Getting Tenants to Go Green

Russell Antonacci, a property manager and owner of Propertyworx LLC in Waterbury, Conn., spearheaded an initiative to use compact fluorescent lighting on the exterior of a 100-plus-unit complex. Residents were happy that the eco-friendly lights reduced energy costs, but some people worried that the dimmer lighting was a security hazard.

Antonacci remedied the situation by using traditional light bulbs in high-traffic areas and energy-efficient bulbs everywhere else. “In order to get these programs going and sustainable, there’s got to be compromise,” he says.

Running a green building can save money and have a positive impact on the environment but it’s essential that your tenants are on board. Fortunately, there are several things you can do to encourage their participation.

Lead by Example
Set the tone for sustainability by making environmentally-friendly choices, such as using toxin-free paints, eco-friendly carpeting and green cleaning products; purchasing green power from utility companies; installing motion sensors for hallway lighting; staying on top of leaky toilets and showers; and placing aerators on faucets, says Kristen Bacorn, a New York state-based consultant and educator who wrote the first green architecture course accepted by the New York State Department of State. Bacorn is also a member of the U.S. Green Building Council.

Educate Tenants
As you transition your building into a green-friendly zone, a kickoff party can serve as both an educational tool and an opportunity to rev up enthusiasm for living a more green life and greening the property, says Kim Carlson, owner and founder of Cities Management Inc., a Minneapolis, Minn.-based residential property management firm and author of Green Your Work: Boost Your Bottom Line While Reducing Your Eco-Footprint, which will be published in mid-December 2008.

Before he introduces any formal programs, Antonacci prefers to educate his tenants with a quarterly or monthly newsletter covering green initiatives. His newsletter, “Color Yourself Green,” enlightens tenants on easy, cost effective ways to help the environment, and contains tips such as using compact fluorescent lights, unplugging electrical devices, and turning lights off when they’re not home or turning off the faucet while they brush their teeth. “I go for little things, the little wins,” he says.

Make It Simple
Once you’ve persuaded tenants to buy into your efforts, it’s important to make it easy for them to follow through. If your building isn’t set up to promote recycling, you can make a big impact by placing recycling bins where the central rubbish collection takes place, says Carlson.

One of the most effective ways to change tenants’ behavior is to make them aware of their own consumption habits. Metering each unit’s water usage and billing accordingly will help people to pay attention to how they’re using resources, says Carlson.

Put It in Their Hands
Your efforts may start the push for green programs, but lasting change will require your tenants to keep the momentum going. Help tenants form a green committee that can work with you to oversee eco-friendly initiatives, says Carlson. The committee can sponsor contests, such as providing a restaurant gift certificate for the floor with the lowest electric bills or the most recycled items, she says.

Attract the Right Tenants
Once you’ve implemented changes with current tenants, begin advertising the building as ‘green’ to attract residents who are already excited about your initiatives. “People will start self-selecting in,” says Carlson.

As new residents move in, you can add clauses to the lease such as no smoking inside the units, Carlson says. You could even add language to the lease that makes tenants responsible for recycling or using compact fluorescents, she says.

“Hit them with as many ways as you can to get them involved about it,” she says. “Make [green initiatives] really part of the DNA of the building.”