By Steve Boudreault, Buildium, Boston, MA

As of this morning, the population of this little blue ball we call home was 7,061,514,434. And that doesn’t even take into account the number of babies born in the time it took to write that first sentence. As anyone who takes public transportation in the morning can tell you, this planet is packed.

Most of the preeminent scientists of our day — including the renowned Stephen Hawking — agree that the future of humanity doesn’t rest here on Earth. It’s the old adage of keeping all your eggs in one basket: there’s too much of a chance that catastrophe will strike either externally (a rogue comet or solar flare) or internally (exhaustion of our natural resources) and wipe out humans with one swift stroke. In order to better guarantee that humanity lives on, we need to set up colonies on the moon, on Mars, or in orbiting space stations. That way, if something ever happens here on terra firma, our race will continue.

But while moon bases and miniature Deep Space Nines are ambitious, some scientists prefer to think big. Like, really big. One of those scientists is Freeman Dyson, who in 1960 came with the concept of a megastructure known as a Dyson sphere.

A Dyson sphere, for our purposes, would essentially be a giant metal ball built around the sun. Its circumference would be the current Earth’s orbit, and its inner surface (where we would all live) would have the advantage of harnessing 100% of the sun’s energy. If thick enough, the Dyson sphere would protect us from all manner of space-borne destruction.

It would also alleviate some of that congestion we spoke of. The Dyson sphere’s inner surface would be 550 million times the surface area of the Earth.

“So,” you’re no doubt thinking, “550 million times the surface area of the Earth. They’re gonna need some serious property management.” That’s executive thinking, but hold your horses. There are a few minor issues that need to be worked out first.

The sphere would have no gravitational interaction with the sun, so it would likely drift and eventually collide with the sun. You’d probably have to install and run giant industrial fans in various spots on your MegaProperty to correct for the drift. And think what that’s gonna cost you.

The sphere would have no gravity of its own, so anything you put on the inner surface would simply fall into the sun. The only real solution to that conundrum would be to put everybody on the outside of the sphere, but then the sun’s light would be completely blocked and you’d be sitting on a giant metal ball in the cold vacuum of space. Good luck attracting residents to that.

There’s no known or theoretical building material that could withstand the sun’s gravitational pull, so you’d have to divide your time between being a property manager and being a theoretical physicist just to get the project off the ground. Hope you’re budgeting your time wisely.

Oh, and there isn’t believed to be enough material in the entire universe — even after mining the cores of gas giants, which we haven’t figured out how to do yet — to build a Dyson sphere. So your MegaProperty may have to be put on hold for a bit.

Still, the concept of a Dyson sphere certainly is tantalizing. If they could work out all the kinks, how many properties do you think you could manage?

By Steve Boudreault, Buildium, Boston, MA

Ah, pets. What to do about pets?

There are all sorts of policies out there when it comes to renting to people with pets. Some properties adopt a hardline stance: no pets of any kind. Some properties only allow pets that are in aquariums or cages. Some allow pets up to and including cats, but no dogs. Some allow dogs, but impose a weight limit on the little guys. Properties that allow Great Danes and Russian Wolfhounds are rare, but are out there. Expect a hefty pet deposit, though.

So what’s the story? Why so many different approaches to pets? What are some pros and cons? Read on …

Pros

Having a pet-friendly policy can mean more revenue. Some families treat their pets as full-fledged members of the family, and would sooner live on the street with pet in tow than live someplace that forced them to give the pet up. By advertising a pet-friendly policy, your property can be a shining beacon to those who are finding NO DOGS ALLOWED signs everywhere else they look. And they’ll likely spread the word to other pet owners who are looking.

More pets can equal a better community. There are numerous studies out there that show a direct connection between pet ownership and happiness. If you’ve got happy residents, you’ll have a happy property. Everyone wants a happy property. Also, there’s a greater likelihood that residents will bond because of their pets, meaning a closer-knit community as well.

Cons

Pets can be annoying or downright destructive. Some dogs head straight for the bed when their owner leaves and sleep until they come home, but some dogs will bark all day, ceaselessly, which can be a real headache for neighbors. Some cats only use the scratching post, and some prefer the unit’s lovely wall-to-wall carpeting. Even an unstable fish tank that takes a tumble can cause hundreds or even thousands of dollars’ worth of damage. Be sure to have a pet deposit in place, and make owners aware of excessive noise.

Some owners can be disingenuous. A new resident may hand over a pet deposit while showing the property manager an adorable teacup Pomeranian, and then after the paperwork is signed, sneak in their Great Dane under cover of darkness. If you suspect the ol’ bait and switch, stop by unexpectedly to see how the tenant is settling in and listen for a tiny yip or a throaty woof.

Whether you choose to allow pets in your property is ultimately up to you. Just as you’ll find pet-loving families who won’t move in without their beloved pup, similarly you’ll find families who prefer a pet-free zone, especially those with allergies.

So what’s your policy when it comes to pets?

By Steve Boudreault, Buildium, Boston, MA

Well here we are in a brand-new year, and if you’re a property manager, you’ve no doubt drawn up your plan for keeping your residents and keeping them happy in 2013. Many property managers follow a fairly standard playbook when it comes to resident perks — Super Bowl parties, free coffee in the mornings, discounts on multi-year leases, and so forth. But here’s something to consider: SatisFacts, the apartment industry’s authority on resident satisfaction and retention, discovered that the top three factors that influence a renewal decision are quality of maintenance service, safety and security, and quality of customer service provided by office staff. But what about the free peppermint candy in the leasing office? Nope. Not gonna cut it.

So how can you use these three factors to your advantage? Let’s take a look.

The quality of maintenance service is a no-brainer. It can be a challenge for larger properties, but maintenance staff showing up quickly with the most likely tools they’ll need for the issue can go a long way. And though many properties have switched to an online maintenance request system, most service requests still come via phone or in-person leasing office visit, so having staff on hand who are familiar with the most common issues and how to resolve them can be a real feather in your cap. Never having to worry about the malfunctioning garbage disposal? Who wouldn’t want to renew?

It’s no surprise that safety and security are a high priority for residents. Why would anyone want to stay somewhere they didn’t feel safe? Taking proactive steps to ensure a well-lit property filled with well-informed residents is key. Make sure that you have a good rapport with the local law enforcement. Replace burnt-out light fixtures in exterior common areas quickly. Inform residents if there have been any incidents such as break-ins, vandalism, or strangers hanging around the property, and be sure to let them know what’s being done about it. A feeling of security? Who wouldn’t want to renew?

And finally, customer service. It doesn’t matter if you have five units or 500, it all comes down to customer service. Do you have experienced professionals in place? Folks who can endure the most expletive-laced tirades with a smile? Who can make prospective tenants feel at ease, but with just enough sales experience to convince them they should take the plunge? And the $64,000 question — do you have a customer service staff that cares? Really cares about resident concerns? If so, you’ve got the biggest piece of the puzzle already in place. A pleasant voice on the other end that makes a person feel valued and appreciated? Who wouldn’t want to renew?

So? What are you doing to keep your renewal rate high this year?

By Steve Boudreault, Buildium, Boston, MA

It’s about time that Buildium’s top wordsmith started writing blogs for All Things Property Management. So here I am and here we go!

I’m going to use my first ATPM blog to connect property management to my number-one passion: Star Trek. Specifically, Star Trek: Deep Space Nine (DS9).

Deep Space Nine focused on the space station of the same name, in orbit around a planet called Bajor. Originally an outpost of the evil Cardassians, it was built using Bajoran slave labor during The Occupation, which lasted nearly 50 years. When the Bajorans finally ousted the Cardassians, Starfleet sent officers to take over administration of the station, and try to help Bajor and the Bajorans get back on their feet.

The wrinkle comes in with the discovery of a stable wormhole that connects the area of space right around Bajor to the distant and completely unexplored Gamma Quadrant. Now instead of being at the end of a quiet cul-de-sac in space, Deep Space Nine is at the crossroads of a major interstellar highway. That’s progress for you.

So what connections does Deep Space Nine herself have to property management? I’m glad you asked:

• Responsibility. The station was built by Bajorans for the Cardassians but is administrated by Starfleet. So one of the first questions was this: Whose responsibility is it to clean up and repair the station, which the Cardassians were so kind to trash before they left? Is it the owner’s responsibility or the manager’s? Well, since this is science fiction (heavy on the fiction) the responsibility is shared. (Good luck getting that to work in real life.)
• Ownership. At one point later in the series, the Cardassians returned and reclaimed the station. Sure, they’re evil, but the station did belong to them. Should they have a claim to it? It’s in orbit around Bajor, so does that make it Bajoran property? Back here on Earth, when a property changes hands from one owner to another, it can be confusing and frustrating for property managers when they’re not sure to whom they’re answering.
• Tenancy. Deep Space Nine houses the staff who work there, but it also houses the merchants who operate businesses on the Promenade, visitors, dignitaries, allies, and pretty much anyone who’s passing through. And despite the kinder, gentler nature of Star Trek, not all races get along and things sometimes get heated. Similarly, property managers can face the challenges inherent in renting to people of different cultures, backgrounds, and beliefs.

Though fictional, DS9 dealt with many of the same issues that today’s property managers deal with. And though the writers were probably blissfully unaware, they taught us a thing or two about cooperation and compromise when it comes to running a property. Hopefully we can all take something away from it.

But only if we all watch it.