Share your expense reduction know-how

[George Flevotomos]

As real estate investors we are always on the lookout for opportunities to improve our NOI and increase asset value. At the same time, tenants are increasingly paying attention to the total cost of ownership, including operating expenses. As a result, we constantly look for ways to lower or eliminate expenses in our properties to improve their market competitiveness and attract and retain tenants as well as increase cash flow and property value.

 So, can you share some successful expense reduction practices that you've used or know about, that would result in energy and water efficiency, federal state or local tax credits and incentives, equipment upgrades and/or retrofits? Lower property taxes, insurance, landscaping, snow removal costs?  

This thread is about any and all cost reduction ideas, not just about energy conservation or eco friendly practices, although I expect these to be a big part of the conversation.

Looking forward to everyones input.