Developers Focus on Resilient Multifamily Units

For multifamily developers, the concept of resilience has often focused on withstanding major events like hurricanes or power outages. However, with climate change and increased resident awareness of sustainability, the scope of resilient design is expanding to include increasing the likelihood that each unit will endure for decades to come.

According to Harvard’s Joint Center for Housing Studies, 18.2 million occupied rental units—41 percent of the nation’s occupied rental stock—are in areas exposed to weather- and climate-related threats. Many units were built between 2000 and 2023, but there are also a significant number of older units that require retrofitting to reduce their vulnerability.

Designing for Resilience

Every aspect of a unit’s design, from paint and flooring to HVAC systems and protections from the elements, can contribute to its resilience. Some of the most effective resilience strategies are not flashy but rather materials and systems selected for their ability to perform consistently under daily stresses.

Rives Taylor, global resilience research lead and principal at Gensler, notes that owners should compare costs over the expected life of the building, not just at the time of construction. Resilient features may cost more initially but can reduce future repairs, service interruptions, and losses, while helping a property reopen sooner after a disruptive event.

Research from the U.S. Chamber of Commerce estimates that every dollar invested in hazard preparedness saves $6 in damage costs and another $7 in community economic recovery costs. To identify practical improvements with the greatest long-term value, Taylor recommends coordination among owners, designers, contractors, property managers, insurers, and emergency-planning officials early in development.

Creating Better Living Environments

In the middle of this development process, it is clear that resilient design is not just about withstanding disasters, but also about creating a better living environment for residents. By incorporating sustainable and resilient features, developers can reduce the environmental impact of their buildings while also providing healthier and more comfortable spaces for residents. This approach can also lead to cost savings in the long run, as resilient design can reduce maintenance costs and lower operating expenses.

For residential interiors, a key opportunity to incorporate resilient and sustainable design is paint selection. Conventionally formulated paints often contain volatile organic compounds (VOCs), which are linked to various health problems. Alternatives include low-VOC paint and zero-VOC paint, which contain fewer VOCs and can potentially absorb and reduce airborne chemicals and odors.

Unit flooring is another area where choices can mitigate risks in flood-prone locations. Luxury vinyl tile (LVT) has become increasingly popular and offers an attractive option, withstanding heavy foot traffic and reducing cleaning costs. LVT’s modular nature can also lower replacement and installation costs.

Kitchens and bathrooms deserve particular attention due to heavy use. Modular approaches, with standardized cabinets and fixtures, can allow owners and operators to replace individual elements rather than undertake extensive renovations when something wears out. This can reduce unit downtime and labor costs, making turns between residents more predictable.

Energy efficiency is another aspect of unit design that influences resilience. High levels of insulation, careful air sealing, and high-performance windows can reduce unwanted heat transfer while limiting infiltration of outside air. The building envelope can help retain heat if the mechanical system is temporarily compromised.

Energy Efficiency Strategies

Kimberly Pexton, strategic sustainability advisor at JBG Smith, recommends maintaining a 40 percent window-to-wall ratio to balance cost control and resilience. When the window-to-wall ratio reaches 50 to 60 percent, it adds upfront cost and increases the cooling load, placing a higher demand on HVAC systems and increasing energy costs.

Les Maisons de Bayou Lafourche, a 35-unit property developed by Gulf Coast Housing Partnership, features paperless drywall, tile floors, and dehumidifiers to mitigate the impact of power outages and flooding. The property’s design by VergesRome Architects includes a tight building envelope and a reinforced metal roof system.

Casa Adelante-2060 Folsom, a 127-unit project in San Francisco’s Mission District, incorporates heat-recovery ventilation and air filters with a Minimum Efficiency Reporting Value (MERV) of 13. The project, designed by Mithun and YA Studio, is the city’s first major all-electric multifamily development.

Hamilton Manor, a 245-unit affordable housing development in Hyattsville, Md., features a system of 14 rooftop solar panels that can generate up to 151.2 kW of electricity. The development also includes resilience hubs with batteries that can store up to 265 kilowatt-hours of electricity, providing power to residents during outages.

Cost Effective Resilient Design

Some experts maintain that the cost premium for resilient design is stable or declining, even as housing development costs continue to rise. Katrin Klingenberg, co-founder and co-executive director of Phius, a passive building advocacy and certification organization, notes that the costs of meeting Passive House standards for net-zero energy design now often require a relatively small premium of a few percent.

Klingenberg adds that some developers report that passive building projects are coming in at cost. This shift in costs can make resilient design more accessible to developers and owners, allowing them to incorporate sustainable features into their buildings without breaking the bank.