Top tips for reducing energy costs.

The headlines are daunting: "Gas Prices to Double This Season," "Energy Costs to Set Record Highs." Utility costs now make up 15 percent or more of a community's total operating expenses, with the potential to keep increasing. The cost of heating homes by natural gas this winter is expected to rise by 41 percent, and the cost of heating oil is expected to jump 27 percent, according to a Nov. 8 report by the U.S. Department of Energy. With this in mind, here are some ideas and tips to help communities across the country save money not only during the winter months, but year round.

1 Select 'target units' among the vacant units. Use these for daily showings to prospects so not all ready apartments require the heat to be turned up to a comfortable temperature. Set the temperature to 55 degrees at night. Turn off all lights at the end of the day.

2 Check vacant units regularly. In addition to the maintenance team, the leasing team can check vacant units while they are doing their daily check of target units. Refrigerators and freezers should be set at the warmest possible temperature according to the manufacturer. Make sure the water heater is set at the coolest possible setting. Check for leaking faucets and running toilets. Make certain all lights are off--check closets, bathrooms and storage areas, as well.

3 Look at common areas for savings opportunities. Install tamperproof and lockable thermostats and set them no higher than 65 degrees during the winter. Consider installing motion detectors for laundry morns and storage areas that activate lighting when a resident enters. Switch incandescent lighting to fluorescent bulbs. Consider switching to more reflective light fixtures for common areas. This type of fixture requires lower wattage bulbs, creating a greater savings on electricity. Consider installing a thermostat on vent fans in elevators so the fans don't run continuously.

4 Install devices that reduce energy consumption in model units. These devices, such as a wireless lighting control system like Model Minder, turn on lights as soon as someone enters a model home and remain on for a pre-determined amount of time that is adjustable for up to 60 minutes.

5 If it has not been done yet, strongly consider individually metering apartment homes so residents pay utility costs themselves. Companies who specialize in multifamily utility billing can recover as much as $300 per unit per year.

6 Check and service boilers. Hire a contractor to inspect all boilers and make certain they are clean, firing efficiently and that the temperature settings are appropriate. Also consider "splitting off" the domestic hot water from the main boiler system.

Keith Knight, Vice President of Capital Improvements for Home Properties, Rochester, N.Y., said his company has split off the domestic hot water at apartment communities where it uses large boilers. Home Properties now has two types of boilers: one for heat and one for hot water. Running the smaller boilers has helped the company reduce natural gas costs during the summer, as main boilers now don't have to be fired up during those months, Knight said.

7 Use energy management systems. These systems involve electronic devices that monitor the temperature outside and automatically adjust the boiler. If using such a device, make sure that service teams are trained appropriately. 8 Look for energy leaks at the community or building. If it is 20 degrees outside but residents have their windows open, this is a sure sign that zone valves in apartment homes aren't working correctly. Check rooftops, attics, basements and crawlspaces to ensure there are no unsealed holes or openings where heat can escape.

9 Check the wattage on kitchen and bath exhaust fans. Installing more efficient fans may help reduce energy use.

10 What is the water temperature at the tap? Most property managers don't know. A 30 to 40 degree upward swing in tap water temperature above code can cost communities unnecessary energy dollars.

11 Speaking of water, does the community use low-flow shower heads? Keep in mind that suddenly switching showerheads can cause a backlash among residents, ala the episode on "Seinfeld." (Remember when Kramer and Seinfeld were buying black market high-pressure showerheads to combat their owner's switch to low flow?) Apartment managers don't need the bad feelings this can create with residents, so think about changing the showerheads as apartments turn over. This provides water savings without upsetting residents.

12 Install pressure-reducing valves on water mains. If the water pressure is extremely high, reduce it at the main entrance to the building by installing a pressure valve. In buildings where the pressure is exceptionally strong, residents will never notice the difference.

13 Switch out older toilets with today's 1.6 gallon models. Be proactive with replacements in older communities. As with the showerheads, these changes can be made when apartment units are turned.

14 Clean vents and change filters regularly. Furnace filters should be changed twice per year and furnaces inspected at the same time. Dryer vents should be free of lint. Sleeve AC units should have covers installed to minimize blowing and drafting.

When speaking with management companies across the country, it appears that no idea is being dismissed when it comes to saving energy. Some other ideas being considered include:

* "Locking" thermostats at 72 degrees maximum in apartments where the owner pays the heating bill.

* Blowing in additional insulation.

* Adding vestibules to help reduce drafts in entryways.

* Billing for energy surcharges in winter months in markets where resident utility billing is not allowed.

* Replacing windows and furnaces in older buildings where it makes sense to do so.

One apartment owner said, "With gas prices going higher and higher, we are considering the return on investment of installing new windows and new HVAC systems. We are currently in the process of doing this on a 134-unit property, which will be getting all new windows and all new furnaces. So, essentially we will use last year's consumption as our baseline and we will compare it to this winter to see if there is a significant reduction in consumption to justify more proactive retrofitting."

ENERGY-SAVING

Tips For Apartment Owners

* Repair leaky faucets promptly,

* Properly maintain water-heating systems.

* Lower water heaters temperature settings from 140 to 120 degrees Fahrenheit.

* For the same storage capacity, chest-type freezers use from 11 percent to 27 percent less energy than upright freezers.

* Locate heating thermostats on inside walls and away from windows and doors.

* Seal leaks around doors, windows and other openings, such as pipes or ducts, with caulk or weather stripping.

* If radiators are located near cold walls, place a sheet of aluminum foil between the radiator and * the wall to reflect heat into the room.

* Maintain recommended levels of insulation in attics and basements.

* When buying new appliances, compare energy efficiency ratings and annual operating costs.

* Install storm or thermal windows and doors or double-paned glass.

Tips provided by the Edison Electric Institute (www.eei.org) and the American Gas Association (www.aga.org).

QUICK TIPS to Share With Residents

* Running the water while shaving or washing dishes by hand is needless waste. Avoid this by using sink stoppers and dishpans.

* Do not place uncovered liquids in refrigerators. In addition to absorbing undesirable flavors, the liquids give off vapors that add to the compressor workload.

* Plan ahead and remove all ingredients for each meal at one time. Each time the door of a refrigerator or freezer is opened, its compressor has to run a bit longer to replace the cold air that spills out.

* Allow hot foods or liquids to cool off before placing them in the refrigerator. The cooling off period should not hurt the taste of the food and will reduce the refrigerator's workload.

* Lower the thermostat one or two degrees before guests arrive when entertaining a large group. Otherwise because people generate heat, the space may become wastefully overheated.

* Use exhaust fans sparingly in the winter to keep as much heat as possible inside the apartment.

* Close heating vents and radiator valves in unused rooms. Make sure that drapes, plants or furniture do not block registers for supply or return air.

* Run washing machines and clothes dryers with full loads, not partial loads.

* On sunny days, open draperies and blinds to let in the warmth of the sun. Close them at night to insulate against cold air outside.

Tips provided by the Edison Electric Institute (www.eei.org) and the American Gas Association (www.aga.org).

Lisa Trosien has more than 20 years of industry experience. She can be reached at [e-mail].