Q & A With Phyllis: Multi-Family Renovations Part II
Multi-Family Renovation: 4 Valuable Questions to Ask Your Team
In our last post, Phyllis shared her insight on a commonly asked question about multi-family renovations: “How much will it cost?” Once the design team has a clear understanding of the project restrictions and goals, they can begin to move forward with planning. Here’s more insight from Phyllis on other commonly asked questions about multi-family renovations.
Q: How will you incorporate design & lifestyle trends so that our property is competitive in the marketplace?
A: Due to generational shifts, changes in workforce expectations and market competition, we have found that design trends are rapidly accelerating. In the past, most owners would contemplate a repositioning when the property or previous renovation was 10 to 12 years old. Today’s residents and prospects shop the competition, are extremely informed and expect the very best for their money. Those properties that are beginning to show wear and suffer from an amenity shortage will most likely see a resident exodus and may have to drop rent pricing to compete. Today’s modern resident wants a lifestyle. As units get smaller, great amenities have become critical.
They serve as an extension to the resident’s living space. Buildings that opened more than five years ago are already behind in the trends. These buildings can be updated by transforming every available space to a resident amenity. Lobbies that were previously designed for visual impact can be turned into a socially active amenity by adding the right kind of furniture and creating intimate seating for groups and singles alike. Adding plug-and-play areas and communal tables will turn a dead lobby into space with a great, active vibe. In today’s rental market, we recommend an evaluation of the common areas after three to four years. If the design has a timeless appeal, a simple refresh (ie: pillows, accessories, art) may be all that is required. At six years, it will most likely be time to deeply evaluate the market trends, the competition, resident expectations, and condition of the finishes.
Q: When is the best time to start construction?
A: While supply chain issues may dictate otherwise, March through October is typically the prime leasing season. To avoid disruption during this time, it is ideal to plan the construction start for the end of October and completed by March or April of the following year.
Q: What does the renovation timeline look like?
A: Whether simple or comprehensive, any kind of refresh or renovation takes time. Every client wants to spend their renovation dollars wisely, so it is important to allow time for the design team to program, design, vet, and budget the renovation. If permits are required, additional time should be allotted. Even a furniture refresh takes time to plan, and in today’s furniture world, it could take from 18 to 24 weeks to procure. HDG designed a complete renovation on the first floor of Ovation at Park Crest Apartments in McLean, VA. The space was 12,000 square feet, the planning, vetting, budgeting, coordination, permit drawings and construction took 18 months.
Q: How can you keep residents happy during a renovation?
A:
- Make it fun! Have the staff wear colorful hard hats.
- Keep the residents informed of work schedules.
- Have a kick-off construction party for the residents.
- Plan for extra services during construction, like coffee and bagels in the morning, then cookies and tea in the afternoon.
- Display finish boards and renderings to get the residents excited about their new home.
