What to do with utilities in a 5 unit when they are not split

Question

Hi everyone-

Another question for all you experienced with multi unit rentals: There is a 5 unit I am interested in located in West Michigan and I'm thinking of placing an offer, BUT the property doesnt have split utilities. It appears that the owner pays all electric and gas (as well as trash, water, sewer). This will be a deal breaker as it just kills the cash flow, esp during cold MI winters. Any ideas on getting separate meters installed? Or installing submeters? Or even splitting the heating costs according to square footage of the units? I am sure there is a way to figure this out but not sure how to approach it.

Thanks for your insight!

Account Closed · Answer

Rents when utilities are included are not the same as rents for separately metered and billed units.  You account for utilities in the higher income.

Be mindful of your demographic.  Sounds like the property might be low income and/or C class.  Make sure your tenant pool can handle the required income, credit and cash needed for opening utility company accounts.

Jassem A. · Answer

Look into the cost of getting the units separately metered.  I'd rather pay to get them separately metered than pay thousands in utilities each month.  If someone else is footing the bill, they will not care how much is wasted or even if a pipe bursts.

Tom S. · Answer

@Ryan Kuja

But the rent should be higher to offset the higher expenses.   Is the combined rent $500 a month higher versus comparable units in the area that don't include utilities?

- Tom

Account Closed · Answer

Landlord paid utilities don't kill cash flow.  Paying too much for the property does.  Make your offer based on known income and expenses.

Ryan Kuja · Answer

K.marie  P.- thanks, that is good. I was not aware of different rental pools looking at things differently in terms of what they want, all included vs none etc. Makes sense. So if I am here you right, you would focus mainly on getting the right property at the right price and not to allow utility issues to be deal breakers, yeah? That would be a relief if its the case, since I am mainly looking in the student areas of Kalamazoo, MI and made a decision ONLY to consider multiunits that had separate meters. Perhaps I should reconsider!

Thanks!! :)

Ryan Kuja · Answer

K.marie  P. - Interesting thought, but I wouldnt necessarily agree. For example, on the property I am looking at paying gas/electric/water/sewer/garbage comes to say, $500 dollars a month. Now, if the tenants paid all of this, that would add $500 dollars or $6000/year in cash flow. For this property, the purchase price is175K (under market value), which at 20% down comes to $818 dollars a month (amoritzed over 25 years at 5% interest). It would be impossible to get that number down to $318 dollars to make up for the $500 in utilites Id pay per month, unless I had a boat load of cash, which I dont (and the cash on cash return would head waaay south too). Im curious to hear more about what you're saying...def open to it but thus far cannot agree :) Thanks!

Michael Gansberg · Answer

Hi Ryan,

It sounds like a great opportunity to me. If the rents are no different from similar units where tenants pay utilities, then it is quite safe to say that the units are under-rented. In most of my properties, tenants pay the bulk of the utilities, but on some I pay all of the utilities- in my experience, you don't quite recoup every penny when you're paying all of the utilities, but you should get most of your money back through higher rent.

Here's what I'd do in your position- use the low rent relative to expenses to get a lower purchase price, then as leases expire, raise the rent to market, explaining to your tenants why you're doing it. You'll undoubtedly lose a tenant(or three,) but after a year or two you should have all of the units at market rent.

Another thing you could do is replace all of the bulbs with LED bulbs- if they are currently incandescent, you can cut overall electric usage by 10-15%. Here's a 100 watt replacement bulb and a 60 watt replacement bulb, respectively- I use these in all my rental properties, they last for decades and save tons of money:

GE 15 watt replacement for 100 watt LED

FEIT 60 watt replacement (uses 9.5 watts)

After fixing the lighting, I'd work on insulation and the building envelope as units turn over, as well as installing water-efficient fixtures(1.2 gpf toilets, water-sense faucets.) If you can reduce your utility bill substantially, you can turn this building into a lovely asset. Good luck with it,

Michael

Tom S. · Answer

@Ryan Kuja  So great to hear of another UVMer on the site!  Burlington, VT is definitely a beautiful city.

Good luck with this potential deal, and feel free to reach out to me with any questions!

- Tom

Kevin Harrison · Answer

Give an offer price like you are going to have to keep paying the utilitys, if they take it great! them as soon as those people move out go to a RUBS systems. if they don't take the offer then walk. Either you will get a great deal or keep yourself from making a bad one.

Curtis Merrick · Answer

@Ryan Kuja Just as a bonus tip. If you're looking in the student areas of Kalamazoo, you are quite likely in a historic district so make sure to find out if it is or not. It's not a huge pain to deal with the commission, but they are very particular about what they will allow you to do to the exterior of the house. Thankfully, they have no say on the interior, but any changes to the exterior (including not allowing vinyl siding) must first go through their approval process.

Here is a link to some useful information including maps of the different historic districts in town: http://www.kalamazoocity.org/local-historic-districts

What to do with utilities in a 5 unit when they are not split

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