Incorporating new amenities

Hello, I would like any feedback on the difficulties property managers face when implementing new amenities. Is the decision ultimately made by corporate? Are managers inclined to want services that benefit their residents and property although they might incur an expense? Or are managers only seeking ancillary income producing services? I am beginning my journey with the multifamily industry and would like any information so I can better serve multifamily communities. Also, what are your thoughts on trash valet or recycling valet; which would be more beneficial? Vending (snack and drink) machines around the property and an onsite manual car wash (on weekends). Thanks in advance for your feedback, it is greatly appreciated.

Amber - I can only speak from a vendor standpoint. I have talked to hundreds of property managers/owners about our services, which are providing move-in services for future residents. My experience has been that property managers have some latitude to make such a decision (use a vendor for moving services), however, the vendor has to be approved at the corporate level.

As a manager, I have a little input about amenities, but ultimately the choice belongs to the owner or management company.

Of course, prospects and residents want more amenities, but in my experience, they don't usually want to pay extra for them. Even with the lowest price per sf, 24hr exercise center, indoor pool, and huge rec room, prospects still balk at the price and ask for move in specials.

The biggest thing people want at my property is in unit washers/dryers, and parking for more than one vehicle. We will never be able to offer either of these things.

We used to have an on-site car wash area, but our rental agreement prohibits washing cars on the premises so it was closed. We also used to have a soda vending machine, but the soda was not purchased before it expired and had to be thrown out and replaced, plus there was the cost of electricity and maintaining the machine. I liked having the machine, but after it was broken into, the vendor opted not to replace it.

We don't have valet waste or recycling services, and I would never consider having either. Having residents set trash out in the hallways would be really disgusting. I'm actually surprised that this service seems to be fairly popular. It's not hard to take your trash out and put it in the compactor when you go out to your car.

I did a survey a few years ago asking my residents for feedback about potential amenities. I asked residents to return the survey with their rent payment to make it easier for them. I had a few multiple choice questions and a general open-ended question. I printed it on brightly colored paper to get their attention (on half sheets to save paper,) and taped one to every door a week before rent time. Residents had the option of submitting them anonymously, but I had a prize raffle for a $20 gift card if they wanted to enter. About 60% of the residents filled them out.

Some of the things suggested were:
a basketball court (no room on our property)
more parking (still no room)
warmer pool (easy!)
expanded hours of the rec areas (considered)
new hallway carpeting & lighting (lighting was all replaced, might do carpets this year)
new/better fitness equipment (done)
renewal perks (now offering carpet cleans for 12 month renewals)
lower rent (um, no)

We do offer an annual car wash day in the summer. It's a BIG hit. For some reason, renters LOVE to see their landlord wash their car... (but no, I will not be donning a bikini any time soon)

I've also purchased a Keurig so I can offer coffee/cocoa/tea/cider in the office. I haven't set it up yet, and I'm a little worried that some residents will just use me to replace their daily starbucks habit, which I can't afford. If it gets out of hand, I might have weekly service.

As always, I'm open to suggestions!

Thank you both for your input I really appreciate your feedback.

Rose, it does seem that placing the trash in the hallway may be disgusting but the trash is confined and placed in designated trash receptacles which are only placed out for a short time prior to pickup. Although taking the trash out is a simple task it can be a burden for many, which causes people to pile it on their balconies until they feel like taking the trash out or even throw it over the balcony. This is the perfect environment for the promotion of insects, pest and rodents. Also senior residents can also benefit from this because they often live by themselves, are disabled in some sort of way, and could utilize the help of someone removing their trash for them. It would be more appealing for someone else to haul the smelly trash away during the rain than for an elder to risk slipping and falling. This service helps keep properties clean and frees maintenance workers time so they can work on fixing things and doing maintenance duties. Also it keeps the area around the dumpsters and compactor clean and free of trash being thrown on the ground which can deter future residents. If a recycling program is incorporated is can help cut monthly waste expenses, reduce the number of dumpsters around a property, and cut the frequency of trash pick up because more than 50% of waste is recyclable. This service can be implemented at no cost to the property as it can be included in rent or a property may choose to cover the expense; the route they choose is their choice.

Amber,

Now bottomline upfront this is a selfserving post from me. You will need to get buy in from the management company, but I may have a service which you can offer to your tenants which can do two things. Give them convenience and and save them money as well.

I have many options which I can discuss and when I do, I will give what I think is the best option and then work down from there.

You can contact me at [email protected] and I will give you more information. There will be no strong arm tactics and my deal is if I do right by people, then they have no problems referring people to me.

If you need references as to the kind of business person I am I have those to give to you as well.

I commented on your post but wasn't a member of this site at the time, and I don't see my comment right now. Sorry if it is a duplicate comment

I thought about providing on-site car wash service for apartments but I have tons of questions such as, How many requests will I have between 5pm to 10 pm, how much could I charge, do I need a designated spot to wash tenants cars, if not, then how can I wash the interior (power outlets for vacuum cleaner)???, and etc,...I'd prefer talking on the phone, but of course if you feel comfortable chatting her, that's fine too

Thank you