Take It To The Board with Donna DiMaggio Berger
Take It To The Board with Donna DiMaggio Berger
Going Green Saves Some Green -- with Nicolas Milo of KW Property Management
The landscape of community living is shifting as associations grapple with rising energy costs, climate pressures, and ever evolving resident expectations. In this episode of Take It To The Board, host Donna DiMaggio Berger sits down with Nicolas Milo, Senior Director at KW Property Management, to explore how sustainability is more than just an environmental initiative -- it’s also a smart financial strategy.
No longer limited to “going green” for responsibility’s sake, today’s forward-thinking boards see that sustainability brings immediate cost savings, operational efficiencies, healthier environments, and stronger property values. Donna and Nicolas discuss the beauty of this approach and its flexibility where communities can start small by fine-tuning existing systems and then scale to more advanced technologies.
For boards wondering where to begin, Nicolas recommends a phased approach: first, ensure existing systems operate at peak efficiency according to manufacturer specifications. Then explore strategic upgrades like building management systems, water flow meters, or LED lighting with motion sensors. Low-hanging fruit includes domestic water filters to reduce plastic waste, comprehensive recycling programs that generate rebates, and community engagement initiatives like neighborhood cleanups or garden projects.
Technology is opening new doors for associations -- from EV charging stations with minimal upfront investment to advanced trash management solutions. Nicolas also shares personal insight from serving on his own condominium board, where a community garden and composting system has strengthened community bonds while reducing environmental impact and even food costs.
Whether you manage a high-rise condominium or a sprawling HOA, this episode delivers actionable strategies to create greener, more cost-effective communities. The bottom line: sustainability is good for residents, good for property values, and good for the planet.
Conversation Highlights Include
- Impactful and cost-effective upgrades for condos and HOAs
- Resident support for sustainability versus the need for persuasion
- Balancing upfront costs with long-term savings
- Real examples of green initiatives lowering utility costs
- Challenges unique to high rises versus large HOAs
- Keeping pace with Florida’s stricter building codes and energy requirements
- Resident involvement and the rise of green committees
- How sustainability boosts satisfaction and resale values
- The next wave of green living—solar, EV charging, water reclamation, and smart tech
- Bonus: The one sustainable feature Nicholas believes every condo or HOA should adopt if he had a magic wand
Related Links:
- Podcast: Revolutionizing Coastal Defense, 3D-Printed Living Seawalls with Anya Freeman of Kind Designs
- Podcast: Navigating the Negative Impacts of Sea Level Rise with Professor Harold R. Wanless and Dr. Esber Andiroglu
- Podcast: Successful Community Association Living Starts With the Purchase Decision with Marisa DiLenge, Founder, DiLenge Real Estate Team (Part I)
Hi everyone, I'm Attorney Donna DiMaggio Berger, and this is Take It to the Board, where we speak condo and HOA. Today we're taking a close look at the future of sustainable community living, rising energy costs, climate realities, and shifting resident expectations are forcing boards and managers to rethink how their communities operate. Going green is no longer just an argument about doing the right thing for the environment. It's about financial savings, healthier lifestyles, and long-term property values. My guest today, Nicholas Milo, Senior Director of Developer Services and Business Consultant for Property Management and Hospitality at KW Property Management, has been helping both high-rise condominiums and large homeowners associations navigate this transition. With a focus on practical strategies and real-world results, Nicholas has seen firsthand how sustainability measures, whether it's energy and water efficiency, renewable technology, or smarter building systems, and how they can deliver immediate benefits while also positioning communities for the future. Nicholas brings a wealth of insight into what it takes to make these initiatives succeed, from overcoming cost concerns and regulatory hurdles to engaging residents and building consensus. I'm excited to dive into the lessons he's learned and the opportunities that lie ahead. So with that, Nicholas, welcome to take it to the board.
SPEAKER_00:Thank you, Don and team, for having me.
SPEAKER_01:We have not covered this topic before. And you know, it's funny, four years in, I say that to every new guest because we really have not revisited any topics. And I remember early on, one of my colleagues saying, damn, but what what are you going to find to talk about time after time? And there's always something new to talk about. So today we're talking about sustainability and green communities. I think the starting point really is people use those terms interchangeably, sustainable community, green community. Is there a difference or are we just talking about the same thing?
SPEAKER_00:Sure. So, you know, I think the term, you know, green is a little bit more ambiguous versus sustainable is a little bit more specific. But the beautiful thing about both terms is that they really can be used and applied in a number of different facets for any community. So, you know, to kind of extend on the whole green and sustainable sort of concept, you have different lead certifications or governmental agencies who may implement certain requirements for buildings. That's kind of a different topic, a little bit more elevated and specific. But the whole green, sustainable type community is a great topic. People can throw it around, talk about it, take small steps, large steps, and everything in between to really promote, implement responsible practices, reduce the community's carbon footprint, and really just taking intentional steps to sort of achieve sustainability and responsibility.
SPEAKER_01:Do you think it's a topic that intimidates people, Nick? I mean, like I want to dig into lead. I know we're not going to get into lead certification. We don't have all the time in the world to talk about it, but I do want you to touch on that because I think for some people, it can feel like an all or nothing proposition.
SPEAKER_00:Yeah, and that's I think that's really why, you know, using the term green and sustainable is so friendly socially with these communities, because there aren't a set of requirements such as what LEED has or other sort of certifications have. So there's really no reason why, you know, a community going green or sustainable should be scary or or or overwhelming. As we'll talk about today, there are, like I said, small steps that they can take which make an impact and and they can evolve that, you know, over the years. So really just any sort of approach um that they scale that they, you know, believe works for their community is is going to make an impact in the end.
SPEAKER_01:Okay, so let's do two scenarios. Let's start with um a standard high-rise, seven stories. Let's say they've got 75 units. They've done nothing. They haven't thought about this before, but sit down with you, Nick and KW, and you bring it up. You start looking at their operations. What would be some of the starting steps for a high-rise condo that's never even thought about going green?
SPEAKER_00:Sure. So so obviously this could be achieved in different phases. So the first phase would be to take what they currently have and ensure that it's being operated, managed, or utilized in the most efficient manner. It doesn't matter what a community or individual residents or board's sort of personal beliefs are. At the end of the day, if there are steps that they can take to either prolong the life of their equipment, reduce energy, all of that equates to reducing costs. So whether you believe in your community going green or not, everybody can pretty much believe in cutting costs is good for the community overall. So the first sort of approach would be to you know really inventory all of the equipment that runs in that property: mechanical systems, HVAC systems, electrical systems, plumbing systems, and really going to those manufacturers' recommendations to ensure that the equipment is being operated effectively, efficiently. Because in doing so, you do tend to yield green results, right? The equipment is more sustainable when it's when it's operated properly.
SPEAKER_01:Um what about a I'm sorry to interrupt, but what about like an upgrade on HVAC? You know, I know even from as a homeowner, we've saved when we've upgraded our AC units because the technology's gotten better and better. And it's the same thing with light bulbs. So even so technology, I would imagine, plays a role in this sustainability discussion.
SPEAKER_00:Correct. Exactly right. So that's that would really be more of like the second phase. So what sort of upgrades or changes could be made to achieve green practices and or cost savings? So you had mentioned replacing some HVAC equipment. You know, there are building management systems that can be installed that can monitor those sorts of systems more efficiently. There are flow meters that can be installed to promote more efficient use of water in those HVAC systems. Um, and there are always newer models of those types of equipment that come out that do tend to be a little bit more sustainable. And so when we approach that sort of second phase of upgrading or replacing, it's really in the community's best interest. And if we're their partner, uh providing them with a long-term forecast of not just initial purchase, but also what the maintenance costs would be, replacement costs would be. And really, you know, they'll see that there does tend to be a return on investment by making those sort of initial purchases. So us being able to provide that roadmap to them will help them make more educated business decisions.
SPEAKER_01:What about immediate behavior modifications? Let's say we're not that the board's not at the point yet where they want to make an investment in new equipment. But are there behavior modifications you discuss with them that can help them save money and go a little more green with the equipment they currently have?
SPEAKER_00:Absolutely. So there are, you know, our company, for one, really strives on our whole value optimization program that we provide to our communities. And this can be anything from you know cutting costs, being more efficient, being more productive, whether it's green, sustainable, or or any other subject. So we would definitely look at um something like you know, an operating supply such as you know, bottled waters. You know, everybody drinks water, everybody likes the bottled water. So what we what we tend to do if the community agrees is for a very, very small investment, install domestic water filters throughout the common areas and really promote the use of that with not only the staff but the residents. So now you're cutting costs, but you're also you know reducing your you know uses of plastic.
SPEAKER_01:Just to stop you for a second, I'm seeing that at a lot of upscale hotels as well. So you're saying the filtered water and then fill up your water bottle.
SPEAKER_00:Exactly.
SPEAKER_01:Okay.
SPEAKER_00:Also, you asked about sort of behavioral changes. We definitely look at the you know trash and recycling operation that a community, you know, has as if it's an existing property, or would set something up for a new property. And what we do is we partner with the local, you know, vendors, understand what their you know, recycling processes are, what products do they recycle, what products don't they recycle, because it can get confusing for some folks. And what we tend to do is create, you know, signage announcements, um, you know, right by those areas where the resident would either drop trash or drop recycling to further, you know, educate and further inform residents, basically creating cheat sheets almost, you know, right by the areas so the resident knows exactly what they can and cannot recycle, just as an example.
SPEAKER_01:What's the incentive to recycling though? You know, you know, you know, some people are dead set against it. I don't want to call out my parents on the podcast, but they're not recyclers. They do not recycle. So, what's the incentive? Let's say in that multifamily building, are they getting any sort of credit on their on their trash bill?
SPEAKER_00:So, cardboard is probably one of the most used recyclable material right now, just in the uptick of packages and deliveries that everybody does. Um, what we typically do is uh implement some sort of cardboard rebate program for the community. If it's a large community that has high, high demand, we'll bring in a bailer system that will actually compact the cardboard. And uh by doing so, a truck can pick up more in less visits and provide rebate or credits to that community. So there is a financial incentive in recycling.
SPEAKER_01:Do you have any associations where they actually find people who aren't recycling?
SPEAKER_00:Absolutely. Yes.
SPEAKER_01:I thought you were gonna say that.
SPEAKER_00:Yes, yes, yes. Like your parents, everybody has their own, you know, personal beliefs. And you know, I think green and sustainable is definitely a a personal, you know, passion of mine, but I think where it hits more communities is to educate them, you know, get the communities more engaged in the whole concept of it. And if there is some sort of financial gain, you know, 100% of the time we can usually get folks to participate.
SPEAKER_01:Yeah, I was gonna ask you about that. I mean, look, rules are roles. I mean, there's a reason that our associations have so many rules regarding a variety of different topics, parking, uh, what you can do in your units, what you can and can't do on the common areas. So yeah, I think it would make sense that if you're getting, if the association overall is deriving a financial benefit from recycling. By the way, I share your passion for state sustainability, but I think we're also practical people. So we don't even have to go that route. If it's something that's in the best interest of the association, let's just say financially, it makes sense to enforce a recycling program. What do you think are the most cost-effective green upgrades associations can implement? And I'm gonna throw HLAs into this mix. Sure. I know you, K KW represents a lot of large homeowners associations, we do as well. What are some of the most cost-effective green upgrades?
SPEAKER_00:Sure. So for cost effective, I see it two ways. I see either low cost to implement or you know, some sort of rebate credit, you can get your future costs down. So I had already mentioned a few. I have a short list here, but essentially, you know, very low cost effective, uh, which not only impacts the community but the surrounding area, is to get your residents engaged on you know, weekend or monthly sort of like neighborhood cleanups. What we have found is very successful there is we'll even if we don't manage the neighboring buildings or communities, we'll go kind of partner with them and kind of grow the manpower. Obviously, it doesn't cost anything other than just some time. People like it because they get to you know get some exercise, they feel good for the day. And it actually does, you know, lower costs. So we have communities in South Florida where streets will flood during heavy rain, you know, storms, or you know, high tide in some parts of the year, as you know. Um, so getting the community to kind of clear the streets, you know, pull trash out of you know the drainage system, it actually will lower their future costs because you don't have to rely on, you know, bringing in outside pumps to pump out your street. You have less costs in sort of the restoration efforts. So super low cost, you know, high impact right there. Um, there's other sort of community engagement things that can be done to kind of promote, you know, sustainability. Um you know, going to your residence once a quarter and doing like, you know, clothing drive. So getting them to kind of bring down supplies, toys, clothes that they don't use anymore. Uh so you're kind of promoting that, and then the management team kind of just takes one load to like the salvation army or something like that. Again, low cost.
SPEAKER_01:And you're taking something off their to-do list. So I really I really love these ideas.
SPEAKER_00:We'll do we'll do like battery uh recycling services as well, as we know batteries need to be recycled a certain way. So we'll usually buy those containers. Residents will bring their old batteries down so we kind of collect them on behalf of the whole building and recycle them properly.
SPEAKER_01:And then what about paint and other toxic materials? You've got paint, computers. Do you have any drives to kind of round that stuff up as well in some of your communities?
SPEAKER_00:Correct. In some of the more proactive communities and the ones that are are really engaged in that sense that will have like a battery recycling program or like an annual um, you know, Christmas tree or holiday tree, you know, just you know, um, disposal program. If if it we don't, you know, say no, we always try to find solutions for yes. So what even if it's one resident in the building that needs to, you know, sort of recycle their old equipment, we do tend to find creative ways to re-recycle it, either donating it or recycling it properly. And then I think this list has been more or less kind of some very you know low-cost, high-impact items. Um, there's some much more significant projects that associations can undertake, which really don't cost much depending on the model that they choose. Um, electric vehicle charging station installations. Nowadays, these you know, installation vendors will offer certain business models for the association where the association may not have to, you know, commit to any sort of upfront costs. However, you know, by charging a higher rate for the first X number of years, so the installation company can make its money back, um, tends to work for all parties, right? So the HOA gets this great service, great amenity that they didn't have before. They can service residents, visitors, staff much better. And a lot of these things do add to the you know resale value in the community as well. So I'll just give you a quick example. Personally, I don't have an electric vehicle. Um, will I ever get one? I don't know. But I'm definitely a proponent of it in the condo building that I live. And fortunately, I'm I'm on the board as well because I know it's a it's a service and amenity that you know will better serve the community as a whole. And it it would lead to you know higher value, resale value in the future.
SPEAKER_01:Well, before we step off the electric vehicle um topic, uh by the way, I do own and enjoy an electric vehicle. It's very fast. Uh I live in a in a single family home. I have my charger on my home actually attached. I have a port to share and it's right there. It's extremely convenient. I will tell you that it's becoming a really hot topic with condos, particularly those that have enclosed parking structures where they're very concerned. As you know, in Florida, um we have a statute that says that the associations uh have to permit owners to install EV charging stations in their spaces. Now, what I'm encouraging some of my clients who have concerns about that is install a community station, like you just said, and install it in a location where you think it's going to be safer. Um, because we do have some issues and concerns with these EVs if they were to catch fire in an enclosed structure. Uh as a matter of fact, I'm probably going to have a local fire marshal on at some point talking about that very topic. But it's look, it's here. And when you're talking about resale value, you're right, because there are a more and more people who own these vehicles and they're looking to buy in communities where they can charge those vehicles. Does it make sense to have the vehicle and not to be able to charge it where you live? So it is going to be an ongoing issue.
SPEAKER_00:Absolutely. Absolutely. You're you're you're spot on. And and again, what what we're kind of seeing and hearing around the market is is if people don't have an electric vehicle and if they don't anticipate it, they tend to still be for it for the reasons that you and I just mentioned.
SPEAKER_01:So you were you were saying others. So let's talk about solar. Do you have we're it we're only capturing the audio, but you're laughing, and I'm kind of listening what about solar? And by the way, I am having a solar guest on in the near future. Um, so let's talk about the panels, whether it's in an individual homeowners association and as well as uh as condos in vertical construction.
SPEAKER_00:So I will definitely watch when your solar panelists is on. Um you know, right now we are seeing solar panels on on a much smaller scale than potentially what you know they have the opportunity to be. Um obviously, you know, administration, government agencies, you know, can kind of dictate or or kind of steer the whole future of renewable energies. And so as of right now, um, more on the single family home side, we do see a lot of solar panels taking place of like, you know, diesel backup generators. So for example, you know, power goes out after a storm, you know, reduce the diesel by by using solar. So that's happening right now. In some HOA communities, you know, again, depending on the architectural modifications and controls, you know, solar panels can be used on a on a single family home building. On the condo and high-rise side, I do get asked this probably a couple of times a year by either developers or or board members. And, you know, unfortunately, right now, at least on the on a grand scale, we have not seen that, you know, really be implemented, either because of construction costs or installation costs, or it's just not mainstream enough in these larger, you know, building settings to really get the traction that I think you know could ultimately come.
SPEAKER_01:I think it might come. You know, you've got these rooftops where you've got cell towers that are, you know, they're leasing out space on the condo's roof for a cell tower. I could see installation of solar panels, maybe even just to power the pool. But I think we're gonna see more of it. I guess I'll ask my solar panel guest, but do you do you think that that's gonna be on the horizon at some point?
SPEAKER_00:I think so, and I hope so, and I hope it gets more to a you know larger sort of rollout where um it becomes a little bit more normal and you know, the whole renewable energy and and reducing costs concept becomes, you know, much more mainstream.
SPEAKER_01:You know, you mentioned um the solar panels on a single family home and a homeowners association. We had panels on our house years ago for the pool. For us, it didn't work out. Both aesthetically and functionally, it didn't work out. But uh are you aware do you have any communities where they have the whole Tesla roof? Have you seen this roof where it looks just like a metal roof, but the whole roof is a solar panel?
SPEAKER_00:I've seen, I have, I have. I don't know if any of our communities have implemented that, but I I definitely have seen it. And like I said, I hope that that becomes much more of the normal because it's very sustainable. It it's it's very long-term cost conscious. Yeah, and it works.
SPEAKER_01:Well, it's a beautiful roof. It is a huge the price is gonna have to come down. I think when I was looking, it's like 200,000 and up for that roof. So I don't think it's gonna be a choice for most people, but you know, but again, that gets back to technology, right? So do you keep an eye on the technology and all in across the spectrum of these different devices and equipment that can be used to create a greener community?
SPEAKER_00:We do. And and so I mean, as a company, obviously, the you know, management systems that we use to you know maintain equipment, track equipment, keep record keeping, all of that. It's definitely in line or ahead of the market. Um you know, my team and I, you know, have the opportunity to work with developers, you know, architects, designers of future projects, where we tend to see you know some of the new technology being implemented. Our department uh in developer services does take a very proactive approach in reaching out to HVAC companies, designers, architects, you know, building management system manufacturers, you know, before the project even opens, just to learn about it. Um, I mean, just on Monday of this week, I met a group who is um sort of automating the whole you know exterior window cleaning process by using less equipment, less water, you know, some robotic machines to take the place of traditionally people with a lot of water and chemicals and supplies. So we're always trying to stay ahead of sort of what's happening in the market. And then we'll bring a lot of that information or even present these types of experts or vendors to our operations team, our regional team, our property managers who meet on a monthly basis. Um, we'll do seminars with them as well. So any sort of information you know our department gathers for the future stuff, we we definitely try to share it with the company as a whole, which then you know gets to our communities and it brings another kind of level of added value to our clients.
SPEAKER_01:I mean, it's great to get off on the right foot. So meeting with the design team and the developer and kind of mapping out a sustainable community from inception, that's that's best case scenario. And as you said, I'm sure a lot of those ideas can be transported to existing communities. It's just going to take more money because you're retrofitting on things.
SPEAKER_00:Correct, correct. Depending on depending on the equipment, depending on the solution, it could absolutely cost more money to retro or you know, it, you know, the good thing is what I'm seeing with these sort of vendors who are innovating technology or systems that do lead to more sustainability, they do have the passion as well, and and and they have the drive uh consistently across the board. And so they are getting very creative and sort of thinking outside the box to put together different models for prospective clients that would allow these clients to um, you know, purchase or or move forward with their solution without high upfront costs, whether that's you know, loan, different assessment package, you know, rebate program, um, you know, putting together an amortization, depreciation, reserve schedule. I mean, you know, these experts are thinking outside the box, and our company definitely thinks outside the box as well. And so that's leading to and will continue to lead to more communities sort of implementing this new technology that would traditionally be more expensive than they'd want to spend.
SPEAKER_01:Well, the design trends have definitely changed over the years. So some of the older communities, there's a lot more concrete. And I remember when I had Chain Gilbert, Miami's chief heat officer, on the podcast, and she was talking about heat canyons where you've got so much concrete, you don't have a lot of plant material in trees that are offsetting it, creating shade. This becomes an issue also for communities that have a lot of employees working outdoors, whether it's the pool people, beach attendants, um, their landscaping crew. Can you talk a little bit about using plant material and trees to kind of offset the not only the rising temperatures, but but also the AC costs?
SPEAKER_00:Absolutely. So on the on the exteriors, you know, there's always, you know, our our clients really look at you know cost first. You know, sustainability maybe comes second. Not talking about all clients, but I think the the general majority. So on the exteriors, when we inspect, analyze, or even set up a property, we're looking at all those things that you had just said. So everything from you know different soils or mulch or rocks to use in the beds, you know, looking at the plants that are actually being considered. Are they plants that you know consume more water than the average? Or are they a little bit more dry, you know, sun-resistant type plants? So those come into the planning as well because you can then lower your you know irrigation costs as well. Um we do have you know working areas um where our employees or contractors obviously work outside. So getting creative by you know planting more trees for shade or bringing in umbrellas or anything like that. Um we also do have you know pool technology that you know uses solar and sun to warm heat and power these pools, like like you were talking about as well. So there's a lot of you know uh approaches that can be taken on the on the on the exterior, then on the interior, like in the AC um conditioned environments, we do take you know very similar approach by, I mean, look, most of our most of our properties are down in South Florida. And so, you know, when we're putting our preventative maintenance program in place, the HVAC mechanical systems, usually the second things we look at right after life safety. And so we don't we don't only just look at the equipment that's being used, but we look at the the supplies that are going into the equipment, like what type of filters can be used to prolong the life, keep the temperatures cooler, using less energy. We'll also look at you know, manufacturers' recommendations on frequency of clearing lines, drain lines, things like that. And there's an opportunity to instead of doing once per year, maybe doing twice per year to achieve the results that you were you were saying.
SPEAKER_01:I was gonna say that maintenance plays a role too. So if you're if you're keeping your equipment well maintained, I would assume it's functioning better, your costs are lower.
SPEAKER_00:Correct. And and it's not running as often as it may need to run if it if it weren't being maintained properly. Um we'll bring in you know, some of our cooling towers have a condensate um tank where you know all that that water that already gets used, we sort of recycle it and and we can reuse that water in the cooling tower as well. So, you know, reducing utility costs there. So the best thing to do, you know, before a community even talks about upgrading is make sure you do your your full due diligence on the equipment and systems that you already have in place, because chances are there's always going to be a way a better way to maintain that equipment that will lead to lower costs and more sustainable practices. So become an expert on your equipment first. Um, our engineers, our managers, I mean, we're we're very much dedicated to knowledge-based maintenance. And so apply that concept to your property before you take any drastic steps on retrofitting or upgrading.
SPEAKER_01:So everything you've said so far makes total sense. And I imagine that a lot of boards, when they're hearing about this, whether they're coming from it from the perspective of I want to do the right thing for the environment, or they're coming from it from the perspective of, wow, this is really going to be cost effective and make everything run better in our community. They're on Board. Let's talk about the resident buy-in. Do you get do are the residents as excited about sustainability features?
SPEAKER_00:They they they can be. So, you know, depending on the market, depending on the demographic, there's definitely a good, you know, group of folks who are passionate and gung-ho and ready to go. Then there's a group that, you know, a little bit more in the middle, they need to do their due diligence. They need to see the pros and cons of everything. Right. And so, you know, there's a number of sort of practices we implement and have implemented to kind of get folks more engaged. I think I say this a lot to my coworkers. One of our biggest responsibilities as property managers is to be educators, not only to our boards, but residents, staff, vendors. So educating them on financials, maintenance services, et cetera. And so, you know, it doesn't take anything but just a little effort, you know, maybe forming a committee as well, which we do have green committees at some of our communities, but getting some folks involved who are ready to put a little bit more time and effort in to kind of drive the message, drive the initiative. Um, because they have full-time jobs, you know, we have full-time jobs. So, you know, the committee is a great approach. Um, but being able to define what that committee's role is is is really important as well. We don't typically recommend, oh, just form a committee for the for the sake of it. You know, put charters together, you know, provide very clear direction to this committee because ultimately they're doing their due diligence on behalf of either the board of directors or manager, right? So it does need to be, you know, collaborative. So you can have one committee member who really you know looks at the current equipment, works with the chief engineer maintenance team, the record keeping to make sure that things are being done, you know, to manufacturers' recommendation. You can have another committee member who kind of helps with RFP process if a certain project has been established. So, you know, being able to get a group of people together to to you know align on a common goal is is is important.
SPEAKER_01:Committees can be very helpful in building consensus. You're never gonna get everybody on board, but um, you know this means I have to tell you my committee joke, right?
SPEAKER_00:Please do.
SPEAKER_01:Do you know do you know what a camel is?
SPEAKER_00:Do I know what a camel is?
SPEAKER_01:Yeah, do you know what a camel is?
SPEAKER_00:It's a beautiful animal with hunting.
SPEAKER_01:It's a no, Nick, it's a horse by committee.
unknown:Okay.
SPEAKER_00:I have not heard that one, Donna.
SPEAKER_01:You've never heard that joke. It's funny because one of our most downloaded episodes over four seasons on Take It to the Board was about committees with my partner, Ken Director. And I remember when I went to him and I said, I want to get you on the podcast. He's, I said, I'm thinking about doing an episode on committees. He said, committees. It sounds boring. It instead, it is, I think right now it is our most downloaded episode because so many associations depend on committees. But to your point, you do need to create the guardrails and a reasonable framework around what the committee's purpose is, what their scope of authority is, you know, who's going to serve on it. It there's a lot, there's a lot of um infrastructure you need to build around that committee. Otherwise, you're right. They could be, or I'm right, they could be tasked with designing a horse and they come up with a camel.
SPEAKER_00:We're both saying the same thing. But yes, yes, we we we agree on that case.
SPEAKER_01:So we're talking about resident body, and you're right, biddies can help. But I'm thinking, I made a note when you were talking, let's talk about um, we talked about water pressure, I think. So I'm thinking about the impact of reduced shower pressure and toilet pressure. I'm sure not everyone's gonna be happy with that. And I'm also thinking, so I'm sitting in a high-rise office building, and we have these things on our lights where it automatically shuts off. So that's obviously a cost savings technique. You know, the lights are not staying on all the time. When we leave the office, it's gonna shut off. When I enter the office, it's gonna turn back on. Do you have that feature in any of your high-rises?
SPEAKER_00:Absolutely. I mean, we haven't even talked about, we haven't even really talked about, you know, lighting yet. But that's you know, going back to I think your first question of you know, what's phase one, phase two of upgrading or you know, implementing some of these practices, um, we always look at lighting, electrical system. Um, we install sensors in a lot of different areas, could be back-of-house areas, could be mail, you know, could be mail room, could be storage rooms, could be offices, stations. So sensors, dimmers. We do typically bring in newer light bulbs, you know, LED, you know, light bulbs to you know prolong the life and use obviously much less electric than you know, fluorescent light bulbs. So that's a topic all on its own. But every community should do an assessment of their of their lighting areas to consider, you know, newer bulbs, dimmers, and and sensors.
SPEAKER_01:Yeah, and listen, you're not gonna make everybody happy. I'm sure there's somebody who goes into the mail room and is unhappy that there's a half a second until that light turns on. But there's just as many other people who are happy that it's not burning all day long when nobody's in there.
SPEAKER_00:Correct, correct. Because it's not just the electricity from the light, it it warms the room. It's the electricity for the HVAC system as well. So there's there's a lot that that's impacted by something so small as what you just said.
SPEAKER_01:In your experience, Nick, do you see uh improved resident satisfaction and higher resale values in properties that have embraced green technologies?
SPEAKER_00:So the the general answer is is yes, because you know, green or sustainable technologies do typically lead to lower operating costs. And your resale value does tend to increase when you do have lower common costs, lower common operating costs. Additionally, uh, if a building is a, for example, you know, a lead certified building, which has its own, you know, requirements, um the you know, developer or the seller of the unit can obviously uh you know mention that, market it, sell it that way, which kind of puts it in its own, you know, caliber as well. Um so short answer is yes.
SPEAKER_01:You've mentioned a lead twice. Why don't we go ahead and say what lead is?
SPEAKER_00:I I wish I were the expert in this. So where we tend to get uh involved in in lead certification is um either a new development or an existing project that wants to become lead certified, you know, has the motive or reason to do it. And so, you know, there's essentially we've seen a checklist of items that need to be implemented either in installation or construction or through operation in order to maintain that you know lead certification. On the developer services side, we are working with some clients uh who have the goal of you know becoming a lead certified building. And it could be everything from the design of the building, the you know, the the lighting that's used in the building, to as simple as you know reporting utilities to you know a local or governmental or specialized agency, which you know that that right there is is very easy for us to do as well. And so um I I think we'll we'll we'll see you know more LEED certified buildings in the residential setting, you know, more in the future. And and again, if if these developers or these you know communities get some sort of rebate or credit because of that, I I think it's gonna incentivize you know more and more people to do to become that.
SPEAKER_01:So I just looked it up. And LEED for our listeners, it's L-E-E-D. LEED certification is a globally recognized rating system by the U.S. Green Building Council for Buildings and Communities, demonstrating commitment to a comprehensive framework of sustainable building practices in design, construction, operation, and performance. So basically what Nick said in a more understandable format, but in a much better way, is what you said. But what what you said, absolutely. Well, you know, I was gonna ask you about marketing lead certified and green buildings because um we've seen some buildings marketed as brand new buildings as non-smoking buildings, um, other types of marketing in terms of what the the buildings restrictions are. In this case, are you seeing more buildings that are developers who are marketing their buildings as sustainable communities or HOAs as sustainable communities?
SPEAKER_00:We are, we are like in South Florida, we're we're we're definitely seeing an uptick in developers um marketing their building as as lead certified. And we, you know, we ask the questions, we we push a little bit, we investigate, you know, A, why, you know, why are you doing that? B, you know, what's the what's the feedback from the prospects? And then C, you know, what's the impact to the operation, to the budget that that we'll ultimately be implementing. And they do say that there are a lot of prospective buyers out there who genuinely feel good buying into a building that they can say is a is a lead certified building. They just feel like they're making an impact on the world, you know, a little more responsible impact. They're they're promoting that sort of design and build. Um, so that's kind of one. Two, there are some folks who are very educated on you know lead certified initiatives and you know, get involved, they talk to their friends about it. Um and so I I think and I hope that we're gonna see that more and more. We have over the last few years seen that become a little bit more normal than maybe we did, you know, five, 10 years ago.
SPEAKER_01:Yeah, there's consumers out there that would gravitate towards uh towards a green community. You mentioned, Nick, a few minutes ago about um we were talking about plant material and landscaping. And if you remember years ago, more than a few years ago, the Florida legislature passed um a law which said that a homeowners association could not prohibit xeroscaping, which is drought-resistant landscaping. And the reason for that, they said that was good public policy in a state like Florida. So you cannot re you know, you cannot prevent somebody who wants to, in a homeowners association, install sometimes less than attractive plant material, but as long as it meets the xeroscaping guidelines. Um, Florida has been moving towards stricter building codes and energy requirements. Do you think boards are keeping up?
SPEAKER_00:In my and our experience, they are because because of a few reasons. I mean, first of all, there's obviously, you know, state requirements, but city and and town requirements. You know, Miami Beach is different than Miami, is different than West Palm, et cetera, et cetera. So what we're generally seeing is although there are these new um initiatives that need to be implemented in these communities, I think on a much broader scale, like on the enforcement side, it's moving a little bit slower. It's moving at a pace where a board or a community can can not just react quickly, but sort of plan for it. So I I think as of right now, because they haven't been, I would say, so drastic of changes that boards can and have been able to keep up with it up to this point.
SPEAKER_01:I I would agree, assuming that they have either professional management or an association attorney, because a lot of times, but I mean it sounds self-serving, but the tr the reality is we still have a large percentage of associations in Florida that have neither. They don't, they may go to an attorney occasionally if they have a collection matter, but they, you know, they're not working with one on a regular basis. And they may be self-managed. So how do they learn about these changes to the law and the and the building codes? Unless I guess it could be that they're very proactive, but I think it makes it more challenging for them. Would you agree?
SPEAKER_00:It's extremely, extremely more challenging. And obviously, not just saying that, you know, on your behalf or or our behalf. I mean, look, I I'm a I work in the industry. I live in a in a small condominium building, you know, that doesn't have you know on-site staff, a lot of services, you know, could we be a self-managed community? Sure, absolutely. Do we want to be? Do I want to recommend it? Absolutely not. Because just like partnering with legal counsel, partnering with a uh, you know, professional management company brings so much more value than just the day-to-day, but it's you know, being involved in, you know, our company is involved in a you know lobbyist group in the state, you know, who really lobbies on behalf of community associations, right? So, you know, me and some of my colleagues that you know sit in on that you know monthly sort of seminar, we can bring that you know back to our communities. When these changes in laws, especially in our state, you know, go into effect, we tend to know about it, you know, much, much earlier than when they go into effect. So by partnering with professionals like us, it will then allow the community to not be so reactive, but take a very proactive and strategic approach to their future planning. I think our business development team has done a number of case studies on self-managed communities that will ultimately hire us. And the number one reason as to why they delayed it was cost. But our business development team has put case studies together that show that the long-term costs are actually greater if you're self-managed because you don't get all that extra added value. You can't be proactive, you're much more reactive, which tends to lead to higher operating costs.
SPEAKER_01:Well, you don't have the lead time. So we've we even thought that with the milestone inspections and the structural integrity reserve studies, that kind of the straddlers they did not have the same choice in terms of the professionals they were going to hire. They didn't have the same choice then with regard to the contractors who were gonna do any necessary repair work. So the lead time is is significant. I do think, Nick, that sometimes our public policy makers just assume that all these volunteer boards are being guided by the proper professionals without realizing that for a lot of them, they're not. They're just not. And they are behind the eight ball. So it's a it's a really good point. I do have to ask you before you leave, you said you serve on your board. By the way, I served on my HOA board for two years. It was a lot given what I do for a living. Are you currently on your condo board?
SPEAKER_00:I am. I I I've been on it for the last two years. Once my community found out what I do for a living, they basically said you don't have a choice, you have to do it. Um, so I said I would, of course, I mean, look, I would of course do it. Uh I am the officer and treasurer. So I handle a lot of the financial items with our management team. Uh, there's five board members, so I'm one of five. We also have two in-house ambassadors, so they're kind of engaged with the community. They're part of the social committee. We actually have a green committee as well, um, because our our condo building has a out back, we have probably a a quarter of an acre of land where we have grown a like a community garden. And so in that community. And so in that community garden, it's herbs, it's vegetables, it's it's flowers. And we have a couple of you know retired folks who who go down to the garden basically every single day, kind of maintain it. Um, but it's one of those really cool, neat sort of you know, green initiatives. So it saves me from you know driving down the street to pick up herbs when I need. Um, you know, the tomatoes are really great in the summertime. So um and it and it and it brings the community together. So like every every other you know, three months or so, we'll have like a social event down there, do like a garden party or something like that.
SPEAKER_01:So that is but that's amazing. First of all, you're talking to somebody who is an avid gardener. I can even go beyond, I had compost pile.
SPEAKER_00:So we we we have a community compost as well.
SPEAKER_01:Oh, you're speaking my love language. So that's the point. I always thought, well, I can't go to a condo because what am I doing with my garden? This is a really unique concept. I wonder how many other, you know, condos out there have community gardens because I you're right. You're you're making dinner and you want to go get an herb and you can just run down and grab it out of the garden.
SPEAKER_00:And everybody, you know, everybody in the building, I would say most people in the building, you know, throughout the week or every couple days, they'll collect their scraps, their, you know, their eggshells, their coffee grounds, and maybe a couple times a week they'll come down and just drop it right in the compost pile. And like I said, we have a couple of uh full-time resident volunteers that will go down and and mix the compost, you know, every few days or so, which is and then they they use it right there in the garden.
SPEAKER_01:So it's that's fantastic.
SPEAKER_00:Yeah. And and you know, I you know, structurally, you know, I wish, you know, our our condos were were designed to be able to kind of support, you know, operations like that. Obviously, in a downtown titty, you know, downtown city, it it it's it's tough to to accomplish that. Um, but yeah, you just find the right community with the right people that kind of have the same sort of values as you do, and you know, great things, great things happen.
SPEAKER_01:You know, I've been reading that uh in a lot of different cities, in condo buildings, multifamily buildings, they have beehives on their roofs. I don't that may be something for you to check into.
SPEAKER_00:Very cool. Very, very, very cool. I'm gonna have to see if we have any communities doing that right now.
SPEAKER_01:The bees. Um, if you had a magic wand, what ring feature would you want to see every condo or HOA adapt tomorrow?
SPEAKER_00:Sure. So great question. Um, I mean, if I had a magic wand, I would I would, you know, want everybody to kind of get engaged and involved in this. But if you're asking, you know, what sort of feature to adapt, I think, you know, our company is primarily in in the state of Florida. And, you know, a good piece of our business is in is in South Florida. And, you know, everybody can attest that um, you know, traffic isn't great, you know, street infrastructure, you know, all that stuff, you know, may not be keeping up with the growing demand of housing down here. And so when you think of a sort of necessary um, you know, operating expense in any community, it's it's it's trash, trash and recycling. And so right now, you know, in the high-rise setting, it's a lot of you know, trash chutes with compactor. Um, there is technology and systems out there that are operating abroad. Um, they're even operating like in New York City right now, that instead of you know a traditional sort of trash chute, it's that same concept, but they use almost like vacuum technology to move the trash down more efficiently. And then when it gets to its sort of home base, it compacts, you know, much, much greater than the traditional sort of compact system. And the whole idea and concept there is to reduce the number of trips that a that a trash truck would need to come to your property, you know, so less gas, you know, less traffic, you know, less wear and tear on on public services. Um, but also, you know, what they're picking up is much more compact versus the traditional route. It it's dirtier, you know, traditionally than than what it could be. So I think if you know, for this sort of South Florida market could really look at that kind of holistically, I I I think it could I think it could be a huge game changer, not just in lowering costs, you know, for communities, but also lowering costs for public services and just making the day-to-day experience of a resident or somebody you know traveling around the city, you know, much more appealing.
SPEAKER_01:It's a really good recommendation. So folks, start looking at your trash first. But you know what? Also in the multifamily buildings, I think you you need to have comprehensive policies in place regarding owners who are renovating their units and their homes and what how they deal with their trash. Because a lot of times their contractors, the way they're disposing of trash is impacting the community overall. So last question is where can people find you, Nick? And you know, if you can point them to some KW resources on sustainability, that would be great.
SPEAKER_00:Sure. So, you know, we're although we're a large, you know, management company, um, you know, we have 300 properties across the state. We, I would say are definitely much more flexible when compared to more, you know, traditional management companies. What I mean by that is we've always taken a very boutique approach with our clients. So we're not just like a cut paste type company. We really, really want to learn about you, want to see what you're all about, and and want to, you know, bring in our wealth of knowledge, resource systems, you know, to your property and really customize it so it's a so it's a really a match made in heaven. Um, when the company started 20 plus years ago, that was our founder's you know, motto is taking that very boutique approach and you know, growing you know, 300 plus communities across the state, we still take that approach. So, you know, whether you just want to talk or whether you want to learn more about our services or you know, you want to consider engaging us, just go to KWPMC.com. We have a great website where we list a lot of services from developer services to food and beverage services, hospitality. We'll manage high-rise condos, low-rise condos, HOAs, even you know, motor homes are are really becoming you know much more popular in different parts of the state. So reach out to us and we'll we'll we'll make it work. And if not, we have um you know sister companies that we can definitely recommend that may be a better fit for your community's model.
SPEAKER_01:Nick, thanks so much for joining us today. This has been a great topic. I learned a lot.
SPEAKER_00:Anytime this is super fascinating again, something that I'm I'm passionate about. And hopefully, you know, folks will see that you know it it doesn't take time, effort, you know, little steps you know go a long way. But um, thank you so much for having me, Donna. You and your company are great with not just our clients, but just the industry and the market in general. So thank you for continuing to guide our residents homeowners aboard the the right way.
SPEAKER_01:Thanks, Nick. Thank you for joining us today. Don't forget to follow and rate us on your favorite podcast platform or visit ticket to the board.com for more ways to connect.