Mixed tenancy developments are nothing new: apartment complexes have always seen a combination of owner-occupiers and owner investors.
What is new—and is changing the face of residential unit developments—is the rapidly growing emergence of a third category: the "temporary resident".
The temporary resident could be someone staying for one night, one week or several months, with the defining factor for this category being that, unlike the traditional tenants of an owner-investor’s apartment, they do not have a residential tenancy agreement, and the unit is not their "home".
The rise of the temporary resident has been driven by the sharing economy and the Airbnb phenomenon, with owner-investors lured by a higher yield, and owner-occupiers seeing the opportunity to earn additional revenue.
More recently, Covid-19 has accelerated the trend, due to time between leases, remote working, and the growth in domestic tourism now that overseas travel is off the agenda.
Expanding numbers of temporary residents can create issues, particularly when it comes to building security and access:
Facilities managers have more people using the building, so more work is required to manage keys and access
Permanent residents can become concerned about security, with a high turnover of "strangers" in the building
Hosts want to provide a positive experience for guests without compromising their fellow owners
Temporary residents want the flexibility of a temporary tenancy, combined with easy access to their "home away from home" .
The good news is, these issues are all manageable.
It’s not the temporary tenants per se that cause problems—it’s that security systems are often designed without sufficient understanding of the way that the buildings are used, or with the flexibility to cater for future operations.
One simple example of this inflexibility is the specification of two different security systems: a traditional hardwired system to secure the base building, car park entrance, amenities and lifts, and then a second security system, with battery-operated locks for the apartment units.
This makes it challenging to efficiently control the building, and allow owner-occupiers, tenants and short-term guests to use the same credential across all access points.
The answer in many cases, is cloud-based access control technology.
Cloud-based access control systems can considerably lower CapEx for property developers if considered early in the design stage.
After building completion, the reduced operational costs can have a very positive impact on residential, build-to-rent or short-term accommodation assets.
Such systems do not require any onsite resources—human or IT.
The property can be managed at a distance, with multiple sites managed from a single, centralised system such as SALTO KS, which also enable users to access all security functions via an app on their phone.
Put simply, a user's phone becomes their access credential, or their ‘key’.
All stakeholders have different issues, and a cloud-based system can make life easier for each of them:
Remote management saves time and money: With a cloud-based security system, the building operator needs no specialist staff onsite, and may even be able to remove the front desk altogether. Management of multiple buildings can be consolidated into a single cluster, all managed remotely from a single point.
Mobile keys eliminating hassle, cost and contact: Replacing keys or fobs, is a time-consuming and costly business for a building operator. In contrast, mobile keys eliminate all the hassles associated with managing a physical device—including coding the access rights, handing it over to the user and replacing it when it is lost or damaged. Mobile keys also bring the additional benefits of not requiring staff presence on site, and reducing personal contact with users post-Covid.
Integration: Remote security management is enhanced through integration with building management platforms. When the access control system is integrated with CCTV, for example, building managers can receive a live video feed from anywhere, confirm the correct person entered the building space, and let tenants or visitors in remotely.
Peace of mind: With cloud-based access systems, owners and permanent residents know that access is securely controlled. They can be sure that keys won’t get copied or lost; that a temporary resident is not going to stay longer than planned or access unauthorised areas.
Autonomy: With SALTO KS POD, system administrators can give owner-occupiers and residents the ability to take control of access to their own apartment and common areas. Through this feature, residents can remotely open a door or send a mobile key to their guests and caretakers, alleviating the administrator of these tasks and giving them a sense of ownership.
Integration: If a cloud-based access control system is integrated with other building systems, tenants and owner occupiers can reap the benefits of using a single app that assists them with booking amenities or engaging with their building community. Intercom integration gives them door entry functions via their phone starting with notifications that someone is at the main entrance, live audio or video feeds and the ability to let visitors in remotely.
Remote check-in and check-out: Sending over-the-air mobile keys and PIN codes are a game-changer for short-term rental and Airbnb management companies. No more leaving keys hidden, not having them returned or needing to be available for handover. Hosts simply send mobile keys or PIN codes once a guest completes their booking—and of course these credentials automatically expire at check-out time. It’s secure, simple, and, in our post-Covid contactless world, safe.
Integrated systems for complete guest experience: If the cloud-based security system is integrated to a booking system, then even less intervention is needed by the host. The whole process can be automated—from booking to payment to access. The positive guest experience adds a competitive edge and helps hosts attract more guests.
An exceptional guest experience: Short-term guests and weekenders should find it easy to check into accommodation under the management of dedicated property management platforms. A cloud-based system allows for smooth and seamless integration with these systems—including building management and booking systems. Should the plane arrive late, there’s a traffic jam on the motorway or they’re stopping by to catch up with friends first, accessing the property unassisted with their mobile key or PIN code promotes appreciation before they even step through the door.
Managing a successful residential development is challenging, but by taking into account the changing ways that buildings are used and designing security for today’s world, developers can create environments with the flexibility to meet the needs of self-occupation, long-term residential leasing or short-term accommodation revenues.
Cedric Duigou is a specialist in electronic access systems for hospitality and accommodation developments with SALTO Systems.
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