Disposing of trash probably ranks right up there with having annoying residents in your community who want to make your office their second homes: You’d rather not deal with it, but ultimately you learn to live with it.

As Ben Franklin declared, nothing is certain except death and taxes — but he forgot about trash. While some community managers view waste removal as just another nuisance and expense, those who think strategically about waste collection are on to something better. Offering trash removal as a value-added amenity can increase your profits while creating a cleaner and happier community.

Every resident creates waste. Some might never give the trash can a second thought, but the average resident who cares about green living recycles 34.5 percent of his trash. Millennial residents, especially, expect sustainable trash services, so be sure to advertise that you offer them. With green trash removal services, you can enhance your community profile and improve life for residents without much hassle.

Consider adding sustainable trash-removal services — such as pet waste stations, door-to-door trash removal, smart compactors, and bulk-item pickup — as showcased amenities. Incorporating these strategies into your base services will attract residents in a competitive market and increase long-term occupancy rates.

Where to start? Here’s a primer on the pros and cons of each service with insights from a property manager.

1. Pet Waste Stations

Strategically placed pet waste stations ensure that dog walkers can easily clean up after their best friends. The stations not only keep your property cleaner, but they also help improve water quality.

• Pro: Pet ownership is at an all-time high: Sixty-five percent of U.S. households have pets, and 77.8 million of those are dogs. In fact, many residents choose their communities on the basis of how dog-friendly they find the premises and surrounding neighborhood.

• Con: Pet waste stations come in a variety of options. Make sure to choose one that allows for easy cleaning and servicing so that it doesn’t become a nuisance for your maintenance staff.

Susanne Dockens, a business manager at the 707-unit Providence Management Company property in Tampa, Florida, finds pet waste stations to be “a fantastic value add” for communities that allow pets, saying: “The community will maintain a clean environment while catering to residents and their four-legged friends.”

2. Doorstep Valet Trash and Recycling Collection

Voted the No. 1 amenity by multifamily residents, valet waste removal services give each unit waste and recycling bags or bins, and then uniformed porters remove the bags on a schedule up to five nights a week.

• Pros: This service distinguishes your community from its competitors and can reduce overall waste-removal costs. It also keeps occupancy rates high, as it’s a boon for residents who don’t have to lug trash bags downstairs, spend time at the dumpster, or make repeat treks to the compactor.

• Con: Some residents may not follow the collection procedures, resulting in logistical problems for your staff. For best outcomes, inform new residents of the procedures and correct any misunderstandings or problems early on.

Dockens has opted to use doorstep valet trash service six nights a week instead of the standard five to ensure that refuse never piles up. “Choosing the right container is extremely important because the bins come in different shapes and sizes,” she adds. Therefore, “it’s important to choose a waste container that fits your community and layout.”

3. Smart Compactors

These are special wireless devices installed in the on-site compactor that notify your waste collector when the compactor is full.

• Pro: With the smart device, your compactor gets pulled only when it’s completely full, reducing your waste costs by eliminating unnecessary pickup trips. It also lets you monitor waste consumption trends so that you can better assess bids from waste management providers.

• Con: The return on investment needs to justify installation and monthly service fees.

4. Bulk Trash Removal Programs

Leverage a bulk trash service provider to manage all resident leave-behinds as well as specialty pickups, such as Christmas tree removal and other bulky items. Residents value these extra services, which means you can add them at a premium rate.

• Pros: Bulk trash removal resolves some painful community-management headaches by not only freeing up maintenance staff, but also reducing unit turnaround costs. What’s more, your residents will appreciate both the turnkey solution for disposing of their bulky items and the cleaner community.

• Con: Residents could abuse this program by failing to properly follow expectations and procedures, so spell them out and collect signatures to prove the rules are understood if you think it’s warranted.

Dockens says Providence Management uses a removal program to limit the time the maintenance team spends dealing with bulk trash and to reduce liability associated with handling heavy furniture or clearing out resident leave-behinds.

“Keeping my maintenance staff focused on the value-driving activities is how we keep a happy staff and happy residents,” she adds.

Happy Residents Equal Higher Revenue

Creating a cleaner, greener community leads to more satisfied residents, and this means more net income for managers and owners.

The bar is always being raised in the multifamily world. Residents expect vastly upgraded services and amenities compared with 10 years ago, especially in such critical aspects of home life as trash removal, recycling, and bulk trash services.

When you provide a stress-free waste removal experience with these services, you’ll be rewarded with happy residents. Surveys around the globe report that sustainable practices such as recycling are linked to well-being and life satisfaction.

With happier residents, you’ll see less turnover, better online reviews, fewer complaints, more stable occupancy rates, and higher profits — and those are big wins for property managers and owners.

Co-author:

Susanne Dockens is a business manager at Providence Management, LLC. She manages and leads a 770-unit asset with 17 team members in Tampa, Florida. She has been in property management for more than 12 years, 10 of which as a property manager.