For bigger savings, consider new high-efficiency lighting, insulation, replacement windows, mini-split heat pumps and other measures.

Installing or upgrading bathroom and kitchen ventilation is a good companion activity with new windows/insulation. Doing so promotes optimal indoor air quality and helps protect against mold problems, both of which can be related to excessive indoor moisture and poor ventilation.

New equipment requires a larger investment up front, but it can pay for itself through energy savings in just one to four years. Paybacks are averages and may vary based on your operations. Cash incentives from Energy Trust of Oregon and any available tax credits may help cover costs and reduce payback periods on many measures.

If major energy improvements stretch your budget, check out the Oregon Energy Loan program from the Oregon Department of Energy. The program offers low-interest loans for energy conservation, renewable energy and other projects.

• Install LED exit signs: 1- to 2-year payback.
• Install ENERGY STAR® qualified compact fluorescent fixtures and save 65 percent of the energy used by incandescents: two to four year payback.
• Replace T12 fluorescent lighting with T8s with electronic ballasts: 2- to 5-year payback.
• Install attic, floor and wall insulation.
• Replace windows.
• Upgrade HVAC controls: 2- to 4-year payback.
• Install mini-split heat pumps. These units provide both heating and cooling and are much more efficient than electric baseboard heating units: payback can be as low as 5 years.
• Install occupancy sensors to control light in areas that are frequently unoccupied, such as laundry rooms, bathrooms, storage areas and other common areas: 2- to 5-year payback.

• Equipment is nearing the end of its useful life
• Expansion requires an upgrade to existing equipment
• Existing equipment is unreliable, requiring costly, time-consuming repairs
• Tenants are dissatisfied with utility costs
• Tenants are complaining about apartments being too drafty in winter, too hot in summer
• Central HVAC system is difficult to control or provides unsatisfactory space conditioning
• Refrigerators are at least 15 years old