There's no mystery to making good lightning decisions: a well-planned strategy yields high-quality lighting that can enhance a community's value and appeal.

Imagine for a moment being appointed as the new museum curator at the Louvre in Paris. As part of a larger renovation of the facilities, the lighting approach for all exhibits and museum assets must be considered because providing the proper lighting for Leonardo da Vinci's "Mona Lisa" and other works is critical to pleasing muse um visitors and critics.

Although this example is a bit extreme, it carries with it a much larger lesson: viewing lighting decisions as a strategic opportunity is essential when trying to enhance the value of real estate and satisfy residents.

The goal is to take the time to design an extremely well-planned strategy for lighting this precious artwork (or, substitute the phrase "apartment community"). An apartment owner must ask the right questions about how to achieve the intended outcome and cover the issues that affect the ability to reach that outcome. In the case of the "Mona Lisa," consider what light sources could possibly damage the painting. Will the color of the light distort the artwork? Will maintenance on the lighting create exposure or potential damage to the painting? Who will view the painting, at what distance and at what times of day?

These questions are critical when developing a strategy that protects, enhances and accurately reflects the end objective of maximizing the display value of the "Mona Lisa." Assemble a team of experts to assist in the decision and give this team a clearly defined process to follow.

Too often in the multifamily housing market the process of lighting communities, particularly during a renovation, rehabilitation or community upgrade, is treated as a "tactical" requirement of the overall project plan, rather than a strategic opportunity to enhance the overall value of the real estate asset, in reality, the parallels between a community and the analogy of the "Mona Lisa" create an opportunity to rethink traditional approaches to community lighting strategy and design.

There are four key steps to developing a sound, actionable lighting strategy in the context of the multifamily housing industry. These steps include understanding the overall community strategy, the current physical infrastructure, planned architectural changes and how the apartment community relates to the larger community. The importance of managing the lighting decision from a strategic perspective is driven by a key postulate many owners overlook: Lighting never plays a neutral role--it either adds or detracts value, and, as such, affects the bottom line.

Overall Strategy

Developing a coherent strategy begins with understanding the clearly stated overall goals for the community. Now is the time to ask and answer some important questions about the subject community.

Where does this community fit in the owner's portfolio? Following renovation or rehabilitation, will there be a new targeted demographic for this community? Will this demographic drive specialized lighting needs? What kinds of rent increases are planned as part of the post-change strategy? What is the end objective for repositioning the community? What marketing plans support these new community goals? Are there elements of the new community plan that will require specialized lighting solutions?

The answers to these community-related strategy questions provide the necessary "filter" through which the rest of the lightning decision process will be viewed. Ultimately, regardless of the physical plant issues to review next, the lighting solution must support the overall strategic community goals associated with rehabilitation, renovation or new construction.

Existing Infrastructure

As the community is surveyed, it is important to analyze and understand the existing assets and liabilities that will affect the eventual lighting plan.

Are the existing fixtures serviceable? If not, can they be retrofitted? Is that cost effective? Are the exterior building mounted fixtures that will be replaced, and the electric supply that powers them, in good locations to distribute light effectively? What is the present voltage configuration? Are the wiring and electrical distribution systems in compliance with current local and national codes? Will electrical panels, time clocks, etc., need to be modernized to meet the demand for additional electrical loads? What effect does the community footprint have on special lighting requirements and opportunities? Does one building's light cause a shadow on another? Does the terrain create any issues? Rolling hills may be beautiful, but they create a challenge to light effectively.

Finally, are there selected areas, such as the pool, clubhouse, signage or tour route that require special consideration to maximize their contribution to the community?

Architectural Structure 

Be sure to include in the strategy a complete understanding of any major structural, design or use changes that will occur. Will that distinctive archway remain after renovation, or is a new "look" planned? Is there a strong effort to change the architectural theme to re-invent the image of the community? Will that storage area become a multi-purpose room? Who will be using it, and at what time of day?

Issues such as paint color and the choice of decorative hardware will directly affect the lighting product selection. For example, those white front doors when painted red, may be striking, but will they distort the harmony with the white coach lights that were purchased independent of a strategic lighting review. New building accessories, such as awnings, sharpen the look of the community, but do they create a shadow at the front door? Is there a lighting solution planned for the area under the awning?

In this phase of planning, possibilities are endless. Be sure to ask the right questions. What architectural themes will require matching, extending or enhancing via the correct lighting option? How will new building uses or changes in architectural design affect existing or anticipated changes in the lighting plan?

The Larger Community

No strategy is complete without understanding the characteristics of the larger community in which the community exists and operates. The lighting strategy must include a keen appreciation for the surrounding commercial, residential and municipal entities, their lighting configuration and how that configuration interfaces with the community.

Here, the competitive business environment comes into play. What is the quality and quantity of the lighting at adjacent or neighboring communities? Must the community compete with the highly distinctive poles and lanterns that create charm and appeal at the country club across the street? Does that new community in the area make the subject community's lighting system appear dated? What role do municipal ordinances play in developing the lighting plan? For example, the dark sky ordinance addresses light pollution, a new environmental concern on the horizon. The neighbors must be treated with a high level of sensitivity. Finally, are there geographic characteristics such as lakes, woods or other land hazards that affect night lighting capabilities?

When reviewing the overall community objectives, the effect of architectural changes, the existing infrastructure and the analysis of how the community interacts with surrounding and competing light sources in the community must be considered prior to the specification phase. By addressing these areas systematically and early in the decision process, a road map can be drawn confidently that will guide the technical requirements phase and ensure that the planned esthetics, quality and performance requirements are achieved in the final selection of lighting equipment and products.

Technical Requirements

A series of technical issues are in play when seeking the right lighting components. As in most other fields, advances in the lighting industry have proceeded exponentially during the past 15 years. Options and choices abound, which can be both exciting and intimidating.

Intensity and uniformity requirements. A major specification element is the quantity and intensity of light. Old roles no longer apply, and the demand for increases in the quantity and quality of light are being driven by resident expectations. Nighttime light levels in particular must be evaluated in terms of the safety, security and comfort of the existing resident base. Intensity and uniformity should complement the marketing strategy that supports any changes planned for the community.

Lighting color requirements. The color of the lighting source will bear immediately and directly on the interior or exterior ambiance. Remembering the postulate about lighting never being neutral, color will either enhance or detract from the architectural themes. Color rendition is perhaps the most over looked aspect of lighting selection in the multifamily housing industry, but one that can substantially affect the success of any project.

Energy efficiency requirements. Energy efficiency is an absolute must in the cost-conscious multifamily housing market. Technology allows for that to be achieved in a simpler and less costly way than ever. This is also all area where the misapplication of efficiency strategies can lead to disappointment. Efficiency must complement, not override, the other elements necessary, to execute an effective lighting plan. For example, the attractive hall light with provision for only one energy efficient lamp may save money but miss the mark to the intensity, uniformity, safety and esthetics provided by the two lamp version.

Physical fixture attributes. The style, size, color, finish, etc., of chosen fixtures must be in harmony with the project plan. As a common example, the beauty of the perfect style, color and finish can be negated when fixture size is inappropriate to the application. Another example is when maintenance considerations are overlooked and a fixture whose lamps are difficult to change creates excessive man power demands (and frustrations).

Optical components. The sense of style brought to the specification development should be matched with a sense of science. How will the lighting equipment do its job? Is light placed where it is needed, or is light wasted because it creates an annoying glare? The right optical components will ensure a successful outcome.

Initial and ongoing replacement costs. Certainly, initial cost is an important consideration, but life cycle costs may be a more relevant gauge of the worth of an investment. Is the expected life of that lantern five years, 10 years, 30 years or more? Must the cover of that hallway light be replaced after two or three lamp changes? Remember; it is better to spend just a bit more than expected, than far less than should have been. Moderately priced equipment is available that meets the demand for quality, performance and price.

The key to developing a successful lighting strategy is to employ a well-tested process that systematically examines the areas discussed in making a lighting decision. A strategic plan and a clearly defined assessment process will ensure that the final lighting outcome enhances the aesthetics and the value of the real estate. Remember, lighting is never neutral--it either adds or subtracts value from a real estate asset.

David Malament is President of Medallion Lighting. He can be reached by calling 215/612-8091 or by sending e-mail to [e-mail].