Multifamily Green Ideas

Marketing a “Green Community" or want to show your community supports the "Green Trend"? Try these simple ideas to involve your community.

  1. Plant a garden or tree where the whole neighborhood can enjoy it.
  2. Set up a recycling system for your community and or participate in your neighborhood recycling programs. Have your contacted your local waste management company to learn about their special offerings at various times of the year?
  3. Organize a car pooling campaign in your neighborhood to cut down on air pollution.
  4. Set up a seed or a plant exchange in your neighborhood.
  5. Grow fresh flowers and deliver them to resident to brighten their day.
  6. Pick up a trail during National Trail Day in June. Great exercise and a fabulous community involvement program.
  7. Make bird feeders for public places.
  8. Collect Old phone books in your neighborhood for recycling.
  9. Adopt an acre of a park or a mile of roadside to keep clean.
  10. Start a community "energy watchdog" to encourage your residents to shut off lights, radios, and TV's when not in use.
  11. Help everyone in your community conserve water by offering tips and seminars.
  12. Clean up trash along a river or in a park.
  13. Create a habitat for wildlife within your neighborhood.
  14. Create a campaign to encourage biking and walking.
  15. Test the health of the water in your local lakes, rivers or streams.
  16. Residents have places to be? Help them burn some energy on your bike check out program instead of taking their cars.
  17. Participate in the Backyard Wildlife Habitat Program.
  18. Start a butterfly garden in your neighborhood, at a community center, senior home or school.
  19. Sponsor an environmental slogan contest in area school.
  20. Build a bluebird trail.
  21. Collect aluminum cans in your neighborhood and donate the money to a favorite charity.
  22. Get together with residents and make conservation posters for the community center.
  23. Encourage your residents to buy products made from recycled materials.
  24. Conduct an energy audit within your community.
  25. Monitor the indoor air quality of your office/clubhouse.
  26. Adopt an acre of rainforest and create an entire marketing plan around it.
  27. Plant a commemorative tree to honor the resident of the month.
  28. Create a children's nature garden, labeling plants and trees and scheduling guided tours.
  29. Replace trees that have died.
  30. Hold a household toxic waste collection program for your residents and take to a proper disposal facility.
  31. Adopt highways and clean up clutter.
  32. Volunteer to separate recyclables.
  33. Organize a hazardous waste collection.
  34. Start a recycling center at  an area school.
  35. Host a recycling fair.
  36. Hold an invention contest with entries made out of recycled goods.
  37. If you see a tree that's in trouble, try to save it. Pamper it, water it, or don't water it as the case may be. Find out what's wrong with it and how to make it better.
  38. Encourage your community children to use a lunch box instead of throwaway bags and have them imprinted with your community name.
  39. Practice the 3 R's in your community: Reduce, recycle, reuse.
  40. Adopt a park with your residents and keep it clean.
  41. Encourage your residents to take a backpack when they shop or reuse those little plastic sacks.
  42. Clean up a beach or riverbed.
  43. Start a compost pile and encourage your residents to use it!
  44. Ask the schools in your area to use recycled paper.
  45. Start an Community Environmental Club.
  46. Hold a recycling contest.
  47. Clear a new trail at a nature center or park.

Do you have a tip or idea to share?

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What Kind of Service Do You Want to Provide?

Assembly Line:

“You are a number, apartment 5B, and we are here to process you.”

Characteristics: timely, efficient, uniform, insensitive, uninterested

Friendly Zoo:

“We are trying hard, but we don’t know what we’re doing.”

Characteristics: friendly, interested, tactful, personable, inconsistent, disorganized, no follow-up

Winter:

“We don’t care.”

Characteristics: cold, impersonal, aloof, uninterested, inconvenient, slow, disorganized

Quality:

“We care, and we’ll prove it!”

Characteristics: timely, efficient, friendly, personable, interested, helpful, understanding, sensitive

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From Casual to Committed: How Alignment and Engagement Can Create Positive Accountability

By Walt Zeglinski

“If your employees don’t know where you’re going, almost any road will get them there.”

These are words that send chills through the hearts of leaders everywhere. And it’s why they work hard to develop business plans for their workforce to follow. Even the best-intentioned, savviest business plans can fail if the organization lacks consistent employee commitment. But you can’t just mandate commitment. Organizations that achieve the promise of their business plan are able to create “positive accountability” – a powerful, healthy culture that results from goal alignment and workforce engagement.

Goal alignment is a common challenge, yet its solution can be as simple as how goals are established. If developed through a process of top-down collaboration with employees, strategic imperatives will cascade to frontline behaviors, dramatically impacting an organization’s success. Effectively channeling employees’ talents boosts their productivity and job satisfaction. And satisfied employees often become high-performing, passionately engaged employees.

Workforce engagement allows organizations to tap into their employees’ discretionary efforts. However studies show that only 1 in 4 employees comes to work actively engaged, or “on purpose.” These are the individuals that find their work personally and professionally meaningful. Of course this means that 75% of employees consistently fail to execute to their full potential. More disturbing, the same studies show that almost one-third of these are actively disengaged and can undermine the engagement of others.

Clearly, addressing alignment and engagement challenges can result in significant bottom-line dividends. Consider high-performance cultures like Google and Southwest Airlines. Two unique companies in very different industries, they both sustain their competitive advantage by leveraging the commitment of their employees. They have created cultures that drive alignment and engagement to achieve their strategic goals.

The Positive Accountability Model (below) helps to illustrate four different profiles that organizations typically fall into. Specifically, it examines how varying degrees of Goal Alignment and Workforce Engagement can result in Casual, Compliant, Chaotic or Committed cultures.


The Casual Culture

Employees in the Casual Culture are unclear about how personal contributions support their organization’s success and, often, they don’t care. Most organizations struggle with disengaged employees, but Casual Cultures have more than their share. You’ll often spot the Casual Culture in the wake of a merger, acquisition or new CEO. It’s often embedded in entrepreneurial companies, fueled by passionate, egocentric leaders, rather than by calculated ones who, instead, implement collaboratively planned process discipline.

In a Casual Culture, people often do mediocre work, maybe just showing up and following bare-bones procedures. They lack passion for the organization’s mission, and often don’t understand why or how they need to achieve both personal and company goals. The Casual Culture often operates in “survival mode.”

What to do? Use consensus-building to develop and implement strategies that establish clear goals and expectations, a Vital Factors metrics-based system to inspire success, and the means to hold people accountable. Once developed, the consensus plan must cascade down through the organization, and be communicated in both word and deed.

Leadership must also leverage the strong ties created by alignment to improve engagement. When people feel that their goals and tasks have meaning, they’re more likely to provide the organization with an extra measure of accountability that leads to goal achievement.

The Compliant Culture

A Compliant Culture is clear about individual goals, but not about how these goals connect to strategic corporate outcomes. The workforce may understand the company’s direction yet remain generally disengaged, resulting in a deceptive behavior pattern of doing what’s asked but little more. This creates the “it’s not my job” syndrome, as leadership finds it hard to tap into the discretionary effort of their people. Every manager has one or two people who fall into this behavior because of their personal style but, when it’s pervasive in an organization, it’s difficult to get things done and nearly impossible to implement change.

Overcoming this major accountability barrier, most often requires effective, inspiring leaders who encourage open, honest communication. If a safe environment can be established it’s possible to reverse this dysfunctional behavior. They enable team members to understand the business rationale behind their goals and take risk in an effort to achieve them. It will empower these employees to discover the alignment between what they do daily and their company’s goals. When an employee develops positive attitudes and beliefs relative to goal achievement, their motivation to maximize their potential grows along with the passion in their commitment to company results.

The Chaotic Culture

Most employees in a Chaotic Culture are engaged but unclear about their goals. Put simply, these cultures diffuse energy and squander talent, so there’s ample activity with little to show for it. Employees have the talent and passion for greatness, but their strengths can sour if not channeled into predictable, focused behaviors. Without clear expectations, confusion reigns in the Chaotic Culture. What’s more, studies show that employees commonly fail and leave organizations simply because they don’t know or understand the expectations.

What’s needed is goal clarity, managed by a leader who sets expectations and deadlines for achieving them. To ensure employee engagement, leadership should encourage their participation in building a plan based around SMART goals — those that are Specific, Measurable, Aligned, Realistic and Time-bound. Once that’s accomplished, an effective leader must hold the team accountable through regular performance assessments and check-ins, determining what goals have been met and any corrective action that should be taken.

The Committed Culture

Engaged with a clear understanding of its goals, a Committed Culture both maximizes the potential of its employees and consistently achieve goals. It’s the healthiest of work environments — what every organization should strive to achieve. Employees work with clarity and purpose and, although they might not always meet all goals, they stay committed to an action plan to fulfill them. Because they have an understanding of what success looks and feels like, they can develop the attitudes and beliefs that release achievement drive. This provides the energy and motivation to execute with accountability.

A Committed Culture isn’t foolproof. An aligned, engaged culture must be nurtured to sustain performance standards. Regular progress reviews can ensure employees are meeting their goals and whether corrective action is necessary to stay on track.

Why strive for a Committed Culture? When your workforce is fully engaged and clear about its goals, your employees will be loyal to the core. And a loyal workforce is one that naturally inspires loyal customers – emotionally satisfied customers who refer new customers to you and generate repeat sales. An organization that develops a Committed Culture has unlocked the secret to successful plan execution and profitable growth. It has created a culture of Positive Accountability.

About The Author

Walt Zeglinski is CEO & Chief Client Advocate for Management Action Programs (MAP), a performance-improvement firm that helps organizations achieve profitable growth. MAP’s performance and process solutions establish the disciplines that create a culture of accountability. Walt has 20+ years of successful experience in the corporate performance industry, with expertise in developing and implementing practical solutions for complex business challenges. He has worked with executive teams across most industries including financial services, healthcare, technology, hospitality and manufacturing. For more information, visit www.mapconsulting.com or call 888.834.3040.

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Great Multifamily Recruiting Idea

Here's an excellent way to recruit associates. I did this to get potential leasing candidates, but it could be used for any position. It was a huge success!

One of the issues we determined needed immediate attention was
recruiting. My suggestion was to host a FREE SEMINAR on what it takes to be a leasing consultant. We decided to try the idea and target individuals in the retail and restaurant markets, because as a leasing person they would have better hours.... no more night shifts and better benefits and perks.

To prepare, we secured the use of a training room for a two-hour session. We placed an ad in the restaurant section of the newspaper on Friday, Saturday, and Sunday. It was also placed in the retail section on Sunday. Seating was limited to 30 participants.

We created handouts using the Leasing Consultant Job Description Welcome Page. Candidates were paired up and used the sheet to gather information, so they could stand and introduce each other. (A great way to identify outgoing personalities!) We also distributed our Human Resource brochure, pens with the company job line number and email address, and blank job applications

We had attendees sign in with their names, phone numbers, and current job industries.

WOW!! What a success! We had over 40 people call and sign up. Twenty actually showed up. Out of the 20, 19.... yes 19, are good candidates! Eleven stayed and filled out an application. The Regional manager set up interviews for the next day.

We have even had several candidates stop by the area office to fill out an application because they could not make it to the seminar. A few have called and asked when will we offer the seminar again!

The following is a breakdown of where these candidates are from:

4 - no current job

2 - retired

1 - student

2 - convenient store

2 - restaurant

1 - federal government housing

1 - medical records clerk

1 - telemarketing

1 - retail

1 - receptionist jewelry shop

1 - real estate paralegal

1 - payroll/benefits

1 - field interviewer

1 - clerical

Contributed by Donna Olson,  when she was the SW Regional Education Director, Equity

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THE FOUR R’s: Rentals, Renewals, Retention, and Results

by Tami Siewruk

The last time you played “let’s pretend,” chances are you were only concerned with the three R’s (reading, ‘riting, and ‘rithmetic). This time, we’re going to play a grown-up game of let’s pretend, where you get to be the resident or future resident—and we’ve got four R’s of an apartment community's to contend with (Rentals, Renewals, Retention, and Results).

Several months ago, we had half of the employees at a community pretend to be residents, and the other half pretend to be future residents. They were instructed to leave the community, then return as residents or future residents in order to gain some fresh insight.  Their observations might teach you a thing or two about your own apartment community. Here’s what they found:

  • There were no clear signs in the parking lot telling future residents where they could or couldn’t park.
  • Trees and bushes had grown over the main entrance sign so that both future residents and visitors of current residents had trouble identifying the community.
  • When they took a “child’s eye” view of the community, our pretenders found the leasing center clubhouse pretty boring. They suggested hanging photographs of the leasing and service staff, along with a brief statement telling something interesting about them, like their favorite hobbies.
  • The signs throughout the community sounded like someone had a bad attitude.
  • When the leasing center was closed for a few minutes, there was no place for the visitor to sit and wait, and no system for leaving a message.
  • The staff wasn’t prepared for rainy weather, with raincoats or oversized umbrellas to share with future residents; and there were no mats to prevent water and mud from being tracked in when showing an apartment.
  • The main entry door to the office was difficult to open.

And the list went on! This very simple exercise identified plenty of areas that needed attention; and focused the employees on what was needed to more effectively deal with their current and future residents.

Try it with your own staff. If you think your staff will have trouble viewing your community objectively, invite the staff from another community to come in and pick it apart. Don’t be defensive; picking your community apart is a good thing. Imagine how much better it will be when you put it all back together—the right way!

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