Calendar icon February 6, 2023

How to Test Your Indoor Air Quality

Learn how to measure air quality using an indoor air quality monitor and other useful tools.

 

You’ve almost certainly heard us say at some point that the air inside your home can be up to five times more polluted than the air outside your home. It’s a striking statistic given how much focus is put on outdoor air pollution, and hopefully, one that will help shine some light on prevalent Indoor Air Quality (IAQ) issues that most people are not aware of.

 

 

The actual amount of air pollution in each home in the United States is going to vary, and it’s going to vary a lot. There’s a wide array of risk factors that affect IAQ and which ones are relevant can change by state, county, or even by town. If you know these risks, you can probably estimate how much indoor air pollution affects your home. If you want some piece of mind though, you can always test your indoor air. At the very least, you'll know what you're dealing with. We did the research, and here are some ways to do just that.

  • Purchase an indoor air quality monitor
  • Test for mold in the air.
  • Install carbon monoxide alarms
  • Conduct a radon test.
  •  

Purchase an indoor air quality monitor

An indoor air quality monitor is exactly what it sounds like: a device that monitors the quality of your indoor air. IAQ is not something that enough people consider, so you’re probably in the majority if you had no idea that these products existed for consumers. They do, and they are the easiest option on the market today for consistently checking your Indoor Air Quality.

What is it? An always-on electronic device that consistently tests and reports on the levels of pollution inside your home.

What does it test? This varies by device, but almost all of them test for particulate matter, chemical pollutants, and humidity. Some will track temperature, carbon monoxide, its less harmful friend carbon dioxide, and even formaldehyde levels.

Pro Tip: Particulate matter includes things like pollen and dust, and is essential to track because many IAQ issues are linked to it.

How much do they cost? While some home air quality testers retail for a little over $50, the average starting price is more like $100. The top end price is north of $300, and many sell at the middle ground of around $200. It’s not a cheap device, but it’s not too bad for a one-time investment in home wellness.

How does a home air quality tester work? Many models have a display panel that will show you values and readings in real time right on the device itself. Others opt to show overall IAQ with an indicator light and share specific readings with your phone via a dedicated app. Most are smart home enabled as well and can pair with devices like thermostats to help manage your indoor air and energy usage.

There are a ton of examples of good IAQ monitors you can purchase for your home. Here are just a couple.

Foobot

Price: $199

Measures: Particulate matter, chemical pollutants, humiditiy, temperature

Features: Dedicated app to track readings and compare them to outside air, smarthome enabled, offers general IAQ reading with single light

Awair Glow

Price: $99

Measures: Chemicals (VOCs), temperature, humidity, Carbon Dioxide

Features: Dedicated app to track readings, can turn on smart and non-smart devices with its external power outlet, night light

Netatmo

Price: $99.99

Measures: Humidity, air quality, noise, temperature

Features: Dedicated app to track readings, smarthome enabled, offers general IAQ reading with single light

Test for mold in the air.

A common household pollutant that your indoor air quality monitor won’t report on is mold. Everybody has seen mold in their home at some point, probably on some bread that they forgot to throw away. That mold is easy to deal with. You just throw away the bread. What's less obvious and a greater threat to health is airborne mold spores that are polluting your indoor air.

What type of home mold test should I use?

Home mold tests are cheap, easy to use, available at most hardware stores, and almost entirely useless. So the answer is none. You should use none of them.

A standard home mold test typically consists of a petri dish that you allow to sit in your home, along with a substance to create mold growth inside (usually something called potato dextrose). You leave the test out for a specified amount of time, and then you cap the petri dish and let it incubate for a specified amount of time. These times vary by brand, so follow the manufacturer’s guidelines. If mold grows, you have mold. If it doesn’t—well, you get the point.

Spoiler alert: there is mold in your air. Mold spores are in the air just about anywhere you could go, including inside your home. Testing for the presence of mold is like testing for the presence of air. It is there, we promise.

There are two critical questions to answer regarding mold in your home, and whether or not it is there at all is not one of them. The first is whether the amount of airborne mold spores found in your home is excessive. Since there is no official guideline from the EPA on how much mold is too much, this is usually done by comparing the concentration of mold spores floating in your home to the concentration of mold spores floating outside. It’s also a task for a professional.

You should schedule one of these tests if you believe for any reason you may have a mold issue but aren't sure since you haven't seen any. Often times, there is a musty smell that is the calling card of larger than average amounts of mold. If you find that you're coughing or sneezing more than usual, that may be a sign of high mold concentration in your home as well.

Professional mold removal service Moldman cites these eight reasons as the most common they see for mold inspections:

“8 situations that warrant testing for mold:

  1. You are experiencing allergic symptoms, such as stuffy head, headaches, scratchy throat, runny nose and not sure why.
  2. You think you see mold but are not totally sure it is mold.
  3. You smell a musty odor but don’t see any visible mold.
  4. There have been plumbing leaks or water issues in your home or office.
  5. You want or need air testing after mold removal has been done by you or a professional to check whether mold levels have normalized.
  6. You are a buyer or seller in a real estate transaction and need evidence whether airborne mold levels are not normalized.
  7. You a landlord or tenant and need evidence whether there is a mold problem.
  8. You are looking for a general assessment of your indoor air quality to make sure your family is breathing high-quality clean air in your home."

Pro Tip: If you see visible mold, you do not need to hire a professional to test your home. You’ve already identified that you have a problem the second you laid eyes on that nasty stuff. You can jump straight to hiring a professional for removal of the fungus.

If an inspection discovers that you have a mold problem in your air, the most important question becomes “what is the source of the mold?” You cannot fix the problem if you don’t know where it is coming from, and the ultimate goal is to rid your home of large amounts of mold. Your inspector should be able to conduct this investigation also.

It’s a common belief that there is a third important question, which is “what type of mold do you have?” Believe it or not, this is useless information an overwhelmingly large amount of the time. There are thousands of types of mold. Most people have heard of black mold, which is commonly believed to be “toxic mold.” The potential presence of this is the reason people often think that they should know the type of mold they are dealing with.

The truth is that most molds, including black molds, do not produce toxins, and some species are capable of toxin production only under certain conditions. Even if you have toxin-producing mold, dangers are typically associated with ingestion, not inhalation. So it is highly improbable you will inhale dangerous levels of toxins produced by mold from the air in your home. This, coupled with the fact that the removal procedure for all types of mold is pretty much identical, gives virtually no reason to care what type of mold you may have.

A professional mold inspection will be able to answer the important questions for you. For an average sized house, an inspection of your home will usually cost between $300 and $400.

Install carbon monoxide alarms.

Most Indoor Air Quality issues will have long-term and gradual effects on health. The presence of carbon monoxide (CO) is not one of those. Known as the silent killer, CO is tasteless, odorless, colorless, and it will kill you dead if you’re exposed to large amounts of it for too long.

Carbon monoxide is a byproduct of fuel combustion, so appliances like gas dryers, gas burning stoves, and gas furnaces are risk creators. If you own any of these appliances, grabbing some carbon monoxide alarms from the store is a must.

Even if you don’t own a gas dryer or stove, it can’t hurt to install these still. Carbon monoxide may not be a prominent danger in your home, but anything that burns gas creates CO. A lot of homes have gas water heaters that produce CO. And you can't forget about fireplaces. Any fire (wood burning or not) produces CO as well. In other words, just get a carbon monoxide detector. A few alarms is a small price to pay for complete assurance of safety from the silent killer.

Many indoor air quality monitors measure CO concentration and can alert you if something is afoot. That’s great, but you can’t place one in every area of your home without spending around $1000, and they don’t typically come with a screaming alarm that you can always count on to wake you up in the night. This is why you need CO alarms.

Your average carbon monoxide alarm costs about eight bucks at any local department or big-box store. There should be one within 10–15 feet of each sleeping area, and try to keep them out of corners if possible. Some are battery-powered, but many models plug directly into the wall, so the whole process can actually be as simple as opening the box, plugging it in, and boom: you’re protected.

Pro Tip: Carbon monoxide is lighter than air and rises, so logic would indicate that alarms should be placed near or on the ceiling. This would make battery-powered models a more effective option because they could be installed at any height. Contrary to this belief, studies have shown no material difference in the readings of floor level and ceiling level alarms, so an electric model plugged right into the wall will do the trick.

Conduct a radon test.

Radon, like carbon monoxide, is odorless, colorless, tasteless, and completely undetectable without a purpose-built detection device. Unlike carbon monoxide, it won’t asphyxiate you, but it is dangerous in the long-term. According to the American Cancer Society, 21,000 lung cancer deaths per year are attributed to radon exposure.

Radon can enter your home through cracks in your floors, foundation, walls, or areas around pipes. Because radon gas forms from the breakdown of natural uranium deposits in the soil, it usually enters at the lowest levels of your home and concentrates there.

how radon enters the home

Image credit: New Jersey Education Association

Short-term radon test kits can be purchased in any home improvement store or online, and National Radon Program Services at Kansas State University offers them at discounts. Unlike home mold tests, these things do provide some value by telling you how much radon is in your home.

Pro Tip: There are also electronic radon tests that continuously measure concentrations of the gas. These, like carbon monoxide alarms, are plug and play and always on. They’re not cheap though, running north of $150 for many models.

A short-term radon test is pretty easy to conduct. You simply place the test object provided in the package in the highest risk area of your home and allow it to sit for the duration of time recommended by the manufacturer, which is typically between two and seven days.

Pro Tip: As stated above, the highest risk areas of your home will be the rooms closest to the ground or below the ground. Place your test in the lowest level of your home that people will spend time in.

It’s a good idea to close windows and doors around the test area and then avoid using the area until the test is complete. This will help eliminate any external factors that can affect radon counts. After the test period is complete, you must mail the test to the manufacturer’s lab for analysis. Your short-term radon test is complete.

There are also long-term radon tests, which remain in your home from 90 days to as long as a whole year. Radon levels can fluctuate with some significance depending on the weather and time of year, so a long-term test can help determine an average over several months to a year.

The lab results will be able to inform you whether or not further action needs to be taken regarding radon in your home. If you find high levels of the gas, a professional inspection should be scheduled to identify trouble areas that can be sealed up.

Pro Tip: When buying a home, radon tests are usually conducted along with other inspections.

Like carbon monoxide, radon gas is not something to toy with. However, as long as you take some simple and easy steps and understand what you can and can’t fix on your own, you won’t be in any danger from either of these gases.

---

There are a lot of threats to Indoor Air Quality out there. Luckily, there are ways to test for all of them, sometimes cheaply, and there are fixes for all IAQ problems. Remember to keep changing your air filter, as that can help quite a bit with particulate matter and mold. And if you struggle to remember, try a Second Nature subscription (did you like that segue right there?). We’ll ship you quality air filters when it’s time to change them, so you never forget again.

Keep learning

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

Read more

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

Read more

Receive articles straight to your inbox

Deliver the ultimate resident experience

Our Resident Benefits Package gives residents everything they want without all the work.