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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Best Tenant Onboarding Software in 2024

The tenant onboarding process is an opportunity for property management companies to establish positive expectations and create an excellent resident experience. It’s one of the most opportune moments for resident education – in other words, to help them understand key responsibilities and the information they’ll need to take care of the home and their side of the lease, in tandem with investor and property manager responsibilities. It’s also a process with a number of different steps – many of which have traditionally involved cumbersome, manual processes. In today’s post, we’ll examine tools that alleviate these processes, and identify some of the top performers on the market. Note on language: "Tenant onboarding” is an industry term used from time to time. But we here at Second Nature are trying to evolve the word "tenant." We’ve seen the incredible work property managers do day in and day out to make renters feel like they’re so much more than just tenants – they’re residents. Making renters feel like residents isn’t just philosophical, it also encourages them to invest in care for their home and add value to the property. This is why, at Second Nature, we prefer to call tenants “residents.” Like you, we think of them as people first – making your property their home. What is tenant onboarding software? It’s important to dispel the notion that “tenant onboarding software” is a monolithic category of software applications. There really is no such category, as no single rental property management software will cover everything you need to address. Instead, property management companies are using disparate software tools to solve different pain points during the onboarding process. Indeed, the tenant onboarding process can present a multitude of pains for both property managers and tenants. Below are just a few examples. Cumbersome, time-consuming paperwork Filling out paper applications, manually processing documents, and chasing signatures can eat up valuable time. Communication challenges Back-and-forth messaging, calls, and emails regarding lease agreement details and payments are inefficient and can lead to misunderstandings. Data security concerns Traditional methods that use physical documents pose a risk of data insecurity or outright data breaches. Process inefficiency risks Accurately tracking onboarding tasks such as key handover, utility activation, or maintenance checks can be difficult without proper tools. Lack of transparency Uncertainty about application status or lease details can be frustrating for new tenants. Tenant onboarding software tools alleviate challenges such as these by offering features that translate into a smoother experience for everyone involved, saving time, reducing errors, and fostering better communication. Key features expected of tenant onboarding software There are several attributes that you should expect to find across tenant onboarding software tools, regardless of the specific platform or category. Here are some of the key features: User-friendly interface Clear instructions and intuitive functionality should enable property managers, potential tenants, and tenants (as well as property owners, in some cases) to use the software easily. Mobile accessibility In today's mobile-first world, the ability to access the software and complete tasks like online applications, payments, or maintenance requests on smartphones or tablets is crucial. Secure data management tools The software should ensure that all sensitive applicant and tenant PII (personally identifiable information) is stored securely with encryption and suitable access controls. This is particularly important for SaaS-based applications. Workflow automation Features like automated application processing can significantly streamline the onboarding process. Integration capabilities The ability to integrate with other onboarding tools, accounting software, or background check/tenant screening services in real time can create a more unified workflow. Reporting and analytics Property managers should be able to generate reports on application trends, rent collection rates, or tenant feedback to gain valuable insights. Customer support The onboarding software provider should offer comprehensive resources to support property managers in their usage of the software. This may include tutorials, webinars, or dedicated customer support representatives. Top Tools for Tenant Onboarding From the initial applicant screening stages through to move-in and the tenancy period, we’ll take a look at each step of the tenant onboarding process and popular tools in each category. 1. Applicant screening Property managers often use tenant screening services such as Plaid, Finicity, Pinwheel, and others to conduct rental screening and replace manual document upload and review. As identity fraud becomes more prevalent, identity verification tools are also becoming more sophisticated. Note that Second Nature’s Resident Benefits Package includes a $1 million identity protection program and credit building for tenants. These programs protect your tenants and help draw people who want to build responsible financial security. 2. Lease management Property management software solutions like AppFolio or Buildium often include features for lease creation, storage, and e-signing within their suite. Platforms such as DocuSign, PandaDoc, or Dropbox Sign enable property managers to then send lease agreements electronically for secure online signatures. Pay attention to the differing pricing models between these platforms, as they can vary substantially. 3. Rent collection and payment processing For rent collection, PMs typically require certified funds and will accept ACH/debit, or leverage a service like PayNearMe, where residents can pay cash at a local Walmart or convenience store location (while on the PM side, the process remains completely digital). Payment processing is typically handled by property management accounting software, although third-party tools like Zego are used in the SFH space. In addition, tools like EliseAI (a chatbot-type tool for use cases such as leasing, among others) are innovating in this space. 4. Move-in communication and coordination Platforms like AppFolio, Buildium, Propertyware, or Rent Manager provide a central tenant portal to access lease documents, pay rent, submit maintenance requests, and communicate with property managers. As for task management, Tools like Leadsimple, Aptly, or Monday.com can be used by property managers to track and assign move-in tasks, ensuring a smooth transition for new residents. For instance, the onboarding process may include tasks such as orientation calls and/or enrollment of the resident into ancillary products and services such as Second Nature’s Resident Benefits Package (RBP). Second Nature also includes a move-in concierge as part of its RBP. 5. Feedback/reputation management tools Tools like Grade.us, opiniion, and Birdeye can be used to gather feedback from tenants after move-in, helping property managers identify areas for improvement. The specific tools you use will depend on your requirements and processes. However, by and large, any of them can be used to transform the tenant onboarding process from a paper-heavy slog into an efficient digital experience. Final thoughts Remember, the onboarding process is the ideal mechanism for enhancing communication, establishing expectations, and creating a positive resident experience. Our top recommendation for ensuring a world-class onboarding and resident experience is to build a resident benefits program. Second Nature has pioneered the only fully managed Resident Benefits Package for single-family property managers. Learn more about resident experience management in our State of Resident Experience Report.

Calendar icon April 25, 2024

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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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