Mitch, good point along the principal of the marginal perpensity of consumption!

A smart grid for energy consumption will be the next step.

Also if you pay any consumption related utilities you can justify some increase by occupancy level but it is better to just have them pay utilities.

We always replace the fixtures (toilets, shower, faucets) in our new acquisitions with modern, low-flow fixtures to cut down on water consumption - the cost of which has always been in our hands {until now ... we are embarking on our first retrofit of sub-metered water into one of our properties}.

Lots of landlords don't allow alcohol.

Unemployment still not low enough to justify it and its not like Xmas showed fantastic retail consumptions.

Even if your new washers are not Energy Star, or even HE units, they should be a little wiser with water consumption and, with a new 40usg heater you will be fine.  

I also have 15 years of government operations management experience managing multi-million dollar budgets, including real estate transaction, and currently am the Chief Financial Officer for Santa Barbara County's Alcohol, Drug and Mental Health Department, where I am responsible for managing a $106 million annual budget for FY 14-15. 

I called and the lady on the phone stated this is the amount that is billed every 6 months regardless of water consumption.

I was wondering if any of you have added dishwashers and have seen a measurable decrease in water consumption as a result.