Monitoring systems allow owners to manage utility usage in real-time.
When it comes to utility conservation, you can only manage what you measure. And for JMG Realty Inc., that’s just about everything.
The Atlanta-based apartment management company recently installed a device on many of its communities that monitors the main water meter 24 hours a day, seven days a week.
Using a web-based (cloud) platform, the hourly monitoring system provides electronic, real-time SMS text alerts to JMG’s community managers when water leaks or unusual flow activity are detected. This information—which can be accessed by any Internet-connected device—leads to quicker repairs that save thousands of gallons of water. “We are now able to see how much water we’re using in the middle of the night, for example, when water usage should be negligible,” says Danny Gipson, Service Coordinator for JMG. “We found if you’re using a lot of water at 3 a.m., something is wrong. Now we can set out to find the problem.”
Absent continuous monitoring, leaks and other sources of water loss can go undiscovered until the monthly water bill reveals excessive use (and cost) or significant property damage has occurred.
This monitoring device is an example of advancements in measurement technology that have made it possible for property managers and residents alike to receive daily snapshots of their utility consumption—a win-win for all involved.
Ways to Reduce Water Use
Based on recent studies, a benchmark of 4,500 gallons of water per month, per unit (including irrigation) has been determined as acceptable use. Simply divide the total gallons (if billed in Cubic Feet (CCF), multiply that by 7.48 to convert to gallons) used from several of the months’ water bills by the number of occupied units. This should provide a reasonable idea of how your community rates in terms of water consumption.
One of the best ways to determine if water is being wasted through leaks is to track meter readings during low usage hours—between 2 a.m. and 4 a.m. On a typical 200-unit community, water flow should be less than 400 gallons per hour (2 gallons per occupied unit), which allows for approximately one toilet flush per hour. Usage higher than this rate can indicate the existence of undetected underground leaks and leaking toilets. In some cases, even theft has been identified.
Following are three more ways to reduce water usage:
- Train and inspect. Take the time to train all onsite employees to recognize the signs of underground leaks, including consistently damp lawns and concrete, and alligatored (cracked) pavement. Conduct detailed property walks monthly, including the “back forty” (the most outlying areas of the property) of the site where lush vegetation and drainage areas are present, as these often conceal leak indications. Stop and listen to sewers during low usage hours and dry spells. It is amazing how undetected leaks have not shown the typical signs as they found their way into storm sewers through gaps.
- Test the irrigation system regularly. Do so to ensure all components—including rain sensors, valves, timers and heads—are in operating condition. If irrigation has a separate water meter, check the leak indicator when the system is not running. Consult the landscaping company concerning how to reduce usage.
- Check the toilets. Most leaking toilets are not detectable by sound until they are wasting more than 25 gallons per day. Therefore, do not count on residents to report the problem. Leak-detecting tablets are the best method to identify leaking flappers and testing should be part of a preventative maintenance program performed each quarter. Consult with supply representatives to determine the correct flapper for your specific water conditions, as things such as high chlorine content and hardness can reduce the effective life. Suppliers offer a wide variety of flappers for this very reason.
Source: Eric Overhage is the President-Managing Member of Multifamily Services Group LLC.
Communities such as those managed by Columbus, Ohio-based Kohr Royer Griffith Inc. are now equipped with radio frequency submetering systems and software applications that can transmit such snapshots—both individual and community-wide—on computers or smartphones.
Residents are then able to compare current month-to-date consumption with their prior month’s usage and make adjustments accordingly before the end of the billing cycle. The interval submetering software also enables property managers to produce charts that rank apartment units from highest to lowest in water usage—a useful heads-up for residents who are using more than they realize.
“We’ll use these reports to look for large usage spikes in occupied units, which enables us to be proactive and address the problem before the end of the billing cycle,” says Steve Hess, President of Kohr Royer Griffith Inc. “If a resident alerts us to a potential issue, we check the status of their unit on the reports. We’ll also look for vacant units that show water usage, which usually means a toilet is running.”
Property owners, managers and maintenance personnel can access the real-time usage reports on the utility management company’s website. Such service providers offer utility usage profiles on a unit-by-unit basis.
Lauren Boston is NAA’s Staff Writer. She can be reached at
lauren@naahq.org or 703/797-0678.
Consider Using Third-Party Utility Management Alternatives
In a study conducted by Edison Electric Institute, the average cost of processing and paying bills in-house is between $10.50 to $13.50 per bill in the multifamily
housing industry—nearly double the amount many third-party utility management companies charge.
If outsourcing utility billing makes sense, management should request a list of references and ask the following questions before choosing a provider:
- What type of billing platform is being used?
- What is the scalability of both the third-party billing solution’s technology and team, should the company grow?
- What is the general level of support that can be expected for the management team, as well as the residents?
FYI
Thank you to WaterSignal LLC, Minol USA, Yardi, Guardian Water & Power, NWP Services Corporation and Multifamily Services Group LLC for contributing to this article. For a list of National Suppliers Council members who provide utility management and submetering services, please see page 92.