What's the best way to sub meter a multifamily?

Question

I have two duplexes I want to sub meter.  Meter is very accessible in front of the house in a via a man hole cover, plenty of room to install additional equipment.  The large sub metering companies don't want to mess with it because it's not enough units.  A lot of plumbers aren't familiar with it.  If I research which sub meter I want is any master plumber capable of installing?  Or should I find someone with experience.  I looked into it and it looks like in my jurisdiction sub metering is legal.

Frank N. · Answer

@Brandt Tingen The water use is not a profit center.  lol.  Here in NYC it is a straight usage calculation.  cubic feet X rate = amount.  I have a little spreadsheet that does the calculation and I print out a bill from that spreadsheet.  My meters are manual read.  So every month, I go to each of the two duplexs and write down the reading.   After 10 years of doing it, it has gotten old.   Somekind of remote read (internet) is my next upgrade.

Jeremy Hunsicker · Answer

@brandt tingen  the bill from city is billed per cf.  I take the current rate from city and multiply by usage.  sewer is figured the same off of water usage.  trash is per month.  I use quickbooks and create a new bill to the renter, include a copy of bill from city to show they are not being overcharged.  I pay the towns bill, the tenant reimburses me just for what they use.  I have only been doing this for a couple months, but no issues so far.  the lease is wrote up as the utilities are in addition to rent, so I can evict or use deposit money if they do not pay.

Jeremy Hunsicker · Answer

I have some duplex's that have a single meter for each building.  in the crawlspace, there is a branch that is dedicated to each side of the duplex.   i installed a meter for each side in the crawl space and drill a hole in the ban board to install the remote sensor head so I can read it from outside.  I use sensus water meters and use the touchreader 3096 handheld device reader.  the reader costs about $400, and each meter with the proper fittings will run about $100.    I can't speak for other plumbers, but I had no problems installing the meters myself.  as others have stated, check the legality of billing back in your area.

Gita Faust · Answer

Here is a process from our clients: (posted with permission)

- Start a document management portal for each owner like dropbox, box, google drive and give them access

- when you receive the bill create a pdf and add them to each folder

- download the excel file for the submeter

- import by each tenant/owner QBO or Pro or copy and paste in QuickBooks Accountant or Enterprise version

- create automatic invoices in QuickBooks if you are using premier or QBO

We highly recommend QuickBooks Accountant or Enterprise version - be smarter and the job done faster and avoid errors. All depends on your needs.

Brandt Tingen · Answer

Cool thanks for the info.  I found this in my research, but I have not done much yet. Jeremy above mentions some meters that work well for him.

http://www.flows.com/remote-water-meter-reading-system/?gclid=CKSv0fLa1MoCFQEnHwoduLcPyg

Matthew Paul · Answer

It all depends on how the plumbing is set up in the house , it could be easy if there are different valves for each unit .

Brandt Tingen · Answer

@Gita Faust Awesome process thank you for sharing.  I am finding out from the master plumbers that the city can permit and approve submeters that will use RFID technology to make scanning for them very easy.  So I think I'll be able to stay completely out of it which is ideal.  It is way less expensive than I had imagined.  Break even will happen in 8-14 months.  With the new technology and scanners they don't have to dig a trench so it makes it much much easier.

George P. · Answer

I didn't know that individual people can purchase meters.  in the surrounding cities here the water department acts like they are protecting criminals when I talk to the about meters..

I have plumed many houses so this stuff is like child's play to me.  plumbing is one trade that tells you immediately if u did it wrong.  unlike electrical

Brandt Tingen · Answer

@Jeremy Hunsicker Thanks for the info I'm going to check with the city but from an initial poke around the internet it seems like it is legal in D.C. to sub meter.  Question - how should I charge?  Do you take the total water bill and split it up based on the percentage that the tenant used of the total water bill?  Or do you say okay the city is charging this much per CF and you used x CF so this is how much you owe.  I assume either of these will get to a very similar conclusion, just looking to see what the easiest way to calculate and invoice it is.

Jeff B. · Answer

hmm;  Check with the utility Co first !!! I would think you want the tenant to pay the bills directly to the tenant :)

What's the best way to sub meter a multifamily?

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