Editor's note: This is the second in a two-part series. The first part, "Navigating the Post-COVID-19 Multifamily Housing Market," is available here.
It is widely believed that working from home will continue to a significant extent even after a vaccine is distributed and the world begins to fully reopen, which will have a notable impact on multifamily design and operations.
Many of the ideas here may be temporary, others may be permanent. The key insight for developers is to design flexibility into stopgap measures as well as future projects.
1. Keyless Entries
Automated doors and keyless-entry methods are becoming very important. In addition to the requisite hand-sanitizing stations, other design interventions could include ultraviolet lighting in amenity spaces, app or voice-activated entry sequences, remote lighting and thermostat controls, hands-free bath fixtures in common areas, and push-plate door hardware.
2. Stairs
Residents are using the elevators less, because of the proximity to others. Stairwells, which have typically been designed around very functional exiting requirements, are becoming much more important. Simple enhancements such as paint, flooring, signage, and artwork can elevate that experience.
3. Deliveries
Online shopping was already very popular before the pandemic set in and will continue to be. A global study released by Salesforce indicated that 63% of consumers said the way they obtain goods and services “transformed” during 2020 and 58% of consumers said they expect to do more online shopping after the pandemic than they did before it. As a result, the number and volume of package deliveries have exploded, causing one agent to lament that “it feels like Christmas every day.” Leasing agents find themselves in the unenviable position of having to juggle leasing activities with accepting deliveries.
There are several stopgap solutions to deal with this, including retrofitting bike storage units or hiring a full-time staffer just to deal with packages and residents. With online shopping poised to be a long-term trend, the design of new multifamily buildings needs to take package delivery and storage into consideration.
One option is to revisit the idea of a package room. There are two options: big rooms with plenty of shelving and controlled access or rooms with lockers. While a locker system is more secure, the room system is much more flexible. Unfortunately, only a small portion of packages can fit inside a typical locker system. Open rooms with shelving offer space able to expand and contract as needed. The package room should be designed to ease access for delivery personnel from the parking area to storage room without having to interact with a leasing agent. Consider providing dedicated loading zones and access for delivery vehicles separate from normal residential or leasing office areas. Special security considerations would be required in highly trafficked urban areas.
4. Trash
With residents home for much more of a typical day, the amount of trash has doubled. This coupled with the increase in cardboard from delivery boxes has significantly impacted trash collection areas at most properties. Many properties have implemented daily trash pickup times, but this requires additional staffing. Future designs should consider doubling the number of trash chutes and providing additional space for trash and recycling bins.
5. Patio Spaces/Yards
Personal outdoor spaces, such as patios, balconies, and fenced yards, that residents can control access to are commanding an increased premium, and the demand will increase. This move away from shared communal amenities will impact property design significantly.
6. Outside Amenities
Potential residents are wary of communal outdoor space, even if heavily monitored, and their design will need to be reconsidered in a post-pandemic world where social distancing is important. Outside spaces intended for multiple uses will be oriented to foster more intimate social interaction among smaller groups, creating “pockets” of seating in courtyards. Rather than one large fire pit, properties should consider multiple small fire pits throughout the property, with separate seating around them.
7. Pools
Pools have been a signature amenity for many properties, and as working from home continues to trend upward they continue to be an important differentiator. Due to social distancing requirements, the design of this amenity will need to be revisited. Consider creating multiple small, private spaces around the pool rather than one large, community space. This allows individuals from the same family/group to use the pool without risking exposure. The private spaces will be usable even after the pandemic ends—it’s an accelerated trend.
8. Communal Areas
Properties with existing communal gathering spaces, such as game rooms, clubrooms, and pool pavilions, can meet social distancing requirements by replacing couches with individual chairs that can be easily moved. For new properties, the recent interest in on-site co-working spaces will need to be designed to accommodate social distancing and hygiene. Just like private pool spaces, small offices for individuals will be just as usable after the pandemic.
9. Fitness Areas
Existing properties with fitness amenities have canceled group classes and have distributed exercise equipment throughout the available space to support social distancing. Many have installed plexiglass between equipment stations. Other solutions have included residents reserving specific workout times with cleaning between each session. New property designs need to rethink amenity/fitness spaces to allow for limited occupancy use.
10. Emphasis on Wellness
Even before COVID-19, many properties were designing wellness-focused environments featuring increased daylighting, enhanced air filtration, and interior finishes with reduced VOC emissions. In a post-pandemic world, residents will want to feel as comfortable breathing air inside a building as they do when they are outside in fresh air. When designing new properties, consider items like split-system air filtration, microbe and mold control measures, and optimized window placement for daylighting.
11. Improved Digital Connectivity
Again, with more people working from home and many households committed to distance learning, better connectivity and Wi-Fi capabilities will become a requirement in both individual apartments as well as offering high-speed internet in outside amenity areas.
The multifamily housing market is experiencing the early impacts of the COVID-19 pandemic. As the work-from-home trend continues, now, more than ever, developers and the real estate industry have an opportunity to take the lead in reshaping how residential environments are designed with flexibility to meet evolving living and work lifestyles.
