Make it durable

Reduce operating costs

Make it healthy

Protect the environment

Entire Unit

Bathrooms

Painting.
Use low-VOC paint

Flooring.
Install self-coving commercial grade sheet vinyl

Windows.
Install double glazed, low-e
U value 0.33 or less

Plumbing.
Install 1.6 gpf or better toilets;
2.0 gpm or better showerheads;
1.0 gpm faucet aerators

Window Coverings.
Consider washable cloth curtains instead of vinyl mini-blinds

If mini-blinds, use metal instead of vinyl

Ventilation.
Install continuously running, quiet bath fans

Kitchens

Lighting.
Use Energy Star fixtures with compact fluorescent bulbs

Flooring.
Install natural linoleum or recycled content VCT tiles

Use fluorescent T-8's

Appliances.
Should be Energy Star

Heating.
Install high performing thermostats

Cabinets.
Formaldehyde-free or sealed plywood boxes

Cleaning Products

Countertops.
Tile countertops

• Baking soda and vinegar to clear drains
• Baking soda or Bon Ami for scouring powder
• Baking soda or Bon Ami plus a couple drops of Murphy's liquid soap to clean toilets; pumice stone for rust stains
• White vinegar in warm water to clean windows
• Commercial eco-friendly, non-toxic products
• Avoid ammonia
• Avoid chlorine bleach or use minimally and only when absolutely necessary

Plumbing Fixtures.
Install 1.0 gpm faucet aerators

Recycling.
Make recycling easy - provide under-counter bins

Living Rooms

Flooring.
Install hard surface flooring

Bedrooms

Flooring.
If carpet, use green label certified

• Review best practices information from affordable housing developers and managers in the Housing Design blog.  Most information is from Seattle and Pacific NW.    
  
• SeaGreen's website has a Resident Guide to adapt for your projects and distribute to tenants who want to “Live Green—Live Well”. 

Painting choices to keep units healthy and protect the environment

• Use low- or no-VOC paint.  Volatile Organic Compound (VOC) is a class of chemical compounds that can cause short- and long-term health problems.  VOCs can be emitted (off-gassed) by many building materials and finishes.  High quality, low- and no-VOC paints and caulking are easily available through local paint suppliers.  Low-VOC paints have no or minimal cost premium depending on the amount you buy.  No-VOC paints do have a cost premium, but are the least toxic for your staff and residents.  In all paints, look for the Green Seal Certification.
  Rodda Paint      www.roddapaint.com/ps_horizon.asp
  Sherwin-Williams      www.sherwin-williams.com/pro/green/index.jsp
  Parker Paint www.parkerpaint.com/PageMill_Resources/DataPDF/4350atds.pdf
  Kelly Moore      www.kellymoore.com/products/groups/envirocote
  Cloverdale Paint     www.cloverdalepaint.com/contractor_professional/low-voc.htm

Window choices to save energy and save operating dollars

• Install double glazed, low-e, U value 0.33 or less. Energy efficient windows keep utility costs down for both owners and residents.
  Milgard     www.milgard.com
  Empire Pacific Windows     www.empirepacificwindows.com
  Euroline Windows      www.euroline-windows.com
  Starline Windows      www.starlinewindows.com/newweb/starline-web/index.php
  
  
  
  

Window Covering choices that are durable and healthy

• Consider washable cloth curtains.  Are tenants harsh on those mini-blinds—bending and breaking them?  Economical cloth curtains can be used instead to block light, retain heat, and give privacy.
• If you do use mini-blinds, use metal instead of vinyl.  Vinyl products are toxic to produce and dispose of.  Several AHMA members use: American Drapery
  www.americandrapery.com
• Bamboo blinds are sturdy, durable and environmentally friendly, but are a higher cost.  Check Jiangsu Blinds at Window Designer for more information. www.windowdesigner.com
  
  

Lighting choices that can reduce your operating expenses dramatically

• Use Energy Star fixtures with compact fluorescent bulbs.      www.energystar.gov
  Compact fluorescent bulbs do cost more than incandescent bulbs, but will save in energy bills over the long-term.  If you can, buy in bulk and distribute to tenants.
• Use fluorescent T-8s.  T-12s are good too, but T-8s are more energy efficient and will save you more money. 
• Below are noted several lighting manufacturers that AHMA members have found their products to be reliable. Look for them at your lighting supply store.
  Seagull Lighting       www.seagulllighting.com 
  Lithonia      www.lithonia.com
  Shaper Lighting     www.shaperlighting.com
  Metalux     www.metalux-lighting.com
  Capri Lighting     www.caprilighting.com
  DM Lighting     www.dmlighting.com
  LSI Industries     www.lsi-industries.com/contentindex.asp?ID=5 
  Lightolier     www.lightolier.com
  Fine Lite     www.finelite.com
  Halo Lighting     www.haloltg.com
  Day Brite Lighting     www.daybritelighting.com
  Brown Lee     www.brownlee.com
  Eclipse Lighting     www.eclipselightinginc.com
  
   

Heating choices that can reduce your operating expenses if you pay for heat, or reduce utility expenses for the tenant if they pay for heat.

• Save energy and install Energy Star programmable thermostats that automatically adjust temperature settings, allowing you to save energy while you're away or sleeping. 
  http://www.energystar.gov/index.cfm?c=thermostats.pr_thermostats
  
• Consider installing thermostats with limiting controls so tenants can not raise the temperature in their unit higher than 70 degrees F.  Thermostats with this feature often cost more.
  

Bathroom choices that are durable, healthy and/or reduce operating expenses

• Install self-coving commercial grade sheet vinyl.  While vinyl flooring is not the best from an environmental standpoint (because it is toxic to produce and dispose of) high grade self-coving sheet vinyl is very durable (so you’ll replace it less often) and will keep water from penetrating the sub-floor. 
• Installing ceramic tile is a much “greener” choice than sheet vinyl but cost is higher.
• Bathroom Plumbing
  --install 1.6 gpf or better toilets.  Western Pottery model #822; American Standard Model #2073 and Toto CST Model #703 have worked well for some AHMA members
  --see also the toilets recommended by Seattle Public Utilities www.savingwater.org/docs/FlushStar.pdf
  --2.0 gpm or better showerheads.  Delta 1300 and 1700 series have worked well for several AHMA members. 
  --install1.0 gpm faucet aerators
• Bathroom Ventilation—install continuously running low-sone bath fans or install fans with a motion sensor or timer so that moisture in bathrooms is removed to inhibit mold/mildew growth.  A “sone” is a measurement of sound.  Several AHMA members have found the Panasonic line of Whisper Green fans work well and are very quiet.

Kitchen choices that are healthy and good for the environment

• Flooring--install environmentally friendly natural linoleum for durability and long-term cost savings or recycled content VCT tiles (Vinyl Composition Tile) for durability.
  
  
• Appliances should be Energy Star to reduce utility costs.  The General Electric line of Energy Star rated appliances have worked well for several AHMA members. www.energystar.gov
  
  
• Cabinets should be healthy and durable
  —use formaldehyde-free plywood boxes.  Particle board is the base material used in most manufactured kitchen cabinets.  The board is usually made of cellulose reconstituted with the use of urea formaldehyde resin. Formaldehyde is a recognized carcinogen.  Do not use particle board cabinets.
  
  If you use formaldehyde-free plywood boxes, you get durable boxes and healthier air quality.
  
  
• Cabinets accepted by the Kitchen Cabinet Manufacturers Association (KCMA) Environmental Stewardship Program: the finished product encapsulates any harmful emissions by sealing all exposed areas with a water-based sealer, or a backer applied at the factory. These cabinets are available from supplier Craig Juhre, Saltese Co. PO Box 48157, Spokane, WA 99228 or c.juhre@yahoo.com 509-891-1525.
  
  
• Leedo Cabinetry from East Bernard, Texas 866-465-3336 are very durable.
  
  
• Cabinets NW are very durable.
  
  
• Tip: always do a clear coat finish so you don't have to match stains from building to building--easier for maintenance to manage. Also always have handles--cabinets get dirty quickly with no handles.
  
  
• Re-use your existing cabinet boxes and replace doors and drawers.  If you re-face with new laminate, ask your re-facer to use low- or no-VOC glues.
  
  
• Consider using open metal shelving attached to walls instead of cabinets.  One affordable housing provider uses Engineered Products, Inc. wall mounted shelving with great success. www.eppape.com/about
  
  
• Countertops—install ceramic tile
  
  -- Installing tile countertops can cost $5-80/sq.ft. Tile manufacturing requires large amounts of energy, but its durability gives it an environmental edge. The cost of this countertop option varies widely, based on the cost of tile and the complexity of the installation.
  
  -- Grout sealers and grout lines less than 1/8 inch wide create easy-to-clean surfaces.
  
  -- Choose sealers free of formaldehyde and low in volatile organic compounds (VOCs). Install tile with solvent-free mastic on a durable, rot-proof surface, such as cement backer board.
  
  -- Countertop information was taken from the City of Seattle Department of Planning and Development green kitchen remodel guide for homeowners. www.seattle.gov/dpd
  
  
  
• Plumbing fixtures—install 1.0 gpm faucet aerators
  
  
• Recycling made easy--provide undercounter bins that are clearly marked to avoid contamination with garbage.

Living Room choices for health, durability and operational savings

• Flooring—install hard surfaces, not carpet.  Carpets are “dirt sinks” that collect dust, insects, and contaminants that are hard to remove.  They are breeding grounds for molds and dust mites.  When subject to moisture, carpets grow molds that can be harmful to humans.
  --natural linoleum 
        Armstrong     www.armstrong.com/resflram/na/linoleum/en/us
        Marmoleum     www.themarmoleumstore.com
  --laminated wood floor products
        Laminate Floorings      www.laminatefloorings.net/laminate_flooring.htm
  --recycled content VCT tiles      www.eworks.org/pdfs/VCTFacts.pdf

Bedroom choices for health and operational savings

• Flooring—install hard surfaces if possible, but if you do use carpet, use green label certified   www.carpet-rug.org/commercial-customers/green-building-and-the-environment/index.cfm

Cleaning Product choices to keep your staff and tenants healthy

• Baking soda and vinegar to clear drains:
  Pour 1 cup baking soda into drain, add 1 cup white vinegar. Let fizz.
  Flush with a pan of boiling water.
  
• Baking soda or Bon Ami for scouring powder
• Baking soda or Bon Ami plus a couple of drops of Murphy’s liquid soap to clean toilets; pumice stone for rust stains
• White vinegar in warm water to clean windows
• Commercial eco-friendly, non-toxic supplies
  Coastwide Labs     www.coastwidelabs.com
  The non-profit affordable housing developer/owner Housing Resources Group uses Coastwide cleaning products in all their buildings. They have generously shared their cleaning protocol showing product names and recommended dilutions.
  Seventh Generation     www.seventhgeneration.com
  Mrs. Meyers     www.mrsmeyers.com
  H2Orange2     www.h2orange2.com
  Look for Pacific Supply's environmentally friendly products     pacsupply.com
  Look for Home Depot's EcoOptions products     www.homedepot.com
  Green Seal     www.greenseal.org/findaproduct/cleaners.cfm
• Avoid chlorine bleach or use minimally only when absolutely necessary.
• Avoid ammonia.
• Carpet cleaning
  There are practical, nontoxic alternatives to standard carpet cleaning products. Some "green" carpet cleaning products do not contain butyl cellusolve. By using environmentally safe chemicals to clean carpets, staff and residents are not exposed to toxic chemicals. Also, carpets can be thoroughly cleaned using high temperatures (up to 260° Fahrenheit) and mild chemical agents.
  --Alpine Cleaning uses Safe Clean Green and Biokleen products.  Carpet cleaning cost is competitive with other typical carpet cleaning companies.      www.alpineclean.com
  --Whitman Global Carpet Care uses environmentally friendly and non toxic cleaning products. www.gowhitman.com

MORE RESOURCES:

• Housing Design blog is a great way to review best practices information from affordable housing developers and managers.  Most information is from Seattle and Pacific NW.  housingdesign.blogspot.com
  
• SeaGreen has a Resident Guide to adapt for your projects and distribute to tenants who want to “Live Green—Live Well”.  seattle.gov/housing/SeaGreen/residentguide.htm
  
• Home Depot's line of EcoOptions products.