What upgrade would lower the expense cost the most?

Question

Hey!

I have a 5-Unit building up here in Canada. It goes to about -25C (-13F). I have the opportunity this spring to make a property-wide upgrade. Would you say would be the three must do renovations that help reduce my electricity and heating bill building wide? I am planning on going on a big spring reno

Jim Goebel · Answer

@Zackarias Aitchison

Hi there!

• Certainly with the cold temps one of the biggest things you can do is take a hard look at all the insulation and R values of everything.  This would include all of your exterior surfaces.  If you google energy audit / insulation you will get some nice results showing ways you can find stuff.  I'm going to list off some of the lowest hanging fruit from that perspective below:Attic/ceiling space often can be helped immensely by blowing in additional cellulose insulationWindows and all wall terminations should be examined and caulked/filled with expanding foam insulationWalls can often be supplemented with additional insulationRim joists, basement walls 
• Attic/ceiling space often can be helped immensely by blowing in additional cellulose insulation
• Windows and all wall terminations should be examined and caulked/filled with expanding foam insulation
• Walls can often be supplemented with additional insulation
• Rim joists, basement walls 
• Look into selectively upgrading your main appliances (water heater, air conditioning, furnace) with high efficiency units
• Old fridges use a lot of electricity - you might take a look at what you have there and consider upgrading

• Attic/ceiling space often can be helped immensely by blowing in additional cellulose insulation
• Windows and all wall terminations should be examined and caulked/filled with expanding foam insulation
• Walls can often be supplemented with additional insulation
• Rim joists, basement walls

Some utilities have programs to offer rebates/incentives for upgrading much of the above so I'd look into that if I were you!

Chase Louderback · Answer

Great ideas above, just to condense everything and add a couple more ideas:

• Low flush toilets and Low flow fixtures (showerheads, etc.)
• LED Lights and more energy efficient common area lights, if applicable.
• Replace windows with energy efficient windows
• Improve insulation in the attic and crawl spaces
• Recaulk windows and make sure all doors are sealing well when closed
• Upgrading appliances, water heaters, etc., if they are extremely energy efficient.
• If higher quality property, consider installing nest thermostats to help with energy savings since tenants won't care if they aren't paying the bill

I'm sure there are many more but those are a great place to start and get the bulk of your savings.  Your main goal should definitely be to get everything sub-metered and start billing back to your tenants asap.

Zackarias Aitchison · Answer

@Theresa Harris Thank you for the insight into insulation. I am working right now to find an electrician to put each unit on its own meter so I do not need to pay utilities

Greg Scully · Answer

@Zackarias Aitchison - Replacing lighting with LED fixtures or bulbs, also pipe wrap is an inexpensive upgrade.  @Jim Goebel suggestions are good.

Paul Linnertz · Answer

Living in Upstate New York I have a very similar issue with the extreme cold of winter. I am spraying insulation in my attic this spring/summer to bring my future heating bills down. I would vote you do the same.

John Lenhart · Answer

new Toilets in multi family buildings. If the building is older and they have the large tanks in there, switch to a smaller tank toilet and your water bill will noticeably decrease

Thomas S. · Answer

First must do renovation is to split all utilities to separately meter to have all tenants pay for their own utilities. This is the absolute best money spent to reduce your costs going forward. Utilities in multi unit purpose built rentals should never be in landlords name.

Luke Sass · Answer

@Zackarias Aitchison

Insulation no question that followed by windows most likely will give you the best energy savings.  I’m a big fan of spray foam, it costs a little more but long term your heat savings pay for it.  You can get replacement windows that fit into existing openings very cost effective.

Theresa Harris · Answer

I'm guessing you are paying for electricity and heat.  Is it possible to get each unit on their own meter?

See if you can get an energy audit done by your local utility to see where the big energy losses are occurring.

For the main doors to the individual units, add door sweeps.  For the main door to the complex, see how solid it is.

For the caulking and insulation around windows and doors, do NOT use expanding foam insulation around windows as it will cause problems.  There is special foam insulation for windows.

Todd Dexheimer · Answer

Air infiltration through cracks, holes, etc and windows and doors

Attic and wall insulation

Furnace upgrade or if it is possible put a furnace into each unit

What upgrade would lower the expense cost the most?

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