Voice, Video and Data: Retrofitting Existing Properties
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(Retro)Fit for the Modern Lifestyle
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Retrofitting existing properties for voice, video & data services and more. Presented on 11/17/08 at the NMHC Apartment Technology Conference as part of a panel discussion with Mike Kolb of Cautela Solutions.
Transcript of Voice, Video and Data: Retrofitting Existing Properties
(Retro)Fit for the Modern Lifestyle
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A great place to start … Talking with others in our industry last night about this panel, and this question came in from Mike Brewer, a Regional Manager with Mills Properties in Saint Louis. It’s an interesting perspective, and it illustrates just how difficult these decisions can be that Mike and I will be talking about today. BTW, Mike writes an outstanding blog about property management…
@mdutech
Twitter.com/mdutech
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Speaking of Twitter, feel free to send me a question anytime during the session … I’m sure you all have accounts now that you’ve heard Lisa the Apartment Expert talk about it in the previous session.
• Frame the discussion
• Identify key trends
• Determine the need
• Define best practices
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Here to do one thing: Set the stage for Mike, who will talk more about the actual execution of these retrofitting decisions… 1) Talk about more about the trends you heard during today’s keynote. 2) Determine the need to retrofit our properties, 3) Define some best practices … and 4) Share a few horror stories along the way.
Electronics come before furniture
Moving in requires a digital wheelbarrow.
© 2008 InfiniSys, Inc. All Rights Reserved.
More examples: Finally moved in …
Technology is ingrainedin our lives.
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Before I start, let’s all agree that tech is everywhere in our lives. This is not going away … It’s only becoming a more important part of more people’s lives.
The Ford Focus
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I want to start by talking about a car. Not a particularly special car … The Ford Focus. My company gets accused of designing Cadillacs … Well, the features that start in a Cadillac or a Lexus don’t take long to make their way into economy cars like the Focus.
Integration at your fingertips
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Voice-activated, Integrates with many different common devices
Active monitoring systems
The Ford Focus
• Voice‐activated technology• Connects multiple Bluetooth phones• Connects Bluetooth media players• 6‐disc MP3 player with surround sound• Satellite radio• Selectable LED lighting• Energy efficient• Integrated remote controls• Recyclable materials• Electronic safety systems• Active system monitoring• Vehicle Health Report
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All of this technology … How much does it cost?
The Ford Focus
$20,210
$360/month
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You can buy this car today for $360 per month. This is far from a luxury car, yet the level of technological sophistication is considerably more than that of the typical “luxury” apartment. MSRP – I saw a banner ad selling this car for $15K right here in Atlanta.
Hotels
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The analogy isn’t perfect, but the point is that our residents are getting used to technology that is ingrained in every part of their lives … Here in hotels…
Airports
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We see it on billboards and on dynamic digital signs in the airport.
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Another shot in an airport … My favorite, note the blue screen of death on the screen on the left.
Commercial buildings
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We’re starting to see a lot more functional technology in commercial buildings, too. This is a building monitoring website that monitors the energy usage at the Yahoo! campus in CA.
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Not just for building engineers, It’s openly accessible to staffers … In fact, note the icon in the upper right: “Yahoo! Green Team, Powered by Yahoo! Employees”
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The tool fosters a very positive discussion among employees. The Green Team shares tips about how they can all save energy and do other things to reduce the campus’ impact on the environment. This may be a progressive example, but it’s an indication that our residents are starting to see
$200
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Most pervasive is the technology available in our pockets … Whether it’s an iPhone, a Blackberry or an Instinct, the tech in our cell phones is widely available and it’s changing almost every aspect of consumers’ behavior. We’re talking about voice, video and data services, and Mike can get all three of those services on his phone right now … Makes you think we can offer more in our buildings, right?
Determining the need
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Now that we’ve identified some of the basic trends, let’s talk about the real issues we’re facing on our properties…
Multiple providers
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Do you want to be able to offer multiple providers to your residents, or are you making the choice for them?
Determining the need
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Finally, we have someone who is forcing the issue, for those of us lucky enough to be living in FiOS territory. Verizon is using a completely different delivery method, which means “NO, you can’t just hack up what you have … You have to think about this.”
HDTV also a factor
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HDTV is also forcing the issue, and not just for cable companies. Phone companies like AT&T are still working on ways to get multiple streams of HDTV into the home. 1080 moving quickly to 2160 and beyond.
Other considerations
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How’s the Wi-Fi? How’s the cell coverage? And as more residents switch to only cell phones … How does that affect other building systems like security alarms and gate entry systems?
Give your brain a workout.
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This is a screen in an elevator…
Consider everything.
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This is a screen in an elevator… What about other features like a networked laundry room or a screen in the mailroom to let residents know they have a package at the front desk?
Talk to Operations
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Operations wants to put more technology on the property… Are you talking to them when you are considering your retrofit strategy? RealPage leasing kiosk – some other kiosks and signage applications are wall-mounted, require thoughtful planning …
Check the electronics store.
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Doesn’t have to be electronics … Flat-panel blocking and wiring for mounting.
Other applications?
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What other applications can be included as part of a retrofit? Talked about energy management earlier … Here’s another example of using the available bandwidth to provide more than Internet service. This is an Internet-based dashboard actively monitoring a home here in the Atlanta area. Shows total water consumption in an easy-to-understand way – this family has used 822,000 bottles of water this year – communicating in terms that can be visualized leads to better comprehension and is more likely to change behaviors.
Questions to ask
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Even though we might determine that we want to, or need to upgrade our properties, it can still be difficult to know when to pull the trigger…
© 2008 InfiniSys, Inc. All Rights Reserved.
How do we handle HDTV?
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What are the trends that are driving the adoption of these applications?
© 2008 InfiniSys, Inc. All Rights Reserved.
How do we manage Wi‐Fi? What happens when residentscomplain about the signal?
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What are the trends that are driving the adoption of these applications?
© 2008 InfiniSys, Inc. All Rights Reserved.
What is an acceptableInternet speed?
In two years? In ten?
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What are the trends that are driving the adoption of these applications?
© 2008 InfiniSys, Inc. All Rights Reserved.
Do we need to offer premiumservices to our residents?
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What are the trends that are driving the adoption of these applications?
Deciding when
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Even though we might determine that we want to, or need to upgrade our properties, it can still be difficult to know when to pull the trigger…
NO
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NO EnergyStar ratings, NO Green Globes, NO LEED ratings … NO consistent ranking system to determine a building’s level of technological capabilities … What is high-speed Internet? What is a ‘state-of-the-art’ fitness center?
When are you retrofitting for?
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It all comes down to dollars, and maybe more accurately, when you want to spend those dollars. The question is, are you moving forward proactively or are you responding to the market reactively? More simply put, if you are making the decision to move forward with a retrofit … When are you retrofitting for?
Something to leaveyou with…
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One more thing…
Starting with this…
…Could leave you with this.
The Ford Focus
What are you driving?
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These are hard decisions with unclear answers, but if there’s one thing I know … It’s that the features in today’s Lexus, today’s BMW, today’s Cadillac, will soon be available in Volkswagens, Hyundais and Fords. My question is, when it comes to your retrofit strategy … What are you driving?
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