Keeping an eye out for Excessive Water Usage in your Investment Property.
In late July of 2011 a client of ours purchased a 4 unit building in Dana Point CA. We were immediately contacted by the Water Company stating there could be a “Slab Leak” as the amount of units of water had been steadily increasing over the last several months. A unit of water as billed by the Water Company in question equates to 748.1 gallons per 1 unit of billable water. The water bill monthly for this property was going to be in excess of $500.00 per month which is extremely high for a 4 unit. Typically that price with a typical amount of tenants in a 4 unit property should run around $80.00 to $200.00 per month. Water Bills will be billed in 2 month increments so your total bill shouldn’t be exceeding more then $$200 to $400.00.
Typical Water Usage for a 4 unit should be around 1 unit of water usage per day which equates to approximately 748 gallons per day assuming 2 -3 people per unit. Factors that will alter this total water usage will be:
1. Number of Tenants in each Unit.
2. Age and model of Shower Heads in each bathroom.
3. Age and model of Toilets in each unit.
4. Age and model of Dishwasher
5. Age, size and model of Water Heater
6. Washer & Dryer Coin Operated? Or Hook Ups in Each Unit
7. Yard Maintenance
How may gallons per Shower
Assuming this has older shower heads the usage could be as much as 5-7 gallons per minute. A 10 minute shower becomes 50-70 gallons.
Not counting the time it takes to heat up the water. Should someone take a 15-20 minute shower you can see how costly this will be.
Lower Flow Faucets will put out about 2.5 to 3.5 GPM
How many gallons per Toilet Flush
Standard Flush usage today is 3.4 GPM.
However some new toilets could be as low as a gallon. Older toilets could be 7.5 gallons or more per flush.
One solution for an older toilet is to replace your toilet with a Low Flush Toilet. The other is to create a Toilet “Tummy”. You can fill up a gallon of milk with sand or place multiple bricks in the reservoir to lessen the amount of water used per flush.
How many gallons to hand wash dishes vs. a dishwasher
Average faucet flows at 2 gallons per minute. Where a typical dishwasher should use about 6-10 gallons per load.
With the water running for 10 – 15 minutes, hand washing could use as much as 30 gallons.
How many gallons per Washer Use
Typically you will use 40 to 55 Gallons per Washer Load. When purchasing a new washer be sure to find a Low Flow washer.
How many gallons used to water lawn and plants?
Based on size of hose and duration, the water usage could be as much as 300 to 900 gallons per ½ hour.
Click on the Link below to figure out how what the daily average consumption is per 1 residential Unit.
http://www.csgnetwork.com/waterusagecalc.html
Multiply your result by the number of units you have in your investment property and that will give you a good idea of what typical usage will be on your Income Property. Then call the local water company to find out what they charge per unit of water and you can back into your estimated monthly water bill.
Suggestions to lowering your Water Bill Immediately:
1. Put the exterior sprinklers and drip flow watering system on timers.
2. Swap out all of the shower heads in each unit with Low Flow Shower Heads that allow for approximately 2.5 gallons per minute of usage.
3. Swap out all faucets to be low flow faucets
4. Swap out toilets to newer Low flow Toilets. (Newer Low Flow devices may have a “GPM” on them which refers to “Gallons Per Minute”
5. Replace your Water Heater with a Tankless Water Heater
6. Replace your Washer with a Low Flow Washer
Check out these below websites for further information on Water Consumption and learning how to reduce your water bill.
General Water Usage Figures:
https://secure.wsscwater.com/home/jsp/content/water-usagechart.faces
Saving Water Website http://frugalliving.about.com/od/householdsavings/tp/Save_Money_On_Water_Bill.01.htm
10 Minute Shower Use
http://askville.amazon.com/gallons-water-average-10-minute-shower/AnswerViewer.do?requestId=2548818
Washing Machine Usage
http://wiki.answers.com/Q/How_many_gallons_does_a_washing_machine_use
Landscaping Watering Guide
http://www.wateruseitwisely.com/region/arizona/100-ways-to-conserve/outdoor-tips/water-guides/lawn-guide.html
Tankless Water Heater Review
http://www.consumerreports.org/cro/appliances/heating-cooling-and-air/water-heaters/tankless-water-heaters/overview/tankless-water-heaters-ov.htm
Questions?
Please feel free to call Patrick Schwier at 714.401.0893 regarding the Orange County Income Property Market.
Patrick Schwier
Broker/Multi-Family Investment Specialist
Web: www.schwierassociates.com
Blog: http://incomeproperties.wordpress.com/
Email: patrick@schwierassociates.com
Cell: 1.714.401.0893
Ph: 1.888.558.6487 – 1.888.55.UNITS
