Commercial real estate investing differs in many ways from the more traditional residential real estate investing. Property income, expenses, and values are often calculated differently, and success in this business often requires speaking the language of commercial real estate fluently.
In this section of the Loan in Hawaii Blog, you’ll find articles that discuss every aspect of commercial real estate imaginable. From different types of lease agreements, financing solutions, and valuation methods, we’ve got it all. Author in this section include commercial real estate investors with decades of experience.
12 Creative Ways to Add Major Value to Apartment Buildings
1. Sub-Meter Utilities
We have all driven past that apartment building in the middle of winter where the tenant has the windows wide open, heat blasting. We also all know the tenant who never reports that their toilet is constantly running because they don’t pay for water. Depending on the mechanics of the property, sub-metering can be one of the largest value-add activities.
2. Washers and Dryers
The number one amenity currently added to rental leases are washers and dryers. This could add $40-75 per month to your income.
3. LED Lighting
If you are a long-term buy and hold investor, LED lighting in common areas is a no-brainer. First, it uses so little energy, you save on the utilities. Second, the bulbs last 25 years, so you aren’t paying maintenance to change them.
4. Vending Machines
Yep, the income produced from a vending machine can increase the value of your property. I have seen these in several settings: 1) in common areas, such as placing a drink or snack vending machine in a gym area or around the pool, 2) in common area laundry rooms that have laundry and other household essentials in them. Think single serving detergent, stain remover pen, carpet stain remover, fabric softener. The best part is you don’t have to buy the machine. Just like with coin laundry, many companies will place and service vending machines, and you get a percentage of the income.
5. Garage Parking
People can and do pay more to park their cars or have additional storage in a garage. Adding an additional charge for garages is common and can be worth building garages in some instances. A less expensive substitute would be carports.
6. Prime Parking
We all have done it — you turn into a parking lot and yes! — the front and center spot is open for you. Tenants will pay to reserve those special spots. Pop a few signs in the best spots that say “Reserved Premium Parking for Rent.” This will add more income to your bottom line, and the value of your property will go up.
7. Renovations
Although this one is pretty conventional, I thought I’d list it anyway. By renovating the interiors, common areas, or curb appeal you can increase demand, which will allow you to push rent rates up.
8. Trash Pick-Up Service
Do you have a full-time maintenance man on the property? Why not utilize him for custom services? A friend of mine had a resident who hated carrying her heavy trash bags to the dumpster. He then offered for the maintenance man to come pick up her trash outside her door two times a week and walk it to the dumpster for $20 a month. Other residents saw this and asked for the same service. Now it is an option for all his residents. The handyman makes his rounds twice a week and collects. Residents love the option.
9. Pet Rent
If you’re allowing pets and not charging for them, you’re missing out. I have seen pet rent as high as an additional $100 a month.
10. Storage Units
Have you ever lived in an apartment? Is there ever a good place to put all those boxes of old books, your bike in the winter, or whatever else you want out of the way? Well, most people are this way, and that’s why they are willing to pay for what is essentially an extra closet. For our units, we charge $19 and $29 respectively for 15 sqft and 30 sqft storage closets that were built into an old, unused laundry common area.
11. Cable Bill Kickback
In larger complexes, owners can sign exclusives with cable providers and receive a small kickback from when residents sign up for the service.
12. Renegotiate Expenses
As investors, we often focus on how to make more money. Just as important is how to spend less. In apartments, the operating expenses will include quite a few expense accounts. Landscaping, snow removal, cleaning, management, maintenance, dumpster fees, and many more items are all things you can look at for ways to decrease operating expenses. It could be as simple as calling around for quotes on grass cutting or calling the dumpster service and renegotiating the monthly fee.
In today’s market climate, multifamily is very competitive, and adding these unconventional value-add tactics is a great tool to have in your belt when they fit your property.
What I really want to stress is the value added to the property more so than the extra cash flow. Cash flow is good, but the value can be captured through refinance or sale. Multifamily allows control, and although everyone knows cash flow is king, creativity is a close second. With creativity and control, amazing wealth can be built in multifamily.
Author- JERED STURM
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