DEFINITION OF THE BENCHMARK

Best practice management of water consumption in the multi-family industry requires using benchmarking standards to control water flow. Benchmark management ensures asset water consumption is driven to and remains at levels of maximum efficiency and minimal cost. While there are a variety of figures which could be used, many of them do not represent a level playing field approach.

We find many asset managers use annualized cost figures to know if an asset is out of line. This approach does not take into account the wide variety of water/sewer rates across the country, or even across a metropolitan area, and could skew the picture inside a portfolio of assets.

Usage X Rates = Cost. Outside of the few cases where we can have an influence, water/sewer rates for the most part are static and not manageable. We can have an impact on the usage part of the equation, and should therefore use a water usage management tool to maximize cost saving potential.

The benchmark measurement tool which we have been using for almost three decades is gallons per day per occupied unit (GPD). Using a daily figure levels the varying number of days in provider billing cycles, and using occupied unit figures levels the varying occupancy levels at properties over time. This figure can be used to compare different periods for the same property, and also to compare water usage between different properties.

While measuring water usage in gallons per day per occupant would be a better method, determining an accurate count of the number of occupants is daunting in the multi-family industry, and often leads to inaccurate conclusions.

EXPECTED BENCHMARK RANGES

The highest users of water are the units with the highest occupancy and lowest flow efficiencies. It is not surprising to find high population properties with extended families at the top of the expected usage range. We see extremes in the 150+ GPD area, though this requires populations averaging more than 5 people per unit. Most properties do not have populations in this range and are therefore lower GPD users.

Properties from the pre-1994 era have an upper limit benchmark of 120 GPD, while post-1994 are at a maximum 100 GPD, with 1994 being the year most plumbing codes changed to require low flow fixtures. We see numerous properties in the 75-90 GPD range, and are confident most properties can get usage down to 75 GPD. Seniors are at the lower end at 60-70 GPD, and we find student housing has among the lowest usage at 50-60 GPD. Summer water usage is typically higher due to irrigation and higher populations with children home from school.

HOW TO MANAGE TO BENCHMARKS

Set a baseline expected benchmark for your community and manage to that benchmark. Water usage has expected deviations and fluctuations though should be relatively stable over time. It is important to realize that no one data point by itself is significant; measure trends over time. Validate abnormal data with follow up meter reads and calculations.

Providers who bill every other month present a risk for usage management, as it can be up to four months after a water leak before the resulting increase in cost shows up on the bill. Monthly analysis is better, and assets at higher risk of usage spikes will benefit from weekly analysis. We consider seven days to be the minimum window for analysis.

We see many managers give up attempting to control usage and accept 200+ GPD as normal. While diminishing returns occur with water conservation projects and driving down usage can become increasingly costly, we find reducing water usage very cost beneficial.

DEFINING PROBLEMS & SOLUTIONS

This is the hardest part. Once you have verified an out-of-bounds figure as correct, what do you do? Look for obvious issues…many times we have visited properties only to find the problem literally running down the street! Sudden jumps in usage usually indicate underground leak issues, while figures drifting upward over time typically point to toilet maintenance and slowly developing leaks.

IN SUMMARY

Benchmarking is an important tool that any industry can use for measuring progress toward achievement of stated goals. However, as with any scenario, the value of benchmarking is only as good as the reliability of the benchmarking standards and the relativity of the data incorporated.  We strive to use the best data and most reliable standards available in order to help our clients maximize their goals of cost savings through water conservation.

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The Most Wasteful Device You Own: TOILETS

4/5 Maintenance errors which end up wasting big money are related to the most wasteful device you own: TOILETS!

The top 5 plumbing issues we see:
• Use of old worn out toilet parts; 3 years old and they are done.
• Using the wrong type of toilet flush valves (flappers); 6 second flapper drop plus a good seal is required.
• Improper installation of toilet flush valves; trim those chains!
• Incorrect installation of toilet fill valves (ballcocks); trim those fill tubes!
• Not grinding faucet valve seats and the faucet leaks come back in 2 weeks!

Most maintenance personnel do not know this. If any of this sounds foreign to you contact us for insight. Proper toilet maintenance is critical in keeping water bills low, for both you and your residents.

See how 1 toilet can leak $2,800 in just 1 month! Watch the video below!!

This was at a new property (less than 6 months old); Maintenance had already made 2 unit inspections looking for the issue and did not see the leak.

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