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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10 Best Property Management Maintenance Software

In the property management world, tech solutions abound. There are so many different players on the market, but sometimes, that wealth can be tough to navigate. When it comes to property management maintenance software, single-family property managers have to identify, first, how they approach maintenance and, second, what tech solution will best support their team, workflows, and operational structure. It’s a daunting task! That’s why Second Nature builds integrated solutions to support residents in preventing issues from ever developing. These solutions reduce maintenance needs through preventive maintenance strategies and take work off the property manager’s plate. But no matter how much prevention you build in with tools like our Resident Benefits Package, you’re always going to need some maintenance management. So, today, we’re going to look at some of the best approaches you can take and the best software available to you for property management maintenance. Property management maintenance software solutions come in two basic categories: Platform Solutions: Property management operations platforms or accounting software that include maintenance support, among other full-service property management solutions. Dedicated Point Solutions: Property management software designed to tackle one specific problem – in this case, maintenance. We’ll explore solutions that fit into both of these categories and how to weigh the pros and cons of each. 1. Property Meld Property Meld is a leader in the small to medium-sized property management business space. It’s a maintenance point solution to optimize work order management, response time tracking, vendor and resident communication, scheduling, and analytics. Its built-in “Owner Hub” helps provide the right amount of transparency to your clients. Perhaps the best feature is the Insights Tool, which helps you track metrics like the median speed of repair, average resident satisfaction, vendor health score, total spend per unit, and more. Pros: The user interface is intuitive for PMs and residents Opening repair tickets takes just minutes Tracking repairs and resident satisfaction is easy and transparent Powerful analytics help you see your success at a glance Cons: If you’re looking for a full-service operations platform, Meld won’t be the solution for you. 2. Lula Lula is another dedicated point solution focused on property maintenance technology. They leverage a network of vetted contractors to make finding the best technicians easy. Lula’s team becomes an outsourced extension of your property management company, troubleshooting, coordinating, and managing maintenance tasks. They operate in over 30 markets in the US and boast results like 80% one-trip resolutions and a net promoter score of 80. Pros: They do the work to vet and provide the vendors You can bring your own vendors in if you want to Integrates with any software Customizable plans for self-service or full-service Cons: May not yet be available in your market Only focuses on maintenance 3. Buildium Buildium is a popular all-in-one solutions platform and property accounting software with excellent management features. The web-based solution and app provide support in accounting and invoicing, communications, leasing, and maintenance activities. Their portals provide tenant support, maintenance management, and templates to make every part of property management easier. Pros: A near-complete solution for property management Excellent tenant and owner portals and communication hubs Analytics and tracking to streamline operations and results A 14-day trial helps you evaluate if it’s a fit Customizable packages Cons: Lack of transparency for owners The listing process isn’t as comprehensive as some users want Can be pricey 4. Mezo Mezo is an AI-driven, cloud-based property maintenance management software. The aim of the app is to take work off your plate by automating maintenance ticket responses, resolutions, and insights. Mezo takes requests directly from residents and uses conversational AI to ask questions in real-time, identify problems, and diagnose the issue. It will support residents in resolving the issue on their own or integrate with your management system to get work orders quickly sent. Pros: Residents can get help immediately when they have issues and potentially resolve themselves with Mezo’s chatbot support Technicians arrive with Mezo’s analysis and diagnosis, allowing them to come prepared and resolve issues quicker Integrates with most PMS options Cons: Doesn’t integrate with all other PM tech solutions As a newer technology, still has some bugs and gaps 5. Lessen Lessen, formerly SMS Assist, is an enterprise-level solution providing tech-powered renovations and maintenance at scale. It’s an end-to-end platform for maintenance operations with a vetted vendor network and provides everything you need for maintenance or turning projects. PMs simply use the app to request projects, deploy Lessen network pros, track progress and checklists, check for quality control remotely, and process payments – all in one slick tech solution. Pros: Excellent, seamless tech that’s easy to use and deploy A fully vetted vendor network takes that work off your plate An established brand that has worked out the “kinks” in service Cons: More ideal for more enterprise companies who need scale (rather than smaller SFR PMs) 6. AppFolio AppFolio is a full-service rental property management platform solution that is very popular with single-family property management companies. The web-based app streamlines and automates every stage of real estate management, including management, training, marketing and leasing, maintenance, accounting, reporting, and communications. For maintenance, AppFolio includes workflow automation, work order managemen toolst, online maintenance request, mobile inspections, and more. Pros: Easy-to-use technology with great UX Fully mobile and automated Customizable dashboards and advanced reporting Cons: An expensive platform if all you need is a maintenance point solution Customer service is not always available for maintenance line 7. Rentvine Rentvine is a full-service property management platform that focuses on communication support between PMCs, residents, and clients. The platform streamlines application and tenant screening, inventory management, accounting with a manager’s ledger and client money tracked separately, marketing, leasing, and – of course – maintenance. The app tracks all your work orders from start to finish and supports communication between residents, property managers, and vendors throughout. Pros: Easy to use with excellent customer support Owner and tenant portals work seamlessly Excellent accounting process Cons: Has fewer features than some competitors but is continuously improving 8. DoorLoop DoorLoop is another full-service property management software that provides all the features a property manager needs to manage their portfolio. You can handle accounting, maintenance, listings, marketing, client success, and more, all from the app. For property management maintenance, their software helps manage work orders, handle vendor payments, and track the process from start to finish. Pros: Intuitive, streamlined UX that’s user-friendly Great customer service Excellent integrations Cons: Expensive if all you need is a maintenance point solution rather than a full platform Some functionalities are still being developed 9. FTMaintenance FTMaintenance is a computerized maintenance management system (CMMS) point solution platform designed for maintenance managers, executives, and technicians. While it’s not specifically designed for property management, the software streamlines work order management, vendor payments, tracking, and more. For some PMs, this could be the added solution they need to focus simply on complex maintenance jobs. Pros: Robust work order tracking Excellent mobile app for vendors and maintenance managers Analytics and organization Cons: Not designed specifically for property managers, focused more on commercial properties Complex if you are not tech-savvy 10. UpKeep UpKeep is another CMMS point solution focused entirely on managing maintenance. It’s not designed specifically for property managers but may have the features you need if you’re looking for a maintenance-specific app. Explain key features, pricing, and why it should be considered. Their web and mobile app helps manage day-to-day maintenance life cycles, work orders, payments, and more. Pros: Great work order tracking with in-depth reports and financial analysis Easy to use for maintenance scheduling and organizing work orders Cons: Not specific to residential property management Difficult to learn how to use How Second Nature Helps with Property Management Maintenance When it comes to maintenance, at Second Nature, we’re always looking to empower the resident. Our Resident Benefits Package provides solutions that minimize maintenance needs and costs in the first place. From HVAC/air filter delivery to on-demand pest control to rental rewards, we aim to incentivize residents to care for their property and take work off the property manager’s plate. We also work closely with other property management software providers to ensure you have everything you need for success in your SFR property management business. Learn more about the Second Nature RBP and how it can bring ease to your work.

Calendar icon November 17, 2023

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Preventive Maintenance Checklist for Property Management

A big part of property management is prevention. Property managers anticipate issues, plan for problems, and execute solutions. For some, a key part of this prevention is to develop a property management preventive maintenance checklist. For multi-family property managers, a regular preventive maintenance check is standard–and easy. Their properties are often all contained to one apartment building or community, and it’s easy to do a walkthrough to ensure everything is as it should be. For single-family property managers, it gets a lot more complicated. With scattered-site properties, regular inspections are impractical and expensive. In fact, one of the best ways to approach prevention is to help equip residents to take preventive measures themselves. At Second Nature, that’s our approach: “How do we make it easy for residents to handle preventive care of the property?” In this article, we’ll explore both approaches to preventive maintenance: Doing inspections as a property manager – or finding solutions where residents support the process. Let’s dive in. What is Preventive Maintenance? Preventive maintenance is a proactive approach to keeping a property in good condition with the purpose of preventing unexpected failures and maximizing longevity. This type of maintenance encompasses a broad range of activities, from routine inspections (more common in multifamily) to air filter delivery services that keep HVAC systems running smoothly. By implementing preventive maintenance tactics, property managers aim to prolong the lifespan of property components, maintain property value, and provide a safe, functional, and appealing living environment for residents. What is a Preventive Maintenance Inspection – and Who Conducts It? A preventive maintenance inspection is a regularly scheduled, systematic evaluation of a property designed to identify and rectify any emerging issues before they escalate into serious problems. In other words, a preventive maintenance inspection is like a health check-up for a property. A well-documented inspection also provides a record of maintenance that can be valuable for insurance claims, move-outs, etc. Generally, SFR property managers find themselves in three different camps when it comes to property inspections: Those who visit sites only when an issue arises. Those who conduct scheduled annual preventive inspections, whether there are issues or not. Those who conduct biannual or seasonal preventive inspections, whether there are issues or not. But there’s also a fourth option: Those who rely on a partner who helps manage prevention for them. There is so much residents can do themselves to prevent larger issues from ever developing – they just need a little support. For example, if a resident is changing their air filter on time, the property manager is going to get fewer HVAC tickets, and the HVAC system is going to last longer. If you can provide scheduled air filter delivery, residents can stay on top of their filter changes. Whichever of the camps you fall into, we want to provide you with resources in this article to make preventive maintenance easier. If you’re the type of property manager who prioritizes regular preventive maintenance inspections, we have a checklist template for you below. If you’re the type of property manager who prefers to react when issues arise (often more cost-effective), we have some suggestions for how to help residents manage preventive measures on their own. What to Include in a Preventive Maintenance Checklist Let’s say you do prioritize regular inspections. Crafting a preventive maintenance checklist for property management is all about anticipating needs and averting potential issues before they arise. Building your checklist begins with a thorough assessment of the property's unique features and vulnerabilities. By understanding the life cycle of various components of a property across the seasons – from HVAC systems to appliances – you can prioritize tasks and schedule maintenance in a way that minimizes wear and tear. Your checklist will likely include the following categories: Structural Maintenance Electrical Systems Plumbing & Water Systems HVAC Systems (Heating, Ventilation, and Air Conditioning) Appliances (if provided) Lawn & Outdoor Areas Pest Control Safety & Security Systems Interior Checks Miscellaneous (Garage, waste disposal, etc.) Sample Preventive Maintenance Checklist for Property Management Companies With input from OnSightPROS, we’ve built a preventive maintenance checklist template for single-family rental property management companies. Use this template as-is or tweak it to fit your property needs! If you want a downloadable and more in-depth template for all types of rental inspections, check out our original post on rental inspection checklists and Get the download here. Structural Maintenance Roofing: Inspect for leaks, damaged tiles, or shingles. Check gutters and downspouts. Foundation: Check for cracks, water damage, or shifting. Walls and ceilings: Look for cracks, dampness, and signs of mold. Electrical Systems Safety checks: Ensure that outlets, switches, and wiring are in good condition. Lighting: Regularly test all indoor and outdoor lighting fixtures. Inspect circuit breakers and panels. Plumbing & Water Systems Drains and pipes: Check for leaks or buildup. Water heater: Test hot water temperature and pressure relief valves and inspect for signs of wear. Faucets and fixtures: Ensure proper flow and check for leaks. HVAC Systems (Heating, Ventilation, and Air Conditioning) Filters: Ensure they are up to date. With Second Nature’s Air Filter Delivery, you’ll have the date stamped right on the filter itself. Ductwork: Check for mold or leaks. Seasonal checks: Ensure the heating system is ready for winter and cooling for summer. Appliances (if provided) Oven, range, microwave: Check for cleanliness and ensure they are working efficiently. Refrigerator: Check coils and inspect seals. Washer and dryer: Inspect hoses and ensure the resident is keeping lint and drainage clean. Lawn & Outdoor Areas Landscaping: Ensure that the landscaping is tidy and up to HOA standards, if applicable. Paths and driveways: Check for cracks or tripping hazards. Pools: Ensure safety measures are in place. Pest Control Notice any signs of pests With Second Nature’s On-Demand Pest Control, you can be sure residents can call a professional immediately if they ever have issues. We handle it for you. Safety & Security Systems Smoke and carbon monoxide detectors: Ensure residents have kept up to date and they are installed properly. Fire extinguishers: Check expiration dates and ensure they're easily accessible. Emergency exits and paths: Ensure they're clear and well-marked. Interior Checks Floors: Look for damaged tiles, caulk problems, carpet wear, or wood floor issues. Windows and doors: Ensure they open and close smoothly, and check seals. Miscellaneous Garage and parking areas: Check for proper lighting, security, and cleanliness. Waste disposal: Ensure trash bins are clean and in good condition. The Importance of Preventive Maintenance Did you know that something as simple as getting air filters delivered on time can reduce HVAC costs by hundreds of dollars annually? More on that in a minute, but it’s clear that for property managers, preventive maintenance isn’t just about keeping the property in good shape—it's a strategic approach that yields all kinds of benefits. By prioritizing prevention, you can: Minimize costly repairs: Regular maintenance can prevent small maintenance issues from escalating into expensive emergencies. Extend asset longevity: Helping residents proactively care for components like HVAC systems extends their lifespan, saving money in the long run. Enhance resident satisfaction: Supporting a resident in maintaining their property means fewer complaints and issues, leading to higher retention rates. Ensure safety: Regular checks keep safety hazards at bay, reducing the risk of accidents and liability. Improve property value: Consistent upkeep maintains or even increases the property's market value. Stay compliant: Keeping up with building codes and safety regulations is non-negotiable, and preventive maintenance ensures compliance. By incorporating a preventive maintenance strategy, property managers not only safeguard the property's physical health but also its financial viability and desirability in the market. It's a proactive measure that resonates well with residents and investors alike. Best Tools to Support Preventive Maintenance Here’s the big question: How can property managers for single-family homes make preventive maintenance easier? Scattered-site properties don’t lend themselves to regular inspections. So, the best solution, as we mentioned above, is to help your residents do it themselves. Here are three of our favorite products to get that done. Second Nature We’ve built a Resident Benefits Package with proactive property management in mind. Each feature – from renter’s insurance to on-demand pest control to air filter delivery – aims to address ongoing needs and prevent common issues from escalating. Let’s take air filter delivery as an example. In the largest HVAC data study of its kind, filter delivery service reduced HVAC ticket requests by 38% Just by including a filter subscription for your residents, you can help them cut energy costs and ensure your HVAC system lasts for the long term. Learn more about all of the features of our Resident Benefits Package and how it delivers results for residents, property investors, and property management companies. RentCheck RentCheck is a property inspection app built to help residents do inspections on their own. The property manager can request and track routine inspections from the resident. You can set up any cadence you want and customize the self-guided inspection requirements. RentCheck will fully automate reminders and support residents in completing a video inspection that then gets sent to you as a shareable report. zInspector zInspector is another very popular rental inspection app in the SFR property management space. Like RentCheck, property managers use zInspector to schedule, customize, and receive inspections conducted by residents themselves. The app also includes a toolkit with an evolving set of property and task management tools. You can get 360 photos and virtual tours with a compatible 360 camera and printable, customizable inspection reports. FAQs Q: What are the benefits of preventive maintenance? Preventive maintenance offers a multitude of benefits, including: Cost Savings: It reduces the likelihood of incurring expensive emergency repairs and extends the life expectancy of property assets. Efficiency: Regular maintenance ensures that all systems and appliances are running at optimal performance, which can lower energy costs. Tenant Retention: A well-maintained property leads to higher tenant satisfaction, which can decrease turnover rates. Safety: It helps identify potential safety issues before they become hazardous, promoting a safer living environment. Value Preservation: Ongoing care maintains and can enhance the property's value over time. Compliance: Ensures that the property remains in compliance with the latest building codes and safety regulations. Overall, preventive maintenance is essential for maintaining a property's integrity, ensuring tenant satisfaction, and optimizing operational budgets. Q: What is included in basic preventive maintenance? Basic preventive maintenance for property management typically encompasses: Routine Inspections: Regularly checking the structural integrity of the property, including roofs, walls, and foundations. HVAC Maintenance: Ensuring heating, ventilation, and air conditioning systems are clean and functioning properly. Plumbing Checks: Looking for leaks, clogs, or wear in pipes and fixtures. Electrical System Audits: Inspecting electrical panels, wires, and safety systems to prevent malfunctions. Groundskeeping: Checking outdoor areas, including landscaping, gutters, and drainage systems. Appliance Upkeep: Servicing provided appliances to prevent breakdowns and extend their lifespan. Safety Inspections: Verifying that all safety equipment, like fire extinguishers and smoke detectors, is in working order. These tasks are designed to identify and address issues before they develop into more significant problems, helping to ensure the property remains safe, functional, and appealing to tenants. Q: What’s the ideal schedule for preventive maintenance? The ideal schedule for preventive maintenance can vary depending on the specific needs of a property, but a general guideline is as follows: Weekly/Monthly/Quarterly: Regular checks on a weekly to quarterly basis are more common for multifamily properties and apartment buildings, with quick checks on high-usage areas and equipment, such as communal spaces and gardening upkeep. Quarterly maintenance inspections could include more in-depth inspections of HVAC systems, plumbing and electrical systems, and seasonal preparations. Annually/Seasonally: A small number of SFR property managers will conduct seasonal or semi-annual inspections. A few more conduct annual inspections (unrelated to move-in or move-out, which always includes inspections). These are more in-depth inspections to keep an eye on potential issues.

Calendar icon November 15, 2023

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