Changing the landscape

When it comes to the overall feel of a property, landscaping should not be an afterthought. Whether it’s well-maintained seasonal flowers or a thoughtfully designed native garden, landscaping is often the first thing a person sees when they arrive at a property. The exterior makes that initial, lasting impression and sets expectations, no matter how well an interior space is maintained.

Selecting the right landscaping can also mitigate the effects of climate change, enhance energy efficiency, and increase resale value. From a residential perspective, landscaping can boost a home’s resale value by an average of 15–20%, according to Bankrate. A frequently cited study from the International Society of Arboriculture highlights that customers may spend 12% more in retail centers with quality landscaping. 

While landscaping is essential, it can be challenging for property managers juggling numerous responsibilities. By establishing clear landscaping goals, planning proactively, and working with the right partner, property managers can maximize the benefits of their outdoor spaces and positively impact their budgets.

Establish goals for the property

Before planning a landscape design or budgeting, it’s essential to consider the role of landscaping and the importance of curb appeal for a specific property. Are you managing an industrial facility along train tracks—or an upscale residential community? How will guests and tenants use the space? Does your property require a lawn area for activities? What native plants can be planted in the rest of the landscaped area? 

Will Curtis, CPM^®, CCIM

“Each asset type is going to look at things differently when it comes to landscaping,” says Will Curtis, CPM^®, CCIM, managing director, Browning Commercial. “For industrial properties, landscaping is almost nonexistent, but office, retail, and multifamily are all going to lean a little more heavily on landscaping, depending on the subtype of the property. These are places where the aesthetics are even more important and can impact the guests or tenants.”  

Knowing these goals will help you plan your design and budget accordingly. Tom Marsan, general manager, Beverly Companies, a landscaping and snow removal contractor near Chicago, says that depending on the needs and priorities of the property, you may be able to scale back in areas such as fertilizing or irrigating if landscaping is not a major priority. 

Tom Marsan

After you determine the role landscaping will play in your property, it’s important to consider how your local climate and wildlife could affect your plant choices. Seasonal conditions, rainfall amounts, how animals utilize the landscaping, and the specific qualities of plants are some factors to consider. Highlighting the importance of this, Curtis recalls a time his team installed drought-resistant plants for their dry environment—only to have them eaten by deer. 

“Next, we picked something that would repel the deer,” he says. “All seemed well until the local police department contacted us, saying they kept getting calls that the entry to our building smelled like marijuana. It wasn’t marijuana—it turned out that the plant we installed gave off a pungent scent similar to marijuana when it was wet. Needless to say, we had to update the plants once more.” 

Curtis says it’s also important to consider the normal wear and tear a property will experience, which can increase the costs of maintenance and upkeep. 

Plan for regular and sporadic maintenance

“Regular maintenance includes your spring and fall cleanups, turf fertilization, weekly mowing and weeding, bush-trimming—all those tasks required to maintain the landscape,” says Marsan.

Outside of regularly scheduled maintenance, property managers must prepare for less frequent tasks such as mulching or tree trimming. “Many people don’t call for those services until an issue comes up, like a fallen tree branch that causes damage,” Marsan states. “If it’s a busy season, we may not be able to squeeze it in, and if it’s an emergency service, it may cost more. Planning ahead for those extras will prevent problems.” Some services, like tree trimming, may only need to be performed every few years. 

Another inevitability to plan and budget for is plant replacements when plants reach the end of their lifespan.  

Integrate native plants into your design

Kristen Wernick, MBA, LEED Green Associate and Fitwel Ambassador

The use of plants native to a specific region has gained popularity in recent years. Kristen Wernick, MBA, LEED Green Associate and Fitwel Ambassador, notes that native plant landscapes offer a host of benefits compared to traditional turf-dominated landscapes. “Functional lawn, which is frequently used by occupants or the community, certainly has value. However, nonfunctional lawn, which is rarely utilized, is an issue for several reasons,” she says. “Lawns produce more carbon than they absorb. This may seem like a loaded statement, but you must consider all the inputs necessary to maintain lawns, from the gas-powered equipment that releases several greenhouse gases and harmful pollutants to the fertilizers, herbicides, pesticides, and high-water use—all these inputs are carbon-intensive. On top of that, lawns don’t absorb enough carbon to offset the carbon they create. Lawn maintenance also creates significant air, water, and noise pollution, which negatively impacts the health of both people and wildlife. These are just a few reasons why we need to rethink our urban landscaping, particularly nonfunctional lawns.” 

Additionally, lawns do not provide any ecological value to wildlife, says Wernick, the associate sustainability director and head of biodiversity at Verdani Partners. “Native plants, on the other hand, provide numerous benefits, including lower water use, less maintenance, no pesticides or fertilizers, erosion control, cost savings, habitat for pollinators such as birds and butterflies, aesthetic value, and a sense of place for occupants and the community.”

Native plants can also reduce air, water, and noise pollution since they require fewer inputs and have deep root systems that store carbon and filter water, Wernick says. “These landscapes also foster engagement and education for tenants and the community, and they can be so beautiful,” she says.

Choosing native plants is a cost-effective solution with long-term savings, although there may be higher upfront costs, especially if a rainwater management feature, such as a swale, is included.  

Over time, native plants can positively impact net operating income (NOI) because they have adapted to the climate and region where they have evolved, requiring less water and no fertilizers, herbicides, or pesticides. They are also more resilient and require less replacing. 

Buildings using native plants can also gain reputational benefits and credits for certifications such as LEED, Fitwel, WELL, and SITES, which is the landscaping counterpart to LEED. 

From native plant societies to nearby forest preserves, numerous local resources are available to help people identify the plants that are native to their specific location. 

Wernick suggests turning to native plant databases, the Audubon Society and the National Wildlife Federation for information on native plants and supporting pollinators. 

Partner with the ideal contractor

The right landscaping partner can alleviate the stress of planning and maintenance. Here are a few tips for finding a contractor that suits your needs: 

• Ensure you have a good rapport with the sales representative. “We strive to build a good relationship with our customers, build trust, and provide the best service we can,” Marsan says. “Make sure that same commitment comes through with the partner you choose.” 
• Confirm the services offered match your property’s needs. Some companies may do maintenance but don’t install new plants or offer materials like mulch. “If your property requires mulching or planting flowers, make sure your contractor can also provide those services rather than looking for a separate contractor,” Marsan says. And be sure they are conveniently located near your property to ensure they can easily reach you when you need help.   
• Communicate your long-term goals, and ask questions. This will get everyone on the same page. 
• Consider certifications. “Like property managers have IREM as a professional association, landscapers and landscape architects have professional associations and designations, as well,” Curtis says. “Hiring those with the designations and certification has also been a positive result. They are not easy to find, but they have always worked with me long term.” If you are planning to integrate native plants, find a contractor who is certified or trained in using these types of plants. Organizations that offer native plant certifications or trainings include native plant societies, Green Gardens Group (G3), U.S. Green Building Council (USGBC), and SITES. “You can also reach out to your local water agency or conservation district for suggestions,” Wernick says. 

From curb appeal to healthier budgets, the proper landscaping can have a significant impact on your property and NOI. With the right contractor and thoughtful plant choices, property managers can get the most out of their landscapes.