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I’m inspired by this issues theme – Realizing the Future. As a trash guy, I have seen firsthand the significant advancements that have transformed our industry. From the implementation of innovative waste management technologies to the adoption of sustainable practices, the multifamily sector has embraced change and continuously strived for improvement. The progress we have made is a testament to the dedication and commitment of multifamily operators, waste service providers, and industry professionals like you.

In the early days of my career, waste management was manual and labor-intensive.  Think two strong guys hanging off the back of a trash truck slinging cans.  But now, we stand on the cusp of a new era, driven by emerging technologies that promise to propel us even further. We now have the ability to harness the power of machine learning, AI, and data analytics to revolutionize waste management practices. The potential of these technologies to capture real-time data, identify contamination, and optimize resource allocation is awe-inspiring.

What excites me the most is how these advancements will shape the future of our industry. Imagine a world where waste trucks equipped with sophisticated sensors can instantly analyze and categorize the waste they collect. This level of data granularity will provide invaluable insights into waste generation patterns, contamination levels, and recycling opportunities. With this knowledge, multifamily operators can make informed decisions to drive sustainability, reduce costs, and enhance operational efficiency.

Moreover, technology enables us to bridge the gap between waste generation and regulation. With real-time data capturing, authorities can develop tailored regulations and best practices that are relevant and impactful. The ability to measure and report waste characteristics closer to the source allows for more accurate assessments and informed policymaking. This paves the way for a more sustainable future, where waste management practices align with the unique needs of multifamily properties.

As we embark on this journey of realizing the future, it is crucial for us to remain adaptable, open-minded, and receptive to new ideas. The multifamily industry has already demonstrated its ability to embrace change and evolve. Together, we can continue to push boundaries, challenge the status quo, and explore innovative solutions that will shape the future of waste management.

I am grateful to have witnessed the incredible progress made in the multifamily industry throughout my career. The passion and dedication of professionals like you have played a significant role in driving this transformation. Let us continue to collaborate, share knowledge, and embrace the possibilities that lie ahead.

Here’s to realizing a future where waste management is efficient, sustainable, and impactful!

As cities continue to grow and urban spaces become more congested, the need for sustainable transportation options becomes increasingly apparent. In this regard, the incorporation of e-bikes as a resident amenity in multi-family apartment buildings has emerged as a promising solution. E-bikes, with their electric-assisted propulsion and environmental friendliness, offer numerous benefits to both residents and property owners, making them an attractive addition to modern apartment living.

1. Promoting Sustainable Mobility: E-bikes are an eco-friendly mode of transportation that helps reduce carbon emissions and mitigate traffic congestion. By providing e-bikes as a resident amenity, multi-family apartment buildings encourage residents to opt for sustainable transportation modes for their daily commuting needs. This shift can significantly reduce the reliance on cars and contribute to a greener and cleaner urban environment.
2. Health and Well-being Benefits: Regular physical activity is essential for maintaining a healthy lifestyle, and e-bikes offer an accessible means of incorporating exercise into daily routines. By making e-bikes readily available to residents, multi-family apartment buildings promote physical fitness and well-being. Commuting on an e-bike not only improves cardiovascular health but also reduces stress levels, boosts mood, and enhances overall mental well-being.
3. Cost Savings for Residents: Owning a car in urban areas can be expensive due to fuel costs, parking fees, and maintenance expenses. E-bikes, on the other hand, are considerably cheaper to operate and maintain. By providing e-bikes as an amenity, apartment buildings can help residents save money on transportation costs. This cost-effectiveness makes e-bikes an attractive option for individuals looking to reduce their daily commuting expenses.
4. Enhancing Accessibility and Connectivity: Multi-family apartment buildings often house residents of various ages and physical abilities. E-bikes offer a practical solution to improve accessibility within the community. The electric-assist feature makes cycling less physically demanding, enabling individuals with limited mobility or fitness levels to comfortably navigate their surroundings. Moreover, e-bikes can help residents connect with nearby amenities, such as grocery stores, parks, and public transportation hubs, effectively bridging gaps in connectivity.
5. Fostering a Sense of Community: E-bikes can serve as a catalyst for community-building within multi-family apartment buildings. Shared e-bike stations or storage facilities encourage social interaction among residents, fostering a sense of belonging and community cohesion. Residents can organize group rides, cycling events, or even create online forums to share tips and experiences. Such initiatives promote a friendly and connected living environment, enhancing the overall resident experience.

Conclusion:

The integration of e-bikes as a resident amenity in multi-family apartment buildings is a forward-thinking approach that aligns with the evolving needs of urban living. By providing a sustainable, cost-effective, and health-promoting mode of transportation, property owners can enhance the quality of life for their residents while contributing to a greener and more livable urban environment. As cities continue to prioritize sustainability and residents seek alternative transportation options, e-bikes stand out as a valuable addition to modern multi-family apartment living.

Welcome, dear reader, to our issue focused on energy transformations. Here we find ourselves just out of the starting gate of 2023, and I am so excited to see what we can accomplish together before the end of the decade. Many countries and companies have set goals to reduce emissions “fill in the blank” percent by 2030. For those of us who haven’t yet, there is still time to jump on the bandwagon.

Most of us who work in multi-family real estate have stumbled across this fun-tastic industry by mistake (or perhaps you’d call it luck?). You see, I don’t know many of us who went around in third grade telling our parents and teachers and friends, “I want to work in the apartment industry when I grow up!”

That said, I have loved buildings for as long as I can remember. Maybe you’re the same. For me, it began with a fascination for sketching rough floorplans of every building that I spent much time in. My parent’s house, hotels, etc. Now that I mention it, I suppose it was focused on residential buildings – places that people lived and slept within. In high school, I aced my drafting classes and started making plans with a likeminded friend named McLain to open a McArchitecture firm when we grew up. (In retrospect, we probably would have needed to change that name before any banks would loan us any startup capital.) Once I started college, I ended up dropping my architecture major after a semester or two realizing that degree had a built-in extra year standing in between me and graduation. Then, after an exploratory semester as a civil engineering major, I steered away from the built environment for a while. But as Joey Tribbiani (Matt LeBlanc) says in Friends, “Just when I thought I was out, they pull me back in!” Ok, fine. You classic movie buffs who just yelled at me are right. Joey probably borrowed this line from Michael Corleone (Al Pacino) in The Godfather III.

Anyway, the point is about buildings, and how GREAT it is to work in this industry. I stumbled into multi-family while still in grad school, and now it is almost 25 years later. But to take a little poetic license with another movie quote: “with greatness comes great responsibility.”

I was recently shocked while reading about us in a study published on US EPA’s website. Their study breaks down the share of national emissions by economic sectors: Transportation, Industrial, Agriculture, and Buildings. Of those four sectors, where would you guess Buildings ranks?

First place. That’s right: we’re the biggest! But this is one of those rare cases where bigger is not better because it means our beloved buildings are driving the most emissions in the United States at 31% of the total. Rounding out the list is Industrial at 30%, Transportation at 27%, and Agriculture at 11%. So, for those of us who are working toward being more sustainable, we’ve got a big job ahead of us.

Like me, you may have had a strong emotional response last year watching news reports of Russia’s invasion of Ukraine. Eventually the feelings we had for what was happening abroad morphed into fear for our own family finances when we realized that conflict set off a cascade of price hikes. It disrupted the global flow of natural gas driving up rates. Speaking of economics, one of its basic principles is supply and demand. In this issue, Chris Laughman will help us connect the dots to how the demand side of energy economics impacts our properties. Mary Nitschke will share with us about the transition from gas to electric as part of the strategy to get a property to Net Zero. She will also demystify what Net Zero really means – or at least what it is supposed to mean! And one of Lori Hanson’s multiple articles will further unpack one piece of the electrification topic that Mary will overview for us. But wait, that’s not all! In his guest editor column, Tim Haddon will get us oriented and ready for even more articles in this jam-packed issue on transformation.

Walt Disney famously said “Disneyland will never be completed. It will continue to grow as long as there is imagination left in the world.” I feel the same about energy—which dovetails perfectly into the theme of this issue, Energy Transformation.

We’ve seen a lot of energy transformation over the years based on various resources such as wood, oil, coal, natural gas, nuclear and more recently solar and wind. Thankfully we’re always driving towards cleaner and more efficient ways to generate and use energy. Multifamily operations are quickly adapting to the latest trends. This issue will explore several ways to make your multifamily property operation more energy efficient and give you a ‘heads’ up’ to some emerging trends.

We start off with Chris Laughman’s article on Demand Response. When the electrical grid approaches capacity, Demand Response programs look to lessen usage. Next, Peter Chan’s Office ESG article explores ideas to conserve resources and lower the office footprint. Many of these ideas can be adapted for multifamily. Lori Hanson explores a couple areas such as resident preferences and does a deep dive into induction cooking and Mary Nitschke explores Net Zero trends. Finally, we have a heartfelt tribute to one of the energy management leaders in multifamily, Vicki Parrish.

I’m proud to be part of an industry that is adapting and, in many ways, leading energy transformation. We’ve come a long way from installing low flow toilets and energy efficient fixtures. While those items are still important, I’m excited for the next generation of energy saving technologies. I’m inspired by the song lyrics in Disney’s classic attraction Carousel of Progress, “There’s a great, big, beautiful tomorrow, and tomorrow’s just a dream away.” As energy leaders, it’s our job to dream big and make each tomorrow more ‘beautifully’ energy efficient.

If you haven’t received your letter yet, it is probably on its way… Demand Response (DR) is coming to residential energy users. If you have commercial properties as well, you likely have worked with DR, but it is quickly moving to residential, even single family residential.

So, what is Demand? On your electrical bill, there is a monthly fee called the demand charge, and this is the cost of maintaining the electrical utility providers infrastructure to make sure you have electrical power for your highest point of use. This charge is based on the peak energy use that is measured at a given point in time, on a given day in the billing period. Sometimes you may also see this called Peak Demand, or On-Peak Demand Load, among other terms. (See this link for other names for Demand: https://energystar-mesa.force.com/PortfolioManager/s/article/I-don-t-see-anything-on-my-bill-that-says-Demand-could-it-be-called-something-else-1600088546601)

Once we understand what Demand is, you can imagine, a Demand “Response” is the electrical utility provider’s program to incentivize its customer to reduce Demand. These programs vary, but often provide some incentive that is provided to the customer in return for the customer reducing their electrical usage during a “demand event.” An example of this might be found through your smart thermostat. In this program, if you opt in, you provide the electrical utility provider permission to reduce your HVAC consumption for a period of time on a particular day in which they expect high electrical consumption. Through the smart thermostat, they can pre-cool or pre-heat the space covered by the thermostat and then turn the conditioning to a setting that will be minimally required during the actual hours of the demand event. In return, you receive a credit against your future electrical expense, or even cash.

So why is this important? There are really two issues addressed by a DR program. The first is the ability of the electrical utility provider to provide a consistent and reliable power. When you turn on the light switch, you expect it to turn on. However, if the demand exceeds the capacity of the grid or the supply of the provider – you may experience a brownout, or even blackout. As a last resort, utilities may have to preemptively reduce power in certain parts of the grid to prevent full grid power loss; these are called rolling brownouts or rolling blackouts.

The other issue is more of an environmental impact issue. When electrical utility companies meet their supply capacity, they have a backup power resource they turn to called Peaker plants (Peaking power plants, or sometimes just called “Peakers”). While these plants are not used regularly, when used they often account for a large percentage of the greenhouse gas emissions of the power system. For comparison’s sake, even compared to a natural gas power generation plant, the Peaker plant often uses up to 50% more natural gas for the same amount of power production. Not only do they tend to use carbon intensity power sources, but they are expensive, generating some of the most expensive electricity on the grid. Billions are spent every year, paying standby fees just in case they are needed.

So, what are we doing about it?

Demand Response Program providers are increasingly emerging in markets that launch DR programs. These vendors provide solutions ranging from communication tools, such as light switches that can change colors during a DR Event, to active engagement, managing maintenance and other energy intensive activities during Demand periods, and leveraging battery technology and even solar to offset grid-supplied power during Demand periods.

The key to this is knowing the amount of energy you are using, which means collecting and measuring that energy. Through analysis of the consumption of kW’s, we can identify when high usage periods exist and then evaluate what mitigation measures can be implemented to reduce consumption during those time periods. It all starts with awareness and data.