Property Management

The tremors caused by even minor earthquakes can easily move personal computer systems, stereo systems, television sets, and other small appliances that typically sit on desks, tables, and countertops. If they fall, they can be damaged beyond repair.

Landlords, tenants, real estate owners and rental property owners can protect desktop computers and other small appliances by restraining them in a variety of ways. Methods such as using hook-and-loop material (Velcro, for example) require no tools. Others, which include using chains, cables, flexible nylon or elastic cords (“bungee” cords, for example), will usually require simple hand tools.

BENEFITS OF UTILIZING THIS MITIGATION STRATEGY

• Helps to prevent damage to computers and appliances
• Helps to prevent injuries to occupants

TIPS

Keep these points in mind when you restrain desktop computers and appliances:

• Make sure that the desk or table the appliance sits on is not so light that it can be easily overturned. If it is, and you can’t move the appliance to another location, consider anchoring the desk or table to the floor or wall.
• You can anchor the ends of chains, cables, or elastic cords to either the wall or the surface of the desk, table, or counter using eye-hooks, rings, screws and washers, or other types of mounts.
• If you want to use a wall-anchored chain, cable, or cord, attach it to a closed eye-hook screwed into the wall or to a wall mount (such as a ring or plate) attached with screws. Make sure the eye-hook or screws are long enough to penetrate not only the wall but also the studs behind it as well.

ESTIMATED COST

Restraining a single desktop computer or appliance with one of the methods described will cost about $50, depending on the amount of hardware required. Using hook-and-loop material would be the least expensive method. Using chains or cables would be the most expensive method, but may be necessary for heavy items.

SOURCE: FEMA.gov

Landlords, tenants, real estate owners and rental property owners can lower their water heating costs by using and wasting less hot water in their homes or rental unit. To conserve hot water, landlords, tenants, real estate owners and rental property owners can fix leaks, install low-flow fixtures, and purchase an energy-efficient dishwasher and clothes washer.

Fix Leaks
You can significantly reduce hot water use by simply repairing leaks in fixtures—faucets and showerheads—or pipes. A leak of one drip per second can cost $1 per month. Tenants should ask their landlord or property manager to fix leaks if they witness water leaking in the apartment or rental unit.

If your water heater’s tank leaks, you need a new water heater.

Install Low-Flow Fixtures
Federal regulations mandate that new showerhead flow rates can’t exceed more than 2.5 gallons per minute (gpm) at a water pressure of 80 pounds per square inch (psi). New faucet flow rates can’t exceed 2.5 gpm at 80 psi or 2.2 gpm at 60 psi. You can purchase some quality, low-flow fixtures for around $10 to $20 a piece and achieve water savings of 25%–60%.

Showerheads
For maximum water efficiency, select a shower head with a flow rate of less than 2.5 gpm. There are two basic types of low-flow showerheads: aerating and laminar-flow. Aerating showerheads mix air with water, forming a misty spray. Laminar-flow showerheads form individual streams of water. If you live in a humid climate, you might want to use a laminar-flow showerhead because it won’t create as much steam and moisture as an aerating one.

Before 1992, some showerheads had flow rates of 5.5 gpm. Therefore, if you have fixtures that pre-date 1992, you might want to replace them if you’re not sure of their flow rates. Here’s a quick test to determine whether you should replace a showerhead:

1. Place a bucket—marked in gallon increments—under your shower head.
2. Turn on the shower at the normal water pressure you use.
3. Time how many seconds it takes to fill the bucket to the 1-gallon (3.8 liter) mark.

If it takes less than 20 seconds to reach the 1-gallon mark, you could benefit from a low-flow shower head.

Faucets
The aerator—the screw-on tip of the faucet—ultimately determines the maximum flow rate of a faucet. Typically, new kitchen faucets come equipped with aerators that restrict flow rates to 2.2 gpm, while new bathroom faucets have ones that restrict flow rates from 1.5 to 0.5 gpm.

Aerators are inexpensive to replace and they can be one of the most cost-effective water conservation measures. For maximum water efficiency, purchase aerators that have flow rates of no more than 1.0 gpm. Some aerators even come with shut-off valves that allow you to stop the flow of water without affecting the temperature. When replacing an aerator, bring the one you’re replacing to the store with you to ensure a proper fit.

Purchase Energy-Efficient Dishwashers and Clothes Washers
The biggest cost of washing dishes and clothes comes from the energy required to heat the water. Landlords, tenants, real estate owners and rental property owners significantly reduce their energy costs if they purchase and use an energy-efficient dishwasher and clothes washer.

Dishwashers
It’s commonly assumed that washing dishes by hand saves hot water. However, washing dishes by hand several time a day can be more expensive than operating an energy-efficient dishwasher. You can consume less energy with an energy-efficient dishwasher when properly used and when only operating it with full loads.

When purchasing a new dishwasher, check the EnergyGuide label to see how much energy it uses. Dishwashers fall into one of two categories: compact capacity and standard capacity. Although compact-capacity dishwashers may appear to be more energy efficient on the EnergyGuide Label, they hold fewer dishes, which may force you to use it more frequently. In this case, your energy costs could be higher than with a standard-capacity dishwasher.

One feature that makes a dishwasher more energy efficient is a booster heater. A booster heater increases the temperature of the water entering the dishwasher to the 140ºF recommended for cleaning. Some dishwashers have built-in boosters, while others require manual selection before the wash cycle begins. Some also only activate the booster during the heavy-duty cycle. Dishwashers with booster heaters typically cost more, but they pay for themselves with energy savings in about 1 year if you also lower the water temperature on your water heater.

Another dishwasher feature that reduces hot water use is the availability of cycle selections. Shorter cycles require less water, thereby reducing energy cost.

If you want to ensure that your new dishwasher is energy efficient, purchase one with an ENERGY STAR® label.

Clothes Washers
Unlike dishwashers, clothes washers don’t require a minimum temperature for optimum cleaning. Therefore, to reduce energy costs, landlords, tenants, real estate owners and rental property owners can use either cold or warm water for most laundry loads. Cold water is always sufficient for rinsing.

Inefficient clothes washers can cost three times as much to operate than energy-efficient ones. Select a new machine that allows you to adjust the water temperature and levels for different loads. Efficient clothes washers spin-dry your clothes more effectively too, saving energy when drying as well. Also, front-loading machines use less water and, consequently, less energy than top loaders.

Small-capacity clothes washers often have better EnergyGuide label ratings. However, a reduced capacity might increase the number of loads you need to run, which could increase your energy costs.

If you want to ensure that your new clothes washer is energy efficient, purchase one with an ENERGY STAR label.

Source: energysavers.gov

During an earthquake, framed pictures and mirrors that are not securely attached to walls can easily fall. Large pictures and mirrors can cause injuries when they fall, and the broken glass that often results increases the potential for injury. Landlords, tenants, real estate owners and rental property owners can use this guide to secure their mirrors properly before an earthquake.

One way to mount framed pictures and mirrors securely is to use long-shanked, open eyehooks instead of traditional picture hangers. The eyehooks must be long enough to penetrate the wall stud as well as the drywall or plaster. Eyehooks used in this way are much less likely to pull out of the wall than picture hooks installed with nails that penetrate only the drywall or plaster. Also, an alternative to running wire across the back of the picture or mirror is to use closed eyehooks securely screwed into the back of the frame.

BENEFITS OF UTILIZING THIS MITIGATION STRATEGY

Helps to prevent injuries to occupants

Helps to prevent damage to the pictures or mirrors

TIPS

Keep these points in mind when you hang framed pictures or mirrors:

• The number of eyehooks you need for a picture or mirror will depend on its size and weight. Large pictures and mirrors will be more stable when mounted on two hooks rather than one.
• Make sure that eyehooks penetrate not just the wall but the studs behind it as well. Eyehooks embedded only in drywall or plasters are likely to pull out. To be embedded deeply enough, eyehooks should be at least 1 to 2 inches long.
• Regardless of whether you use picture wire or closed eye-hooks on the back of the picture or mirror, make sure the hooks, screws, or other types of mounting hardware are securely attached to the frame.
• If possible, don’t hang large pictures or mirrors in places where they are more likely to fall on someone, such as over beds, chairs, or couches.

Estimated Costs

The cost of mounting a picture or mirror with a hook-eye will depend on its size and weight. In general, for a picture or a mirror that requires eyehooks, the cost would be approximately $5. This amount covers only the hardware you buy, not any tools you use or the value of your time. If you hire a contractor or handyman to do the work, you will have to pay for time as well as the materials.

SOURCE: FEMA.gov

During an earthquake, drawers and cabinet doors can open and the stored materials can spill out and damage floors and floor coverings. Objects that fall from overhead cabinets can injure you or others. Landlords, tenants, real estate owners and rental property owners can use this guide to installing latches on cabinets and doors before an earthquake.

One way to prevent the accidental opening of drawers and cabinet doors is to install latches such as barrel bolts, safety hasps, and child-proof locks. Most hardware and home supply stores stock a variety of latches. Examples of mechanical drawer closures include child-proof or drawer latches. The strong mechanical cabinet catches can include safety clasps, touch-door cabinet catches, slide bolts, clip-rollers, or snap-action cabinet catches, etc.

Most types of permanent latches can be installed easily and will not interfere with opening and closing of drawers and doors. The slide bolt can be used on cabinets that do not need to be opened frequently; it is easily installed and removed.

BENEFITS OF UTILIZING THIS MITIGATION STRATEGY
• Helps to prevent damage to floors and floor coverings, as well as to the contents of the drawers and cabinets
• Helps to prevent injuries to occupants

TIPS
Keep these points in mind when you install latches on drawers and cabinet doors:
• When possible, do not store heavy, breakable, or dangerous items (such as insecticides, solvents, and bleach) in overhead cabinets.
• Do not rely on magnetic or pinch-grip catches to hold cabinet doors closed, especially on overhead cabinets and any cabinets that contain heavy, breakable, or dangerous items.
• Install latches according to the manufacturer’s directions. For example, use all of the hardware provided with the latch and do not substitute undersized screws or bolts for those provided.

ESTIMATED COST
• The cost of adding latches will depend on the type you decide to buy and the number of drawers and cabinet doors you want to secure. If you do the work yourself, the cost of adding latches to one cabinet could cost approximately $50. If you hire a contractor or handyman to install latches, you will have to pay for time as well as materials.

SOURCE: FEMA.gov

Because most gas and water lines are rigid, they can be torn from their connection points during an earthquake. The results could include not only serious damage to your property but also injury to landlords, rental property owners, real estate owners and tenants. A broken gas line is especially serious because of the potential for a fire or even an explosion.

One way to prevent broken gas and water lines is to have flexible connection pipes installed between appliances and their supply lines. A licensed contractor can usually do this for landlords, rental property owners, real estate owners and tenants easily.

BENEFITS OF UTILIZING THIS MITIGATION STRATEGY

• Helps to prevent tearing of gas and water lines from their connections
• Helps to prevent serious damage to a structure
• Helps to prevent fires or explosions
• Helps to prevent injuries to occupants

TIPS

Keep these points in mind when you have flexible connections installed:

• Changes to the gas lines and plumbing in your property must be done by a licensed contractor, who will ensure that the work is done correctly and according to all applicable codes. This is important for your safety.
• A flexible connection will help protect against a small amount of movement but is not designed to function when the appliance it is connected to moves extensively or falls. So you should also consider anchoring the appliance to the floor or wall.

ESTIMATED COST

Having a flexible connection installed on a furnace or another large appliance will cost approximately $75.

SOURCE: FEMA.gov

Some structures are built on cripple walls. Q a cripple wall is a short wall that rests on the foundation and supports the floor and exterior walls. If the cripple wall is not braced, it can shift during an earthquake. When this occurs, there is a greater likelihood that the structure will be severely damaged and that you and others will be injured. Therefore, landlords, real estate owners and rental property owners should brace the cripple walls to protect their families and their tenants or occupants. Also, tenants should inform their landlords, rental property owners about any cripple walls when they notice it as a precautionary measure.

If your property is built on cripple walls, one way to increase its stability and reduce earthquake damage is to brace the cripple walls. In this method, horizontal sill blocking that consists of 2-inch by 4-inch boards is added between the vertical studs at the top and bottom of the cripple wall and, if necessary, at other locations between the studs. New vertical studs can also be added if necessary. Plywood or oriented strand board is then nailed to the interior face of the cripple wall. Also, nails are added through the existing blocking between floor joists to ensure that the
floor is securely attached to the cripple wall.

BENEFITS OF UTILIZING THIS MITIGATION STRATEGY
Helps to prevent a structure from shifting, which can result in severe damage
Helps to prevent injuries to occupants and tenants

TIPS
Landlords, real estate and rental property owners-Keep these points in mind when you brace cripple walls:
Check with your local building officials to see if you need a permit to do this work.
Before adding any bracing, check to see whether the sill plate below the cripple wall is bolted or otherwise anchored to the top of the foundation. If it is not, you should consider having bolts     or anchors added. Any anchoring of the sill plate should be done before you add bracing.

ESTIMATED COST
Bracing a 2-foot high cripple wall will cost approximately $1.50 per linear foot of wall. For example, a structure measuring 60 feet by 30 feet will have a perimeter of 180 feet. So the cost for that structure would be about $270. This figure covers only the materials you will have to buy and excludes the cost of any tools you use, building permit fees, and the value of your time. This figure also excludes the cost of having a contractor anchor your sill plates. Also, bracing higher cripple walls may require more lumber and therefore may be more expensive.

Source: FEMA.gov