Calendar icon February 6, 2023

What Is An Electrostatic Air Filter?

Raise your hand if you learned about static electricity as a kid by rubbing a balloon on your head and watching your hair cling to it. Now, if you actually raised your hand while reading this, put it down. People are staring.

You probably thought that static electricity was pretty cool but didn't really serve any practical purpose for you in your life. Beyond not lighting yourself on fire at the gas station, you were right, until now. It turns out that the very air you breathe is affected by static electricity. How? With air filters, of course! What the heck else would we be talking about?

Certain air filters actually use static electricity to catch particles as they pass through the filter media. These are known as electrostatic air filters. Now when you google electrostatic air filter, you'll usually find a wealth of information about washable/reusable air filters. Within the general public's knowledge of air filters, electrostatic air filter has become synonymous with washable air filter, but that's actually not fully correct. Electrostatic is merely a feature of washable filters, and it's not exclusive to them. Let’s dive in.

What is electrostatic?

We've reached the science part of the blog. Here we're going to talk about static electricity and how filters use it. Feel free to skip this part if you took Static Electricity 201 in college. If you only took 101, you might want to read this. It will be on the test.

Anybody who has ever played with a magnet knows that the opposite poles on the magnet attract. If you try to stick like poles together, they repel. The same principle is what creates the static electricity that electrostatic air filters use.

Static electricity is caused by a difference in the charges of particles. Particles are made of atoms, and atoms are made of protons, neutrons, and electrons. Atoms that have the same number of protons and electrons are neutral and have no charge. When a neutral atom gains or loses an electron, it becomes charged.

Electrostatic air filters are made of filter media that undergoes a process to "charge" it, thereby creating that attractive quality. Sometimes, multi-layer washable filters contain layers of materials meant to charge particles as they pass through, making the job of the attractive layer of the filter easier.

Instead of getting pulled through the filter and physically caught and blocked by filter material, the particles are actually attracted to the filter media because of physics. It's pretty neat in theory. In practice, well, we'll get into that in a second.

What filters are electrostatic?

As stated, electrostatic simply means "uses static electricity." Nothing about the term automatically identifies a filter as washable or reusable. Washable filters are electrostatically charged. Since that's how they are typically marketed, it's become a general understanding that that is what an electrostatic filter is. However, most pleated filters are electrostatic as well.

Unlike filters of the washable variety, pleated filters don't have to be charged to have an electrostatic element. Some are, and as a result, produce a powerful electrostatic field that helps catch the smallest of particles. Uncharged filters still create a field based on what they're made of. Because of that, they produce a weaker field and rely more on mechanical filtering.

Mechanical filtering just means that the filter physically blocks pollutants. It's the most common filtering technique and the one that pleated and fiberglass primarily rely on.

Fiberglass filters can hold something of a static charge, but it's not enough to actually make it an effective filtering device. They're still garbage.

So what are washable air filters?

Washable air filters are almost all electrostatic air filters. The selling point is they can be cleaned and used for several years before it is time to buy a new one. On paper, that seems like a groundbreaking innovation in the filter industry. But that's just paper. In reality, it's pretty easy to see the holes. Did you see what we did there? We made a joke about crappy air filters because they have big holes in them. Get it? Do you get it? Ok. Sorry. It won't happen again.

There are some advantages to the washable air filter, and most are pretty straightforward. Washable filters can save you money on filters in the long run. Instead of replacing it every three months, you just wash it out, let it dry, and replace it. These guys run anywhere between $30 and $80 and typically last around three years, although some can last as long as five. So obviously, there is some money to be saved by spending less than $100 on air filters over several years.

That's about where the advantages end. Remembering to change your pleated filter can be hard (unless you use a particular home wellness company *wink* *wink*). Remembering and actually finding the time to wash, vacuum, and dry your washable filter? Not so easy.

When you do remember to wash them, you better make sure you do a thorough job. If you don't, you're inserting a dirty filter back into your home. That completely defeats the purpose of a washable air filter. Even cleaned, if you don't dry it completely, it can grow mold. You don't want either of those things.

From an actual filtering perspective, washables are better than cheap fiberglass, because what isn't? Still, they don't really measure up to pleated filters, especially when it comes to larger and more common pollutants like pollen.

Now you may have noticed that we said washable filters are "almost exclusively electrostatic." Many washable filters also do have a mechanical element that is made of similar material to a pleated filter. The problem is that this filter media cannot be woven tightly, as it would affect the filter's ability to build a charge and make it exceptionally hard to clean. The result is that the mechanical element does virtually nothing and is less efficient than even fiberglass (Gasp!).

Why don’t washable air filters measure up to pleated?

Pleated filters are naturally electrostatic.

Washable filters kind of live off in their own world when it comes to air filters. They work so differently than a pleated or even fiberglass filter that the MERV rating isn't particularly applicable to them, thereby making their efficiency harder to understand.

Basically, this is how it works. Filters that have a mechanical element always become less effective. The smaller particles are, the better they are at finding holes in the filter—they're small. With washables, the exact opposite is true.

Because there is no reliable mechanical element with a washable filter, static electricity is the only thing that stops pollutants from passing right through. Washable electrostatic filters are more effective against smaller particles, as they have an easier time pulling them in with their electrostatic forces. Bigger particles require a stronger electrostatic force to attract and as a result have a much easier time slipping past the static electricity.

The lack of mechanical filtering can lead to other issues as well, such as particles just kind of falling off the filter and back into the air every time you take it out. Seriously, that may sound really stupid, but it's actually a real problem.

Statically charged pleated filters combine the electrostatic element to target small particles with the mechanical element to target large particles, making them the most effective across the entire spectrum of particle size.

Pleated filters also become more effective as they age because of the buildup of particles, which actually helps block more particles. The opposite is again true with purely electrostatic washable filters. Once dust and pollutants have coated the entire filter, the static electricity is weakened significantly. Since this force is the only thing that stops particles, all that nastiness can flow right through the filter.

Washable filters, because of their multiple layer construction, also have an extremely high initial pressure drop. If you're unfamiliar with that term, it basically means that airflow through the filter is initially lower than other types of filters. If airflow dips too low, your HVAC unit can struggle to pull in enough air and have to work harder. This costs you more on your heating and cooling bill and may potentially blow out the motor. Pleated filters don't really have this problem unless you leave them in the vent for way too long.

Electrostatics is some pretty cool science, but ultimately it's not particularly useful on its own. It can give a nice boost to a well-constructed pleated air filter, but it's not really enough to get the job done on its own.

How are pleated filters charged?

As mentioned above, pleated filters fall into two categories when discussing electrostatic air filters. Some are charged with a charging procedure while they're being built. This is done with a process involving a bunch of tiny needles, but we won't get into that because it will probably bore you out of your skull.

Some, typically the lower MERV-rated varieties, are not charged. These still carry a natural charge because of their construction material, and their charge actually increases over time as the air passing through the filter helps to build up a little bit of a charge.

Pleated filters give you the best of both worlds. Even varieties that aren't intentionally charged still outpace reusable filters. The good news is that if you want to buy a pleated filter, you're already on a website that sells them!

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How to Optimize Operational Frequency with Processes and Software

Property management software is currently helping property managers establish efficient and reliable processes at a higher rate than ever before in the PM industry. With that development in the proptech industry has come the development of tech for self-managers that has changed the capacity of the accidental landlord. Thus, the demand for efficiency at scale has risen in order to separate the professional from the amateur, and the establishment of processes that allow such a thing has become a critical topic for professional property managers. Optimizing property management processes Carter Fleck of Triton Property Management, a growth-oriented firm out of northern Virginia that is approaching 300 units with larger goals for 2024, joins us to share his expertise on process definition. Fleck is the General Manager responsible for operations and strategic growth, and he has been developing effective processes to ensure efficiency at Scale at Triton, and in the process, he has garnered an understanding of how to do so. “A lot of failing,” says Fleck. “In the early days, we were getting a lot of good and bad feedback, but typically the bad feedback is what you adjust off of.” Fleck believes that assumptions are the enemy when it comes to defining procedures and sourcing software for your PMC. “The image that we use is if you're going to build a sidewalk before people even start walking on a field, it's kind of dumb. You have to see where people will walk first, and then you'll build a gravel path. So number one, you see where they walk, see where their intentions are in the grass, then you build a gravel path. And then eventually, once that walkway is established, that's where you build your processes and procedures.” The analogy is a visualization of the concept that you have to see how people operate before you can establish processes to make how they operate more efficient. Fleck encourages the negative experiences of process breakdown and cites them as the only way to really nail down what your processes should look like. “Over time, between the tenants giving feedback and owners giving feedback, we adjusted our processes. It's a mix between figuring out where the owners walk and where the tenants walk, and then building paths that align.” Fleck details an example of how Triton adjusted its process after an assumption it made got challenged: "We had an assumption that payment plans were helpful for residents," says Fleck. "And so the way we handled delinquency is we would reach out to them and would be like, ‘you need to pay this. Do you have a payment plan option?’ And they would always say yes. Our process was we'll put you on a payment plan, we'll invite you to a payment plan, you'll accept the payment plan, and then we'll monitor the payment plan. That in itself was a lot of work, but we thought it was doing well. But some of the owners that we had managed for mentioned that another property manager doesn't allow any payment plans. And if you're not fully paid up by the end of the month, then the eviction process starts if you’re over $500 due. So we're like 'alright, well, we'll serve you in that we'll change our processes.' And we did, and our delinquency percentage shrunk significantly. So, consistently, by the end of every month, we're around 5% APR. Whereas with payment plans we're like 5 to 10%.” Fleck obviously credits seeing the assumptions in motion as what prompted the need for process iteration, and he firmly believes that making too many of these assumptions is one of the biggest mistakes growing property management companies make. Like any business experiencing growth, process definition is critical to achieve efficiency at larger volumes. What Fleck is essentially advocating for is processes based on what you know, not what you think, and there is a big distinction. Managing property management software Fleck has installed both general and tech-based processes, and cites that understanding of how people interact with processes as the key in both areas. "They don't focus on user experience. That's really important. Number one, how the tenants like the tech, but specifically how the people who are using the tech are gonna adopt it. So when we were choosing a rent inspection software, we had so many people recommend one, software and I, we almost pulled the trigger on it. But then I was like, let's do a trial run on both these two. And we chose the other one because it was way better user experience for property managers. So user experience, both for us and for residents." Tech is a tool that is ultimately as good as its users, and if it's not used correctly or at all, its potential is wasted. An over-reliance on technology can actually go hand-in-hand with an under-reliance, as both often spring up from a lack of understanding of how to choose, implement, and manage it. In this vein, Fleck can't recall many property managers who operate with too much tech. As long as you're not purchasing redundant software and you've done and continue to do your due diligence, tech-based process can make your business more efficient. "I more often find myself having that conversation," says Fleck. "When I'm talking to property managers in my sub-market, who aren't connected with like a NARPM, who aren't connected with like a Crane group, or who aren't connected with a Second Nature, aren't connected to the tune of what the property management industry is doing and the cutting edge of it, I'm just like, 'you could save so much of your time and you could scale this so much more if you only even if you just had tenant Turner, or if you had LeadSimple.'" No matter what your story is a property manager, if growth is in the cards, so is process and technology refinement. Hopefully, Fleck's experience in these areas can help you stay efficient and organized as door counts grow.

Calendar icon April 19, 2024

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Why offer a tenant benefits package?

In the residential real estate sector, like everywhere else, residents and property investors alike are getting younger – and with this generational shift comes expectations for a certain level of convenience and support. To put it bluntly, today’s residents want their needs proactively anticipated. It’s something they're willing to pay (and stay) for. That’s where a tenant benefits package comes in. In this article, we’ll explore what a tenant benefit package is, how it improves the experience for both property managers and tenants, and crucial mistakes to avoid. Before we get into the details, we want to give a shoutout to our very own “Resident Benefits Package” – which is how we refer to the benefits comprised in the “tenant benefits package.” “Tenant” is not yet a legacy term, but we here at Second Nature are trying to evolve it. That’s because, in our experience, property managers work hard to make renters feel like they’re not just parties to a contract – they’re residents. On one hand, this is just humans being humans, but on the other hand, it also encourages them to invest in care for their new home and add value to the property. Ready to get started now? Build your Resident Benefits Package today. What is a tenant benefits package? A tenant benefits package is typically a bundle of services, conveniences, and provisions offered by a property manager on top of the basic lease agreement. They represent a triple-win situation for property managers, residents, and property owners, as they enhance the overall rental experience, generate additional income, and protect the real estate investment. It might include conveniences such as online monthly rent payment options, or portals for submitting maintenance requests and tracking their status. It could also include various financial perks, such as credit rating improvements that are contingent on on-time rental payments, or discounts on nearby services such as fitness centers. It might also include amenities ranging from move-in concierge or utility set-up services, to identity protection services, to HVAC filter delivery. The cost for resident benefits packages is typically included in the lease and added as a monthly fee, with the fee being dependent on the specific benefits. Indeed, the benefits contained in a tenant benefits package will vary depending on the property manager and the type of rental property. The overall goal is to provide tenants with an enhanced quality of life while simplifying the experience of renting. At Second Nature, we pioneered the only fully managed resident benefits package, in response to PMs who wanted to make their business stand out. Our RBP includes an array of services and supports for residents, from filter delivery to credit building to maintenance. Why should property managers offer a tenant benefits package? Beyond the triple-win considerations mentioned just above, there are compelling and concrete reasons why property managers should offer tenant benefit packages. We'll turn to these now. Ancillary revenue Some tenant benefit packages include optional services or add-ons that can generate additional revenue streams for the property manager. This might include things like renter insurance or HVAC filter delivery. Resident experience Tenant benefit packages deliver numerous savings and value to tenants, beyond the value they would get if they were obtaining the same benefits "à la carte." Additionally, by offering additional services and conveniences, benefit packages can make tenants feel valued and more satisfied with their living experience. For instance, maintenance hotline requests, tenant portals, and air filter replacements all make life easier. Add-on services like identity theft protection can offer a sense of security. And discounted renters insurance coverage, utility concierge services, or other perks can save tenants money. Decrease tenant turnover and vacancy rates In a competitive rental market, tenant benefit packages can be a major differentiator toward boosting retention rates and reducing vacancy rates. Properties that offer these packages can also attract a wider pool of qualified tenants, and potentially command higher rents. Note that certain benefits in the package, like online rent payments and maintenance requests, can automate tasks and free up the property manager's time. This allows them to focus on more value-added initiatives. How does the tenant benefits package improve the tenant experience? Tenant benefit packages can significantly improve tenant satisfaction in several ways, by making life easier, more convenient, and potentially more affordable. For instance, if an online portal (a baseline feature for most property management software) is included for rent payments and maintenance issues and requests, this eliminates the hassle of writing checks or waiting on hold to speak with someone about a clogged drain. In other words, tenants have the peace of mind of knowing they can manage their tenancy 24/7 from the comfort of their own devices. Some packages might include features like filter delivery services or regularly scheduled HVAC maintenance. This frees tenants from having to remember these tasks – and ensures their apartment is well-maintained. Certain packages might also offer "verified vendor" services – in other words, a vetted vendor network that can help provide a more secure feeling to residents when service providers are on-site. On the financial side of things, a benefits package might offer discounts with local suppliers for various goods and services, or on a renters insurance policy obtained through the property manager (with applicable waivers for residents who have their own insurance). This can save tenants money on a necessary expense. Some packages also help residents with their credit scores via credit reporting and credit building services, so they can transition from renting to home buying when the time is right. The idea is that the credit reporting program reports on-time rent payments automatically to all credit bureaus, helping residents build their credit simply by paying their rent on time. Some benefit packages include resident rewards programs that represent a powerful and positive incentive for on-time rent payments, including gift cards or cash. As far as living perks go, packages sometimes include added benefits such as access to fitness centers or community events. This provides tenants with additional spaces to relax, socialize, or stay healthy. Packages can include security deposit alternatives that serve to provide a means for residents to be financially liable for damages without having to pay a significant lump sum upfront, such as pure insurance, surety bonds, and ACH authorization programs. Ultimately, tenant benefit packages create a more professional and responsive image for the property management company, which helps tenants feel valued and allows them to experience a smoother, more stress-free rental experience. What are the mistakes to avoid when offering tenant benefits packages? Property management companies should take care to avoid certain pitfalls when implementing tenant benefit packages to ensure they are providing true value to tenants as well as delivering profitability to the PM company itself. For instance, it's important to ensure that the services you're offering are actually relevant to your target renters. For example, young professionals might appreciate discounts on gym memberships, while families might prefer pet-sitting services. You should also take care to clearly communicate what's included and not included in the package to new residents. Don't oversell the benefits – focus on how they genuinely improve the living experience. It's also very important to set realistic expectations for response times on standard maintenance requests, emergency maintenance requests, or virtual concierge services. Likewise, be clear on all available payment methods, as well as rent due dates, late fee structures, and any associated payment processing fees. If your package includes services from third-party vendors, ensure that these vendors are reputable and reliable. Research their customer service record and responsiveness to ensure a smooth partnership and a positive experience for tenants. Above all, regularly monitor the usage of different benefits within your benefits package. This can help you refine your offerings and ensure you're not spending where spending is not required. Looking for a Resident Benefits Package? If you’re looking for a “plug and play” resident benefits package, Second Nature’s RBP is the way to go. Designed to be easy to implement and simple to use, all the services it includes are managed by Second Nature – which means there’s no day-to-day upkeep required from the property manager: Second Nature keeps it running. It’s a simple way to grow your business and create great experiences that residents will pay and stay for. Learn more about our fully-managed Resident Benefits Package.

Calendar icon April 2, 2024

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