure, faucets are not leaking and pipes are in good condition.  Residents should be encouraged to to report leaks and drips.  A small leak under a cabinet can create serious damage if left unattended.

We also recommend the inspection of fuse boxes and all electrical equipment:  Washing machines, garage door openers and other mechanical devices such as garbage disposal units and re-circulation pumps etc.  Check for loose wires, water leaks and un-safe conditions.

The Pitch

This is just a partial list of routine inspections items.  If this all seems like a lot to undertake, Buffalo Maintenance, Inc, can lend a meaningful helping hand by checking up on your property when the time does not permit you to do so.

We are pleased to offer expert property evaluations, reporting and maintenance services.  Our qualified staff knows what to look for and can make recommendations for the most efficient and cost effective solutions. And right now we are offering building owners & managers free no obligation property evaluations to better acquaint you with our organization.

Legislation to bar millions of Californians from smoking inside their own homes was rejected today by an Assembly committee.

Assembly Bill 746 would have made California the first state to venture into personal bedrooms and living rooms with smoking restrictions. It targeted condominiums, duplexes and apartments.

Assemblyman Marc Levine, D-San Rafael, proposed the measure to ensure that people who live in structures that share walls, ceilings, floors or ventilation systems with neighboring units are not subject to second-hand smoke.

The bill was rejected 5-2 by the Assembly Housing and Community Development Committee today despite several amendments, including one that would have delayed fines from being issued until January 2015.

Voting no were Democrats Norma Torres, Toni Atkins and Cheryl R. Brown and RepublicansBeth Gaines and Brian Maienschein, according to Levine’s office, and Democrats Ed Chau andKevin Mullin voted yes.

By Sophia Hartkopf and Melissa Buckley, HMG, a TRC Company

Rising energy prices not only affect us behind the wheel, they also take a toll on our utility bills at home.  Property owners and tenants alike are experiencing increasing utility bills and looking for ways to save money, without compromising comfort.  Upgrading your property is one way to decrease energy consumption, lower utility bills, and increase tenant comfort and satisfaction.

The Energy Upgrade California™ – San Diego Multifamily Program assists property owners and managers alike in making energy efficiency upgrades to their properties, through cash incentives and technical assistance.  The program is made possible by your local utility, the San Diego Gas & Electric® Company (SDG&E).  The program is implemented by HMG, a TRC Company, which specializes in providing energy efficiency programs to the multifamily sector.

Eligibility

Multifamily properties containing four or more units are eligible for participation in Energy Upgrade California™ – San Diego Multifamily. Currently, the program offers two paths to savings: 1) Multifamily Energy Efficiency Rebates (MFEER), and 2) Whole Building incentives.  The MFEER path provides rebates for individual change-outs.  Under MFEER, participants may be eligible for up to $500 per unit in incentives. The Whole Building path provides incentives for comprehensive retrofits, allows for flexible, project-specific solutions to achieve the greatest energy and costs savings, and offers rebates ranging from $550 to $1,500 per unit.

Property Evaluation and Participation

Prior to installing new equipment, interested parties must contact HMG to complete a property evaluation form. Together with the property owner, HMG will determine whether your property is a good fit for the MFEER or Whole Building paths, or both.

To obtain Whole Building incentives, you must hire a program trained Home Energy Rating System (HERS) Rater to perform an assessment of existing building conditions and determine energy upgrades. HERS Raters assist property owners in determining which energy upgrades will likely provide the greatest energy savings.  Eligible energy measures include, but are not limited to: replacing windows; upgrading heating cooling and ventilations systems; upgrading domestic hot water heaters; and adding wall and roof insulation.  Building owners may hire any licensed contractor(s) to install the upgrade measures.  As a final step, and to offer quality assurance to participants, this same HERS Rater will verify that energy measures have been installed to the appropriate specifications. Once verification is completed, you will receive incentives and begin to enjoy the resulting energy savings.

Successful Project

Photo courtesy of Scott Riffenburgh

Orange Gardens in Poway, CA, owned by Affirmed Housing Group, is currently going through the Energy Upgrade California ™ – San Diego Multifamily Program.  It is a six-building property with a total of fifty-two units, built in 1978.  Each building is being retrofitted with more efficient heating, cooling, and domestic hot water systems, better performing dual paned windows, and a solar thermal system to offset the demand of the domestic hot water system.  By installing these upgrades, the property is expected to meet an estimated 31 percent energy improvement.  The estimated incentive to Orange Gardens from the Energy Upgrade California ™ – San Diego Multifamily Program is $62,400.     

Cost and Financing

Energy Upgrade California™ – San Diego Multifamily is designed to offset a portion of the up-front costs of energy upgrades.  Some property owners may be eligible for additional financial assistance through  Safe-Bidco, SDG&E^® On Bill Financing, or the National Housing Trust Community Development Fund.

Safe-Bidco is available to California small businesses, some landlords (five units minimum), and non-profit organizations.  The borrower must be the project’s owner, operator and beneficiary.  Each project submitted must have an analysis of its energy impact.  The loans can be used for any project that: conserves energy equal to 15% of normal usage; manages load; retrofits; adds energy-efficient measures in existing facilities; or to acquire certain equipment for a new facility.  For more information, visit safe-bidco.com.

Interest-free financing is also available through  the SDG&E^® On-Bill Financing program. This option helps commercial customers and multi-family property owners pay for energy-efficient upgrades through monthly installments on their SDG&E^® bills. Eligible customers may borrow up to $100,000 per meter for the installation of qualifying equipment with a maximum five year payback (certain equipment is subject to a shorter payback period). Loans terms are calculated on the simple payback so the monthly installment is offset by energy saved. For more information, contact the SDG&E^® Energy Savings Center at 1-800-644-6133 or online at sdge.com/obf.

The National Housing Trust Community Development Fund (NHTCDF) is a non-profit Community Development Financial Institution dedicated to the preservation of affordable housing. As part of its lending activities, NHTCDF makes loans to support energy retrofits of multi-family affordable housing in order to decrease costs for owners and residents and help ensure properties remain affordable for the families who need them.  NHTCDF funds can be used for the hard and soft costs related to energy retrofits. NHTCDF expects to be repaid through a combination of rebates and cash flow from the property. Interest rates and loan terms are considered on a case by case basis, depending on the scope of work, expected energy savings, available collateral and other types of security. For more information, contact Josh Earn, NHTCDF Program Manager at jearn@nhtinc.org or (202) 333-8931 ext. 134.

Get Started

Take advantage of the Energy Upgrade California™ – San Diego Multifamily program to start reducing your utility bills today!  Incentives are distributed on a first come, first served basis.  For more information please contact HMG at 1-866-352-7457, sdmultifamily@h-m-g.com or visit our web site at  www.h-m-g.com/multifamily/sandiego/.

Visit Us

To learn more about this program and other ways you can save energy at your property, visit us at the Going Green workshop at the Income Property Management Expo on May 7^th at 11:00 am in Ontario, California.

Click here to Pre-Register for the Income Property Management Expo Online!

By: Nick Frantz

It seems that everyone is taking steps to go a little green. So what’s it mean for property managers? Is it worth your time and effort to promote a green agenda?

For individuals, going green is a personal choice. For some it comes down to situational decisions, “Should I buy my regular detergent or this green one?” For those more committed to the cause it’s a lifestyle choice. And still for others, the choices are financially driven, “I’ll buy my regular cleaning products because they cost less and this hybrid car because it uses less gas.” Participation spans all ages. But the 20–35 year age group is the most committed… and it strongly influences their decision making.

To Play or Not to Play?

It all shakes out to this: yes, the green movement is a trend. It’s a cause. But it’s not a fad. Businesses have seized the opportunity by producing fit-the-need products. Federal, state and local governments are responding with increasing regulatory requirements and restrictions. Green is a factor that affects purchase decisions… so it stands to reason that it plays a role in rental and retention decisions, too.

Here are five practical ideas to put a little green to work on your property.

1. Decide on your light bulbs. In 2014 you will be forced to make a light bulb decision. That’s when the federal government’s ban on incandescent bulbs goes into effect. For standard fixtures, your new choices are CFL (compact fluorescent) bulbs or LED (light-emitting diode) bulbs. Both deliver huge energy savings over their old fashioned predecessor. LEDs are superior in energy usage and quality of light, but are much more expensive to purchase.

2. Expand on recycling opportunities. In most municipalities, recyclable trash is picked up separately from regular trash. Although often voluntary, in some areas it’s mandatory. You may already have separate bins for recyclable trash. Are there enough of them? Are they convenient?

I know a managed community whose residents have curb-side pickup, but they take their paper products and aluminum cans to centrally-located bins for pick up. The vendor pays for the recyclable paper and cans and the funds go into the HOA. . It’s a voluntary program and nearly everyone participates.

3. Ask your utility companies to help. Contact all your utility companies and ask for onsite assessments. Some may charge for the service. However fees are usually reasonable and may qualify you for discounts on upgrades or repairs. They also should have energy-saving tips they can pass on to you, or available on their websites. Pull the ones that apply to your property and publish your own tip list.

4. Increase communications, but conserve your paper. It’s time—past time—to make a serious reduction in your paper communications. A message notification service can do the job better and save you loads of time and money, too. Look for one that sends voice and text messages to cell phones and also to email.

5. Foster a green perception. Lots of brands tout green qualities. But the ones that carry strong green reputations do a better job at fostering the perception. Make that work for you. Whenever appropriate, communicate your green efforts.

•  “When you’re in the common areas, please use the recycle trash cans for your empty soda cans.”
• “Now that it’s getting warmer, please adjust your thermostat when you leave, so your air conditioner isn’t running up your electric bill while you’re gone.”
• “Thank you for your positive responses to our messaging system. Last month alone it reduced our paper usage by more than 800 sheets. That’s nearly two reams!”

None of these ideas are large-scale initiatives. They’re small changes that collectively make a big difference. They also foster the perception that you’re proactively doing your part. Plus, you just might find that your efforts add some green to your bottom line.

For more information regarding resident communication solutions please visit www.onecallnow.com, or call (877) 698-3262 to find out how our text, email and voice messages can work for your community.

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Nick Frantz is the National Sales Manager for Property Management Solutions at One Call Now, where he has worked since March 2011. He specializes in Property Management solutions – commercial and residential – assisting in communications between property managers and staff/residents. Nick holds a Bachelor of Science degree from Miami University.