Enter your email address for weekly access to top multifamily blogs!

Property Management Minutes

Thoughts and Observations on Marketing, Leasing, Maintenance and Property Management Operations

Lights Out! An Easy Tip To Maintain Exterior Lighting

The Challenge

Maintaining exterior parking lot and building entry lights is an ongoing challenge for many property managers. During daily/weekly tours of the property when we monitor and inspect for potential repairs and safety items, the exterior light fixtures are marked as an exception.  It can’t be inspected because the timers or photo cells are programmed for the lights to be off.  The lights are not illuminated, because its daytime.

Exterior lighting is an important service to our residents.  It illuminates the parking lots, streets and building entrances.  Exterior lighting creates a sense of safety.  Without any reports of lights out, it is assumed that lights are operational.  Then a resident comes to the office to report that his car was broke into, vandalized, or even worse, a resident falls.  The concern for the resident, is elevated to a higher level of concern with the dreaded words, “the light by my building hasn’t worked for weeks.”  Without documentation it’s difficult to establish the accuracy of this resident’s claim.  Risk Management inquires  “Have we provided the expected service to maintain the exterior lighting?”

An Opportunity To Inspect Lighting

Lighting can be inspected by taking advantage of the on-call rotation when the maintenance staff is called out for emergencies in the evening. Establish a policy for the on call/emergency call staff. Each week, on the first occasion the staff receives a call out, an inspection of the property exterior lighting is completed. Use a map of the property, with each of the exterior light posts or building wall mounted lights already identified; the on call staff can mark the map with date and time.   The log verifies either lights are operational or in need of repairs.

Adding this inspection to the preventive maintenance schedule will create a system to insure the lights are inspected with regularity.  When maintenance submits work orders for the on-call service requests the exterior lighting inspection can be reviewed.  Repairs and replacements are scheduled based on the items identified.

LightingRepairs can be scheduled as needed.  When incidents occur the log can verify regular inspections and repairs. The report documents the status of the lighting.  This demonstrates the lights are inspected and maintained.

Adding the exterior lighting to a weekly schedule creates the ownership and awareness to maintain this important feature at our community.

Rate this blog entry:
0
 

People in this conversation

Leave your comments

  • One of the other things I do is take advantage of the staff that lives on site for reporting lights out. Depending on the size of the property I would also give a live on site employee a couple hours off early on a Friday in exchange for 2 hours at night for an inspection when the lights are on.

  • Lighting Design Dubai

    There's a lot more to outside lighting than what many owners consider. Strategic setting of proper LED lights is important to acquire the appearance you preference. without proper making plans you can be really losing your cash.

If you have shopped enough apartment communities, you will find some leasing consultants who take a "self service" attitude to showing the model apartment to a prospect.  They open the door, announce that "this is the apartment", and then just watch the prospect as he or she walks from room to room.  They expect the apartment to sell the prospect, not themselves, and it often leaves the tour feeling flat and uninspiring. Conversely, today I went to one of my favorite Starbucks, and sa...
Is this considered an emergency? Almost all apartment communities provide this service and in fact, consider it to be a part of their customer service/amenity package. We tour prospective residents and proudly boast this service.  We are here for you 24/7.  We compile a list of what is considered and emergency and then put in place our process to take these calls and manage them from start to finish.  With my organization, we take it a step further and offer extr...
A few weeks ago, we talked about 10 Signs of Property Management Success. This week, we’re going to take a look at the flip side of that coin, reviewing some indicators that it may be time to make some changes (after all, the time for New Years’ resolutions is just around the corner!). Following are a few red flags to keep an eye out for in your property management business. 1. Lack of referrals – This applies to both tenants and property owners. In an ideal scenario, you shou...