As warmer weather intensifies, one of the best practices a property owner can do is continuously monitor interior conditions of unoccupied buildings. Whether a structure is under construction, vacant due to tenant transition or in a foreclosure, using technology to detect extreme fluctuations in temperatures yields tremendous environmental and financial benefits.
This is especially true for investors and banks, which generally own property they do not directly manage.
The days of delegating an employee or superintendent to make rounds and manually check and record interior climate in each unit is a thing of the past. Many developers and property managers are taking precautions and using sophisticated remote temperature monitoring systems to achieve greater control of operational costs through more efficient gas and electric consumption. This not only saves money, but eliminates future interior trim material problems or damages that may occur.
The effectiveness of these systems derive from using wireless sensors, which constantly measure a unit or facility’s ambient temperature and humidity levels. Information is then transmitted to a central monitoring system, which maintains a database of readings. The computer system then compares the data against recommended pre-set high and low limits and alerts the end user if temperatures fall outside the prescribed limits, indicating a potential problem. Many of these systems do not stop contacting the designated contact person until a dialogue has been established.
This system of monitoring translates into thousands of dollars in energy use savings and reduced repair costs every year for builders and property managers, offering a quick return in investment. In the case of banks looking to sell homes and other commercial property, this helps with maintaining the integrity of the property.
For new construction, when buildings enter into the final stages of completion, it is common for carpenters, electricians, plumbers and other contractors to crank up the heat in the winter months, and generally leave the thermostats on a high setting for days at a time, even when they leave the site. Conversely, in summer months, air conditioning is needlessly running perpetually.
These stressful and variant heating and cooling practices have negative effects, including the swelling of hardwood floors, misaligning doors and millwork, popping drywall nails and seams, and other unwanted results that ended up costing the building owner money to repair – before and after the structure is occupied.
By monitoring heat and humidity levels, ideal conditions for mold growth can be detected and adjusted before spores have a chance to develop.
This scenario holds true for foreclosed properties. In the winter months, extreme cold temperatures can cause pipes to burst, which lowers property values in addition to causing a costly repair and cleanup job. Summer months can be problematic as unmonitored interior conditions can stimulate mold growth.
For builders, making the daily rounds to visit every unit under construction to take temperature readings is an arduous task. Wireless monitoring systems are the perfect solution for maintaining the ideal climate, as predetermined temperature levels are established once the system is installed.
Remote systems incorporate sensors that are mounted on walls inside buildings. The sensors send information to a collector box, which wirelessly transmit temperature readings to a central database.
If interior conditions exceed a limit, the property owner can be instantly alerted by e-mail or via PDA or phone. Some systems enable users to access temperature readings online and note the changes in the database. This information can be used to study temperature fluctuation patterns or be used for future project use and analysis.
While these types of systems seem to be an unnecessary expense, it often quickly pays for itself. Independent research has shown property owners can shave at least 15 percent to 20 percent off their energy costs, and maybe as high as 35 percent to 40 percent. Not measured, but certainly a factor, would be savings on maintenance costs as well as opportunity costs from increased labor costs, lost productivity, delayed customer walkthroughs, closings project completion dates and move in dates.
Additionally, buildings that incorporate energy monitoring programs during the construction process often qualify for LEED credits, enabling developers take advantage of other such money saving options as tax credits and insurance discounts.
Most monitoring systems are highly portable and can be used in a variety of residential and commercial structures including single and multi-unit residential dwellings, office buildings and complexes, hotels, hospitals, strip malls, retail buildings and industrial parks.
With residential and commercial property be a major investment that can depreciated quickly, modern technology can help mitigate some of the risk involved in owning and developing holdings. Wireless temperature monitoring system are becoming a standard component in real estate portfolios.
Dominic Pizzo is the president and founder of
EnerWatch Systems, a Shelby Twp., Mich.-based company that is optimizing technology to help builders and property managers maintain greater control of their bottom line while improving customer satisfaction and referrals.
