In a dynamic market characterized by a surge in developers and properties, the balance of power is shifting towards the tenants. Traditional drivers such as lower rents, location, and promotion are no longer the sole determinants to attract a tenant to a property. Instead, today’s discerning tenants prioritize sustainable living, safety, timely maintenance and repair, and above all, a feeling of belongingness over any other factors.

With Dubai serving as a melting pot of over 150 nationalities, landlords and management companies are faced with the imperative of creating inclusive communities that cater to the diverse needs of tenants. This blog outlines the essential elements tenants value in a residential community.

1. Safety 

Tenants prioritize safety more than anything else. It is a key factor in their decision to rent a property. Thus, it is of supreme importance for management companies and landlords to embrace technology to provide the utmost safety to the residents.

Building a safe and secure residential community is a multi-step process. This includes installing security systems, CCTVs, biometric access systems, central monitoring systems, video door phones, intruder alarm systems, fire alarms, infrared sensors, and deploying highly trained security personnel.

2. Timely Maintenance 

Property is no different from a car. If you do not invest in maintenance, you will incur hefty expenditures later on in terms of repairs. Thus, timely maintenance of the property is a prerequisite. Modern-day tenants understand this very well. For them, it is of paramount importance that the property they are staying at is well-maintained.

It is also imperative to conduct timely maintenance of electrical appliances, such as air conditioners, lighting, switches, fittings, and wiring, to prevent short circuits or any other electrical damage that can ruin the appliances. A well-maintained property with astounding visual features like interior and exterior paint, a garden, and a patio not only makes the community a top choice for tenants but is also the best bet for landlords, as it will allow them to fetch the higher rental value, achieve a better occupancy rate, and increase tenant satisfaction.

3. Landscaping and Gardens 

As they say, ‘The first impression is the last impression.’ Beautiful landscaping and gardens play a key role in creating that unforgettable first impression in the minds of tenants. It is one of the persuasive aspects that influence tenants to move to a property. Thus, it is pivotal for management companies and landlords to ensure that the landscaping, lawns, and gardens in the property are well-maintained. This will ensure that the property continues to attract affluent tenants and maintain a healthy occupancy rate.

4. Hassle-free Parking 

A personal vehicle has nowadays become a basic necessity to move within the city. Thus, tenants prioritize residential communities that are equipped with spacious, systematic, and safe parking spaces. Tenants also want residential communities to clearly outline parking rules in the lease agreement and display signs to communicate and safeguard them from unauthorized parking.

5. Recycling Facilities 

Modern-day tenants prioritize residential communities that are equipped with advanced recycling facilities. Recycling offers numerous environmental benefits. It conserves energy, reduces air and water pollution, and helps combat climate change. According to an article titled – ‘Benefits of Recycling’ by Stanford University, Stanford University recycled, composted, and otherwise sourced reduced 62% of its waste and reduce landfill by 35%. Recycling waste results in cleaner air and water, less pollution, more forested land and open space, and reduced greenhouse gas emissions. This means better health, lower medical expenses, and a reduction in energy bills for tenants.

6. Pet Care

It has never been easy for pet owners to plan their day with pet care in their residential community. Thus, along with their priorities, residents also prioritize the needs of their pets when deciding to rent a house/unit in a residential community.

Pets have special needs. Tenants are looking for residential communities which are equipped with pet care & pet park facilities with knowledgeable and experienced pet caretakers to take care of their pets in their absence. 

7. Community Engagement

Kaizen AMS firmly believes that community engagement is the foundation of “‘Creating Memorable Experiences and Communities’,” which is the purpose behind our inception. Thus, we organize a vast gamut of community events that are well-received by our residents.

Some of these events are as follows:

a.) Krafty Kids

The Krafty Kids event offers an exciting opportunity for kids to learn artwork, paint, enjoy an afternoon of fun and games, and make new friends.

b.) Family Day

Family Day is an event that provides a unique chance for every resident to get to know their neighbours and have a fun time with them. This event enhances the relationship and bonding among the residents, creating unforgettable memories and a sense of community.

c.) Movie Night

Kaizen AMS’ Movie Night is an outdoor event where the residents in our managed community enjoy watching movies with their neighbours and fellow residents, having a wonderful evening in their backyard.

d.) Valentine’s Day

Kaizen AMS believes in spreading love within its communities, and Valentine’s Day is indeed the best time to do that. We cherish this auspicious festival of love by sending a beautiful bouquet to our residents with a heartwarming message.

 8. Home Services 

In Dubai, tenants look for home services that offer prompt maintenance and repair solutions. Professional cleaning services are paramount to keep the living spaces pristine and convenient. Tenants also expect reliable home security systems for enhanced safety, and seamless internet and telecommunication services to stay connected. 

By providing the above, landlords and property management companies can meet the needs of tenants in Dubai and create a positive and convenient living experience.

Fire accidents are one of the most unforeseen and unfortunate situations which not only cause heavy damages but also claim precious and invaluable human lives. With the rise in income, spending and awareness, the property buyers are prioritizing safety more than ever. They prefer to live in the communities which are equipped with all necessary equipment, applications, resources and technology to avoid and combat any unforeseen fire accident. This allows management companies to test the vulnerability of the community to the fire accidents and how prepared they are to combat any such unforeseen situation.

The seriousness of organizing fire drills can be understood from the study conducted by CTIF – The International Association of Fire & Rescue Services which reveals that 24.2% of the fire accidents that take place globally occur only in the residential buildings, 8% in other buildings. The study also finds out that 82.7% of all fire-related deaths globally are in residential building fires. Fire accidents not only cost human and money loss but also puts the reputation of the developer as well as the management companies at stake. 

What is a Fire Drill?

As rightly said by the renowned American Poet, Late Maya Angelou, ‘Hope for the best and be prepared for the worst’. Fire drills are the preparation towards worst situations. It is an imitation or simulation of a real life emergency situation in which fire wardens, guides staff and members responsible for the upkeep of the community on the proven and tested ways to deal with fire accidents. In simple terms, Fire drill involves making the staff aware of the best ways to use emergency doors to an assembly point outside of the building and use fire equipment to deal with any unforeseen fire accident impromptu.

Importance of Fire Drills

Conducting frequent fire drills is the most viable solution to deal with fire accidents. They make sure that staff, residents, and visitors are aware of the necessary steps to deal with the fire accident. Fire drills encompass all necessary exercises and steps one must take to overcome the situation to minimize the damage. 

As a part of the fire drill, a hypothetical situation of a fire accident is created with an objective to simulate the emergency procedures that must be followed at that time. The fundamental purpose of organizing the fire drill is to educate the staff about how they should behave in case of a fire accident and informing them about the way out or emergency exits to escape the scene.  Fire drills also test the vulnerability of the evacuation plan from time -to-time and boost the confidence of the staff in  managing any fire accident situation with confidence and ease.

Ideal Frequency & Duration

The required frequency of organizing a fire drill varies from building to building based on the assumed risk. However, the ideal frequency to organize fire drills in a building is 1 to 2 times in a year.  It must be compulsory for all staff members (full-time, part-time, or temporary) to participate in the fire drills to make them aware of their responsibilities in case of a fire accident.

According to Cornell University, fire drill times can vary from building to building, depending on many factors, such as speed of evacuation, building size and fire alarm system resetting, however the ideal duration of most fire drills is between 5 and 15 minutes. 

How does Kaizen organize Fire drills at its 130+ managed communities?

Being a socially responsible firm, Kaizen AMS conducts frequent fire drills at all its managed communities in line with the procedures established by the Dubai Civil Defense (DCD). Our Fire drills provide a unique opportunity to the staff managing our communities to practice emergency procedures in a simulated but safe environment. This boosts their confidence to manage any unforeseen fire accident without panicking. 

Kaizen AMS recruits world-class and highly experienced Fire Wardens to organize fire drills who ensure that all staff members clearly understand their emergency duties. They also make sure the fire drills comply with the requirements of the local fire code and are flexible enough to make necessary changes or adjustments to improve performance.

Here are the key highlights of Kaizen AMS’ Fire Drills 

1.) Ensuring the Availability of Emergency Devices

Before organizing a fire drill, Kaizen AMS ensures 100% compliance with the emergency preparedness guidelines.  Our team makes sure that the place where the mock drill is taking place is equipped with things like extinguishers, emergency supplies, fire exits and evacuation routes so that in case complications arise, Kaizen AMS’ team can respond to it. We also ensure that in case all evacuation routes are blocked or doors are jammed, our managed communities have alternate routes. 

2.  Coordination with Dubai Civil Defence 

Kaizen AMS works in coordination with the closest civil defense station from its managed community to organize the fire drill.  Officials from Dubai Civil Defense visit our managed communities frequently and plan the scenario with the property/community manager. Our managers inform each staff member about their responsibilities related to the drill. Once the fire drill is over, our team submits a comprehensive report to Dubai Civil Defense informing them about the timings of the arrival of each authority such as Dubai Police, Ambulance, and the Fire truck. 

3. Well-planned Fire Evacuation Plan 

Prior to organizing a fire drill or instructing residents to rush towards the exits at the sound of a fire alarm, Kaizen AMS’ team ensures there is a detailed and reviewed fire evacuation plan in place. The fire evacuation plans focused on the areas which are more prone to fire accidents like kitchen or warehouse which stock chemicals, charcoal or any inflammable substance. We clearly assign and delegate the responsibility to each member of the fire evacuation team who reports to the fire warden. 

Kaizen AMS’ team also ensures we have comprehensive and experimented fire drill procedures. We also design a communication plan to facilitate multi-channel and two-way mass communication. Post that, Kaizen AMS team plan & map the evacuation routes, emergency exits and evacuation procedures. The team also ensures that all fire detection and preventive devices like fire alarms, smoke detectors and fire extinguishers are functional. We also ensure timely follow up and reporting using our advanced notification dashboard to notify employees of a fire accident to ensure their utmost safety.

4. Organizing Training for the Team Dealing with Fire Accidents

Once the Fire Evacuation Plan is finalized, Kaizen AMS ensures that the team dealing with the fire accidents including the Warden is well-trained on the evacuation procedures and plans. This ensures a 100% success rate of a fire drill.  We also ensure that all the participants of the fire drill agree with the Fire Evacuation Plan and understand its importance and take it with utmost seriousness.

5. Accurate Measurement of the Results of the Fire Drill

Kaizen AMS fire drill experts design a comprehensive list of parameters and Key Performance Indicators (KPIs) to evaluate the performance of every drill. This allows the management to take necessary actions to improve the effectiveness and efficacy of the fire drill next time. For example – If in the first attempt, it takes 20 minutes for everyone to evacuate the building, Kaizen AMS’ team ensures that next time it takes only 15 minutes or less and with every drill this evacuation time decreases. Some of the KPIs on which the effectiveness of the fire drill is measured includes – a.) time from drill activation to evacuation  2.) time to report completion of the drill and 3.) the success of the shutdown of equipment (if required)

6. Ensuring everyone’s Participation

As they say, a chain is as strong as its weakest link. If one of the staff members remained untrained that would undermine the success of the fire drill. Thus, Kaizen AMS’ ensures that fire drills are attended by each of our members responsible for dealing with the fire accidents. Fire drills take place at an area which is a familiar and agreed-upon location which is strategically placed outside the building. Kaizen AMS’ tech-enabled approach and notification systems allows it to track the status of staff who have participated in the fire drill to ensure 100% participation and eliminate any possibility of error which can arise due to untrained staff.

7. Observation

Observation is considered as one of the best ways to improve the effectiveness of the fire drill. As a part of the observation exercise, we select the experts with years of experience in dealing with the fire accidents who are not on the fire evacuation team to act as neutral observers. Once the drill is over, the observers conduct a debriefing and prepare an after action report to highlight the areas where the team has performed at par with the expectation and the areas where they need improvement. 

Some of the KPIs where observers evaluate the team include – 1.) Did staff members close the doors upon exiting the rooms 2.) How confident were the staff members while dealing with the situation 3.) Did all staff members meet at the assigned spot? 4.) Did the fire alarm reset and the alarm notified of the drill? 5.) Did all staff members get the alert from your notification system? 6) Were doors, alarms, automated voice command and other emergency devices working properly?

8. Implementing the Feedback of the Observers

Based on the observations in the after action report, observers or fire safety leaders provide their feedback on the ways fire drill could have been better. As a part of this exercise, each team member describes their actions during a fire drill and is expected to analyze any perceived weaknesses or confusion. Observers provide their expert opinions to the staff members on their weaknesses to ensure they perform that specific task more effectively next time. 

Kaizen AMS’ also ensures that observers test the capabilities of the team to combat any unforeseen situation by testing them on all possible scenarios of the fire accidents. This is done by changing the variables of the fire drill every time with more complex scenarios. For example – by creating more complex hurdles for the team like blocked exits, closed stairwells, damaged lifts to name a few. 

As part of its humanitarian response to the recent earthquake, Kaizen AMS launched volunteering and donation drives across our 130+ managed communities across Dubai to collect maximum support for those affected, with essential items such as winter wear, blankets, warm clothing, Shoes, Hygiene products, medicines, Non-perishable food items, and First-aid supplies.

“It gives us immense pride to share that we were able to collect over 1500 donation boxes weighing over 22 tons, within the first 10 days, for immediate dispatch to the affected regions.”, shared Mr. Fadi Nwilati, CEO of Kaizen Asset Management Services.

We believe serving humanity is the best way to serve God. To support the people in the affected regions under these difficult circumstances, Kaizen AMS has partnered with the “Bridges of Giving” – UAE Relief campaign of the Emirates Red Crescent Society to maximize the impact of our donations on those in need. We would like to thank the Dubai Land Department (DLD) and Real Estate Regulatory Authority (RERA) for supporting us to raise maximum donations for this noble cause.

Our initiative is licensed by Islamic Affairs and Charitable Activities Department, and we are operating directly in coordination with the authority under the license nos. PRHCE-000743422 & PRHCE-000744394 to ensure the donations reach the neediest.
We express our heartfelt gratitude to our communities who came forward in full support for this initiative, whose donations have made a tremendous impact in bringing aid and comfort to those affected by this tragedy.
Our hearts are full due to the overwhelming response and as a result, we have extended the campaign by a week for those who still wish to donate.
Thank you for your kindness and for being a shining example of the power of community. Your contributions will always be remembered as a symbol of hope during a difficult time.

A few weeks ahead of the UN climate summit, COP 26, the UAE announced its Net Zero by 2050 Strategic Initiative’, on October 7, 2021, during the auspicious occasion of Expo 2020 Dubai at UAE Pavilion in the presence of His Highness Sheikh Mohamed bin Zayed Al Nahyan, Crown Prince of Abu Dhabi and Deputy Supreme Commander of the UAE Armed Forces. 

‘Net-Zero by 2050 Strategic Initiative’, reflects UAEs true commitment towards minimizing the impact of its momentous economic growth on the environment.  As a part of the Net Zero by 2050 Strategic Initiative, the UAE will invest over AED 600 billion in renewable energy to minimize carbon emissions and move the nation towards cleaner energy. 

UAE Becomes First Gulf Country to Commit to Eliminate Net Zero Emission:

With this move, UAE has become the first of the Arabian Gulf to commit to eliminating carbon emissions within their country.  Carbon emissions increase the temperature of the planet and are detrimental to the life and health of every earth dweller. 

The UAEs net-zero initiative 2050 is also in line with the Paris Agreement – a legally binding international treaty on climate change that aims to reduce greenhouse emissions and minimize the rise in global temperature to 1.5 C compared to pre-industrial levels. Net-zero initiative 2050 will strengthen the pace of energy transition in the region and will have a profound impact on the global image of the UAE and portray it as a nation truly committed to the betterment of the environment in the eyes of the world.

Steps Taken by Kaizen AMS in Building a ‘Net-Zero Emission’ Dubai:

Being a sustainability-driven firm and a proud corporate member of the U.S. Green Building Council, Kaizen AMS – (a tech-enabled property management firm) invests significantly in protecting the environment from the catastrophic impacts of building emissions. 

In line with the vision and directives of His Highness Sheikh Mohammed bin Zayed to promote the transformation of Dubai to a carbon-neutral economy by 2050, Kaizen AMS has implemented several best practices to minimize the energy consumption of its managed communities. We have a dedicated Energy-efficiency team that regularly monitors the energy consumption in our managed communities and also research on the ground-breaking technologies and ways to minimize the emissions produced by the Kaizen AMS managed communities. We recommend the best energy-conservation practices to the top real estate developers we work with. 

Kaizen AMS also shares the best practices to minimize the energy usage and the impact of the built environment through its one-of-its-kind thought leadership Blogs & Case Studies to bring the UAE real estate sector one step closer to the vision of HH Sheikh Mohammed bin Zayed. 

Some of these thought-leadership pieces are as follows:

• PropTech – An Innovative Way to Conserve Energy & Curtail Cost

• How Does Kaizen Curtail the Energy Cost at its Managed Properties?

• The Economics of Operating a Skyscraper

• District Cooling vs. Chiller Units: Which one is better?

Measures Adopted by Kaizen AMS to Reduce Emissions:

As global companies are committing to the Net Zero Coalition to combat Climate change, and as more companies are becoming more environmentally conscious, Kaizen AMS has begun to see tenants asking about energy efficiency and environmental sustainability while enquiring to lease a property

The best practices adopted by Kaizen AMS at its managed communities to make them net-zero emission are discussed below:

Automation:

• Automating the areas of the community shares responsibilities such as: showers near the pool which turn off automatically 
• Implementing the controls and equipment to measure consumption through BTU meters, BMS systems, and IoT sensors and ensuring they are being run by qualified people.
• Automating electronic appliances to reduce energy usage by 30% and also minimize energy bills of the residents
• Installing sensors in the Washrooms 65% saving

Timely Monitoring of Energy Consumption:

• Monitoring the consumption on weekly basis to discuss current month savings and next month goal
• Conducting timely internal energy audits
• Modeling the preservation of the building elements

Upgradation & Maintenance:

• Upgrading the existing mechanical system such as: air conditioners
• Conducting regular maintenance and upgrades of the building equipment
• Ensuring windows are installed correctly to prevent any possibility of air infiltration or water damage to boost energy efficiency
• Conducting low-emissivity glass coatings to minimize the UV & infrared light passing through the glass to prevent fade damage. This practice keeps the interiors cool in the hot weather and retains the warmth in winters.

Analysis & Consulting:

• Analyzing the data to optimize to extract value 
• Seeking the advice of specialist energy management companies to come in and optimize further to extract deeper value 

Following the Basics:

• Using long-lasting products to limit the need for material replacements during building life-cycle 
• Installing energy-efficient LED lights
• Turning off Fresh Air Handling Unit (FAHU) after hours as well as on weekends in the common areas to conserve energy
• Turning off Chilled water (CHW) pumps after office hours i.e. after 8 pm
• Keeping  Staircase and corridors lights turned to the minimum
• Recommending developers to use advanced materials such as efficient windows, sustainable construction materials, lighting, etc. 

Impact of Kaizen AMS’ Efforts in Reducing Carbon Emissions:

The impact of the efforts laid by Kaizen AMS towards minimizing the energy consumption and emission level of its communities has come up with flying colours. Our utility expenses were reduced by AED 1 Million within a year i.e. from AED 15.5 Million in Q3, 2020 to AED 14.5 Million in Q3, 2021. 

Our top 9 communities have witnessed up to a 17.2% decline in their energy consumption between Q3 2020 & Q3 2021. Kaizen AMS-managed communities in Dubai Marina, DIFC, Palm Jumeirah, Dubai South, and Dubai Land have been at the forefront in cutting down their carbon footprint by leveraging the practices discussed above. 

Our initiatives to reduce carbon emissions have resulted in a decline in our operating cost which has reflected positively on our net revenues for FY 22.

Here are the details on the percentage decrease in Carbon Footprints at our top Communities between Q3, 2020 and Q3, 2021:

Queue Point witnessed an exponential 55.1% decline in Carbon emissions between Q3, 2020 & Q3, 2021, followed by Murano Residence with 29.4%, Mag 560 with 25.2%, and Hyati Avenue (APTS) JVC with 19.8%. 

Shoreline 7/8 Palm Jumeirah has reduced carbon emissions by 17.1% followed by Sparkle Tower with 15.7%,  RT 10 Hercules DubaiLand with 13%, and Sky Garden – DIF with 10.7%.

Park Avenue Silicon Boulevard was the only one to witness an increase of 31% in carbon emissions due to a substantial increase in its occupancy rate which increased the demand for Electricity resulting in more carbon emissions. Since then, Kaizen’s Property Managers at Park Avenue Silicon Boulevard have deployed advanced Building Automation and Carbon emissions control technologies to minimize the level of emissions.

Total Carbon Emissions at Top 9 Kaizen-managed Communities:

Kaizen-managed communities have been highly successful in minimizing the overall carbon emissions. 

• At Sparkle Tower, the carbon emissions plunged from 682,346 Kg CO2e in Q3, 2020 to 575,070 Kg CO2e in Q3, 2021.  
• SkyGardens has also reduced carbon emissions from 461,453 Kg CO2e in Q3, 2020 to 411, 963 Kg CO2e in Q3, 2021
• Shoreline 7/8 Palm Jumeirah has minimized its carbon emissions from 256,980 Kg CO2e in Q3, 2020 to 212,946 CO2e in Q3, 2021
• RT 10 Hercules DubaiLand has decreased its carbon emissions from 451, 556 Kg CO2e in Q3, 2020 to 392,447 in Q3, 2021
• Queue Point has also witnessed its carbon emissions plunging from 35,561 Kg CO2e in Q3, 2020 to 392,447 in Q3, 2021
• Park Avenue was the only one to show an increase in carbon emissions from 224,750 Kg CO2e in Q3, 2020 to 294,442 Kg CO2e in Q3, 2021
• Murano Residence reduced its carbon emissions from 191,373 CO2e in Q3, 2020 to 135,138 CO2e in Q3, 2021
• At Mag 560, carbon emissions fell from 31,095 CO2e  in Q3, 2020 to 23,251 CO2e in Q3, 2021
• Hyatt Avenue reflected a decline in carbon emissions from 303,709 CO2e in Q3, 2020 to 243,487 in Q3, 2021

**The reduction in Carbon Footprints has been calculated based on the figures stated on the DEWA bills of these Communities.

There is always much more to a building than meets the eye. A wide gamut of factors determines the lifespan of a property. It might be interesting to know that buildings are also just like any electronic device or your mobile phone. The way every part of your mobile phone (battery, display, visual display, RAM, etc.) has a different lifespan, the same concept applies to the buildings too. Strong structures and design lay the strong foundation of a building. All the key “organs” of the building like – kitchens, appliances, floor covering, bathroom, and paintwork usually last between 10-15 years. Windows, roofs, and pipes can last for a maximum of 30 years.

The structure of the building is a key factor in determining the lifespan of the building. Many people think that with the advent of technologies, the life of the building has been improved. However, that’s not true. Modern skyscrapers are made of materials such as insulation products that have far lesser expectancy than stone & wood. Furthermore, constructing a building also involves the usage of lots of adhesives & chemical compounds being used, and still, there is a dilemma on their expectancy.  

An Integral Role of Maintenance: 

Timely maintenance and upgrades act as a booster in increasing the life expectancy of the building. Several building experts suggest that the building owner must invest 1% of the building’s value each on its renovation. The ideal way to make the best use of these funds is to hire a professional property management firm that ensures buildings remain updated and its cost of operations remains minimal by introducing leading property technologies or PropTech.

To know more about the best practices of  maintaining and operating a skyscraper or a building, go through our informative whitepaper – “The Economics of Operating a Skyscraper”

Factors Impacting the Life-span of the Building:

Here are the top factors that impact the life-span of the building –

1. Lack of Effective Management:

Poor or ineffective management is a serious threat to the triumph of the project, the reputation of the developer, and above all the safety of the employees & the residents. It also has a profound impact on the life span of the building, revenues of the developer as well as on its market perception to attract more business.  

As they say, ‘better safe than sorry, it is crucial to eliminate ineffective construction management practices which increase the risk to the building, irrespective of the amount of money & time invested in making it happen. Some of the biggest threats that have adverse impacts on the life span of a building include – usage of low-cost material during the construction to save money which often leads to hefty lawsuits, poor supervision of activities, delays in completing the tasks or not meeting the deadlines, not hiring an experienced contractor and consultant during the construction, etc.

2. Lack of Comprehensive Risk Assessment:

The risk assessment engineers work under very rigid timelines. This often impacts their capacity to evaluate and analyze the risks which are typical of a specific project and those which are unique to the situation. Lack of comprehensive risk management can create construction defects that have an adverse impact on the quality and life of the building.

3. Homogeneity:

Homogeneity of either structural or load-bearing elements is the most crucial feature of the building, which deals with the capability of the building to survive against load without failure.  The load-carrying capacity of the building components is reduced due to a series of factors such as – wear & tear, environment, and aging. These factors can drastically impact both the homogeneity and the integrity of the building components and reduce its life span. 

4. Flaws in Design:

The impeccable structural and architectural design is the foundation of the sound building performance. Defects in the design of a building not only reduce its lifespan but also can lead to its high operational & maintenance cost. Lack of effective design decisions often results in a decline in the quality of the construction. Several developers across the world have been found guilty of violating codal provisions to curtail the cost and ensure economical design. However, these practices might save 10-20% of the cost in the beginning but in the long run; they are an invitation to faulty designs which often result in expensive repairs and a damaging impact on the life of the building. Some of the most common errors made in the building’s design include – drawing with a printing mistake, incorrect line, not marking the dimensions in the drawing, frequent revisions made to the design.

To know more about how Property Managers can assist real estate developers in overcoming the challenges that arise during the design and construction phase, visit our informative article “Why are developers not consulting Property Managers during design and construction?” by our Director – Mr. George Malakos 

5. Using Substandard Construction Materials to Cut Cost:

At times, developers authorize the usage of substandard construction materials to minimize the cost of the construction. Substandard construction material here refers to those which lack in size, weight, density, or any other physical property. The usage of substandard construction materials minimizes the load-bearing capacity which has a detrimental impact on the strength of the building as well as on its life span.

6. Environmental Factors:

Environmental factors such as – heat can have a serious impact on the lifespan of a building. In Dubai, where temperatures reach up to 45-49 degrees celsius, it is a key factor that impacts the building. Higher temperatures also increase the risk of building collapse which can put the lives of the residents and everyone at risk. 

The risk of heat is much higher for those buildings that do not meet the building code’s safety requirements and will take a serious toll on their lifespan.

7. Lack of Timely Maintenance & Repair:

Corrosion of concrete or structural components hampers the stability of the building and reduces its strength and lifespan. The lack of timely maintenance and repairs results in water leakages, cracks, loose plaster, spalling of concrete, etc. Repair and renovation work conducted on a timely basis can significantly minimize the risk of corrosion of metal items or carbonation of concrete. 

8. Excavation:

In the last decade, there has been an exponential surge in excavation activities. At times, excavation for the foundation in a property adjoining your building can result in its movement of the foundation due to sliding of the soil below the foundation of adjoining property which results in the sink of the footing of the existing building. This weakens the foundation of the building and also minimizes its life span.

9. Gaps in Construction Process:

The placement of heavy building machinery, materials, and other additional loads during the time of the construction process weakens its base. Buildings are usually designed for pre-designed loads prominently due to construction materials, furniture & loads that may arise due to earthquakes or any other natural disaster, and also due to loads of the occupants. Furthermore, to make a building a profitable deal, several developers build additional stories without properly assessing the strength and the capacity of the existing building. Any sort of horizontal & vertical expansion is not properly evaluated in the original design and leads to overloading which negatively impacts the life span of a building.

10. Mistakes in Structural Configuration:

At times, developers or design architects make a list of changes in the structural configurations such as – basic horizontal or vertical load path which often results in the deviation of load path from shortest load path. This drastic change in the load path mostly increases the stress in the component and weakens the building. 

Furthermore, during the time of natural disasters like earthquakes, these forces produced at various floor levels are not transferred to the ground by the shortest load path due to the unsymmetrical configuration of the building which often leads to a lack of stability of the building with a drastic impact on its life span. A large number of developers are using expansion joints to overcome unsymmetrical configuration to offer more stability and life to the building.

11.   If You Consider Hiring ‘Property Management’ Firm as Cost:

Hiring a property management firm can act as the oxygen to the lifespan of your building. Property management firms can play a key role in performing timely repair and maintenance of the building which acts as a panacea in boosting its life span. A property management firm also provides their unparalleled expertise during the design and the construction phase of the building to build robust designs that increase the life span of the building. Property management firms perform a comprehensive risk assessment to eliminate all possible risks that can deter the building’s performance. They also guide developers on the type of construction material to be used for better stability and longer life of the building. To know more about the factors to be considered while shortlisting a property management firm, read our article – “Key Factors to Consider When Choosing Property Management Firm”

Founded in 2006, KAIZEN Asset Management Services is amongst the top tech-enabled property management firms in Dubai. Being the first ISO 9001:2015 certified provider, KAIZEN AMS offers end-to-end solutions in Property Management, Owners Association Management, Community Management, Lease Management, Handover Services, and Investment Advisory. KAIZEN AMS has an asset management portfolio valued at over AED 15 billion across 12,000+ units and is also a proud corporate member of the U.S. Green Building Council. 

Summary:

Here is the recap of the top reasons your building won’t last for 30 years are as follows:

• Poor or ineffective management of the building
• Lack of Comprehensive Risk Assessment
• The decline in the load-carrying capacity of the building components due to wear & tear environment, and aging
• Defects in the design of a building leading to its high OPEX & maintenance cost, and lower life span
• Usage of substandard construction materials
• Environmental factors such as – heat
• Negligence shown while performing timely Maintenance & Repair of the building
• Excavation in a property adjoining your building
• Flaws in the Construction Process like the placement of heavy building machinery, materials, and other additional loads during the time of the construction process weakens its base
• Mistakes committed in Structural Configuration and above all
• Not hiring the right property management firm

Hope you liked the article. For more informative articles related to UAE real estate industry, please visit https://www.kaizenams.com/blogs/. Follow Kaizen AMS  on LinkedIn, Facebook, Twitter, and Instagram

In the last decade, Dubai has emerged as the biggest hub for business. Global investors are lining up for an opportunity to invest in the city and take the advantage of its tax-free environment. Dubai has also witnessed a huge increase in tourism with millions of tourists experiencing the feel of its modern infrastructure, luxury, and exotic food & beverages every year. This rise in Foreign Direct Investment (FDI) in Dubai and surge in tourism has boosted the demand from tenants in the residential & commercial property sectors. 

According to the annual transaction report of the Dubai Land Department (DLD), despite the pandemic and global economic slowdown, the real estate market in Dubai continued to be attractive to local and global investors in 2020. The sector recorded 51,414 transactions representing a value of over Dh175 billion, according to the annual transaction report issued by the Dubai Land Department (DLD). It is of paramount importance for both commercial & residential sector head honchos to understand the tenant behaviors and the key trends that are going to impact the sector.

Here are the type of properties and options which will attract residential & commercial real estate tenants in the coming years –

Short-term Rentals

Every year, millions of tourists and business travelers visit Dubai for a shorter period of time. To avoid getting into a contract or paying advance rent for three months, or facing challenges with cohabitation, etc., tenants will prioritize alternative accommodations which are available on short-term rentals for everyone including – singles, families, couples, partners, and corporate groups. 

Another factor that makes short-term rental accommodations a preferred choice for the tenants is they are fully furnished. Thus, there is no need for them to spend money on buying furniture or other daily routine items such as – air conditioners, refrigerators, ovens, etc. Thus, short-term rentals are a cost-effective option for them.

Short-term rental accommodations have more space compared to hotels which offer more privacy to the expats & holidaymakers. They also have a private garden, kitchen, and a personal door which make expats feel like they are at home. Furthermore, short-term rental accommodations are usually based in the downtowns which makes it easier for tourists to travel to the major attractions of the city. 

The rising demand for short-term rentals among tourists & expats has also attracted the attention of global investors. There has been a significant rise in investments in short-term rentals as they are more profitable due to lower operational costs, fewer restrictions, and no contracts involved. 

The rents across Dubai declined between 9% and 17% in 2020. Thus, thousands of Dubai homeowners converted their properties into short-term rentals to generate good & quick income. While landlords are accepting more cheques, tenants are still using the option of paying in one or two cheques to drive the price down further. 

Another reason behind the rising popularity of short-term rentals is job uncertainty and rising layoffs due to the situation created by Covid-19. Several residents have expressed an interest in short-term lettings as they face uncertainty about their job and their future and are giving themselves a little time to decide by renting monthly as opposed to signing a lease contract for a year.

Properties with Garden & Pool are in High Demand:

Tenants are now prioritizing the properties with a garden, pool, and balcony. According to Lynnette Abad, Director at Property Finder – a real estate website with a wide range of residential and commercial properties for sale and rent, stated – “Our website recorded significant month-on-month growth in people using keywords such as – pool, garden, and balcony. If you look at rental contracts that have closed over the last few months, you have more in the villa townhouse sector than you do in the apartment sector, when you compare it to previous years.”

The buyers are prioritizing homes that are equipped with all sorts of amenities for recreation as they will be spending more time at home due to an increase in work from home culture amid covid-19.

Tenants Prefer to Move to Suburbs due to Cost & Safety:

There has been a rise in the trend of tenants moving into suburbs or in the outskirts of Dubai due to cost & safety. The amount of rent tenants pay for a flat in Dubai Marina or Jumeirah Lake Towers (JLT) is quite higher than the rent for a three-bedroom townhouse in the outskirt areas. It was noticed in 2020 that a large number of tenants moved to suburbs such as – Mudon, Dubailand, and Dubai South in search of better living at a much lower cost.

Furthermore, downtowns have a very high density of population due to the presence of high-end commercial & residential properties.  Therefore, from both cost & safety standpoint, it makes more sense for the tenants to move to suburbs. In 2020, there was a huge increase in the tenant inquiries for the properties with outside space with real estate agents reporting an uptick in villa inquiries since May 2020.

Increase in Cheque Payments:

There has been a rising trend among tenants to make cheque payments and lockdowns exercised to curb the growth of coronavirus have given a further boost to this trend. The majority of property owners are understanding the benefits and the need of offering an option of cheque payments to the tenants. As per Allsopp & Allsopp report, 2021, the real estate brokerage firm has witnessed a significant rise in the trend of tenants paying their rents using cheques. 

According to Lewis Allsopp, CEO of Allsopp & Allsopp “Pre-Covid-19, we were seeing more of a trend to increase cheque payments and the lockdown accelerated that. Some owners are now asking for fewer cheques again but overall more owners are appreciating that they need to offer increased cheque payments – gone are the days that companies pay for rent in one cheque. In 2021 so far we have seen one cheque rental payments decrease by 28.3% compared to the beginning of 2020.” The brokerage firm reported an emerging trend of short-term, month-by-month rental inquiries as a result of job losses or financial strains. 

Rise in the requirements for Office Space:

In 2020, Dubai’s office market witnessed a total of 194,000 sq. m of office gross leasable area (GLA) delivered, majorly at prime locations such as – Dubai International Financial Centre (DIFC) and Downtown Dubai, increasing the total stock to 8.9 million sq. m.

In Abu Dhabi, a 40,600 sq. m of office stock was added, bringing the total supply to 3.8 million sq. m. To sell this massive office space at a fair cost, the office space developers continue to remain tenant-friendly with landlords coming up with beguiling offers and lease terms. The office sector is getting ready for the post-Covid-19 office environment, which will consist of collaborative spaces, masks, sanitizers, lower seating densities, more meeting rooms, and at least 8m to 12m space between the workstations to maintain social distancing.

Surge in the Demand for Leisure Properties from the Corporate Tenants:

There are numerous listings in Dubai that are specifically developed to meet the requirements of the corporate sector. Moreover, they are also available for short-term lets. Despite the unfavorable economic climate, accommodation for leisure outpaced corporate demand in 2020.

Villas are becoming popular due to the rising demand for luxury accommodation available on short-term lets and at lower annual rates. To earn good revenues in the current phase of slowdown, landlords prefer to lease villas for the short-term. Villas are the best bet for landlords as tenants are willing to pay a higher amount to rent them on short-term rentals.

Dubai allures the world with its sky-high residential properties. The city’s villas, apartments, and townhouses are becoming the most sought-after options amongst tenants due to their varied styles, location, and budget-friendliness. However, tenants are still in a dilemma about which property has the best rental value. 

It is pivotal to know the rental value of each property before making your mind to choose among an elegant rental apartment at Dubai Marina, a spacious villa in Arabian Ranches, or a European-styled townhouse at Jumeirah Golf Estates.

This article will guide you in making a better choice which type of property offers the best rental value –

Living in Villas symbolizes luxury due to high space, and a list of private amenities. This is the prime reason villas attract a higher price and rental rates across the globe. However, it is not always the same.  It depends on several factors such as the location of the property, proximity to essential places, number of rooms, space available in the property, etc.

Factors Determining the Rental Value of the Property:

The location has a profound impact on the rental value of a property. Although villas attract higher rents, however, if the apartment is rented at a prime location, the average rent can be much higher than the villa located in a suburb or a very remote area. 

The proximity of a property from essential places such as schools, colleges, hospitals, etc. is also a key factor that determines the demand for the property. Tenants who prefer these establishments nearer to them choose to live in apartments, while those who prefer space, luxury, and living peaceful life away from the city’s crowd prefer to live in villas.

Another key factor that influences the price or the rental value of the property is the number of rooms rented. Generally, villas attract higher rents due to a more number of rooms compared to an apartment or a townhouse, and also offer more privacy. Furthermore, villas offer more private amenities such as pools, gardens, etc. It is also important to note that while renting villas or apartments, there are several additional expenses on top of rent that are incurred by the tenants. These additional costs include – maintenance charges, electricity charges, and the cost of furniture. It is always recommended to buy your furniture if you are staying for long to cut on those costs. Considering villas are larger in size with more rooms, the cost of running a villa is much higher. Even if you are lucky to find a villa with lower rent, after adding maintenance & electricity charges, cleaning costs, cost of hiring a plumber or gardener, cost of maintaining the backyard, and other additional expenditures, you will still find villas several fold expensive compared to an apartment.

Rent Value for Villas, Apartments, and Townhouse:

According to Bayut, the annual rents for 2-bedroom houses start from AED 50k and go up to AED 170k per annum for more luxurious units in an upscale neighborhood like Palm Jumeirah. 

For tenants looking to rent 3-bedroom villas in Dubai under AED 115k per annum, the most relevant options are Mirdif, Akoya Oxygen, Reem, DAMAC Hills (Akoya by DAMAC), and International City. The rental rate for a 4-bedroom villa ranges between AED 90k to AED 800k. 5-bedroom homes are priced from AED 70k in Akoya Oxygen to AED 1.1M in Palm Jumeirah. 

The average rent for a 2-bedroom apartment in Dubai ranges between AED 40k – 70k annually. As per Bayut data, there is a vast range of cheap 2 BHK apartments for rent in Dubai. The top area for 2-bedroom apartments for rent in Dubai in the range of AED 70k includes – Al Nahda (AED 47,000), Bur Dubai (AED 65,000), Jumeirah Village Circle (AED 65,000), Al Warqaa (AED 46,000), and Dubai Silicon Oasis (AED 59,000).

The average rent for a 1-bedroom apartment in Dubai is between AED 21k to 65k per annum.  One-bedroom apartments for AED 21k can be rented for AED 21k in areas like Al Nahda and Dubai South. The rent for a 1-bedroom apartment in Downtown Dubai and Palm Jumeirah then the rent for a 1 BHK is between AED 45k and AED 65k, respectively. 

The rental prices for 2-bedroom apartments in Dubai range from AED 30k to AED 525k. The higher-priced properties are found in exclusive neighborhoods such as Business Bay, Downtown Dubai, and Jumeirah. 3-bed units are priced upwards of AED 45k in the Al Qusais and Jebel Ali communities. 

The average price for renting a 3-bed flat in JLT is AED 121k and it is AED 137k in Business Bay. 4-bed units can be found for AED 65k in Deira and go up to AED 800k yearly in Downtown Dubai. A 5-bedroom apartment in Dubai is not that common and prices start from AED 150k in communities such as Dubai Sports City, Jumeirah Lake Towers (JLT) and Jumeirah Beach Residence (JBR). 

The latest data from Bayut reveals that average rent for a 1-bedroom townhouse starts from AED 20k in locations like Dubai Industrial Park and goes up to AED 80k in Jumeirah Village Triangle (JVT). The annual rent for a 2-bedroom townhouse would be around AED 40k to AED 130k, depending on the location and whether the property is fully furnished. A 3-bed townhouse for rent in Dubai costs around AED 90k in areas like Noor Townhouses in Town Square with areas spanning over 2,000 sq.ft.  The rent for a bigger townhouse with 4-bed and 5-beds is between AED 100k to AED 300k, annually. Data from Property Monitor reveals that the most popular areas to rent a townhouse are – Dubai South, Mohammed Bin Rashid City, Reem, and Town Square. 

Apartments Emerge as a Clear Winner in the Rental Value:

Living in apartments is far cost-effective compared to living in a villa or townhouse. Furthermore, the service charges and other maintenance costs are also low.  Apartments are also the most desirable option for the tenants as they offer better security compared to any other property type. Proximity to the downtowns and city center is another factor that makes apartments ‘a perfect ten’ for the tenants and boosts their rental value.

2020 was a tough year for the UAE’s housing market, surrounded by a massive supply glut. According to Global Property Guide, the prices for Dubai’s residential property fell by 4.88% during the third quarter of 2020. This was followed by a year-on-year (YoY) decline of 3.27% in Q2 2020, 5.06% in Q1 2020, 4.05% in Q4 2019, and 4.52% in Q3 2019. During Q4, house prices in Dubai fell by 1.36%.

The foremost reasons for this decline in property prices are – excessive supply aggravated by low demand due to the COVID-19, an increase in property registration fees from 2% to 4%, implementation of 5% Value-added tax (VAT) to home sales after three years of the completion of the project, oil price slump, and the after-effects of Federal Mortgage Cap, introduced in 2013. 

As the countdown for Expo 2020 Dubai begins, the real estate sector has a chance to come out of the rough phase and make the most of this opportunity. Industry experts believe that Expo 2020 will defy all odds for the real-estate sector and will boost property sales, stimulate the job market, and will ensure that the sector thrives despite market fluctuations.

Expo 2020 to Act as a Panacea for the Real-estate Sector:

There are a lot of expectations of the real estate industry from the EXPO 2020  due to a list of favorable policy reforms and schemes launched by the UAE government such as: the Golden card visa, 100% foreign ownership for enterprises, easy payment plans, long-term residency options for professionals, and the flexibility offered by financial institutions in debt repayment, and foreign retirees scheme.  

The Impact of EXPO 2020 on Dubai Property Market:

Real estate gurus predict that Expo 2020 Dubai will expedite the pace of growth of the UAE real estate market. The event will have a favorable impact on the competitiveness of the real estate market, infrastructure, economy, trade flow, which will spur the sales of the real-estate sector. These schemes will boost investor confidence and foster more investment into the UAE real estate market.

Expo 2020 will bring transformational change to Dubai’s property market in terms of both sales & value. Since the announcement of Expo 2020 in Dubai, there has been a colossal increase in sales of hotel rooms as 25 million expected visitors will rush to book their accommodation well in advance. Expo 2020 will also flourish the sales of residential property as thousands of expatriates will move to Dubai before, during, and after the event. The grand event will also have a favorable impact on the commercial real-estate sector with increased demand for office space as experts predict that post expo, an exhaustive list of global logistics & marketing firms will relocate or expand in Dubai to service-related event driven demand.

The real-estate sector will also have a profound impact on supportive government policies such as – easing of ownership and visa regulations, over recent months. This will work wonders for the real estate industry and create even more favorable conditions for real estate growth. The grand event will have a favorable impact on the prices and will attract more investment in the near future. 

There were several large-scale real estate and retail projects announced in the run-up to Dubai Expo 2020 that form a part of the wider expo experience to be provided by Dubai. The most significant real estate and retail developments among those are Mohammed Bin Rashid City and Dubai South.

A list of new infrastructure projects worth billions of dirhams has been announced which will have a major impact on Dubai South. Several experts believe that post Expo, Dubai South will emerge as a microcosm of unconventional real estate and architecture. The expo site at Dubai South is spread across 4.38 Sq. km. It is equipped with world-class infrastructure and imposing structures and has hosted several high-profile events in the past. Dubai South has close proximity to Al Maktoum International Airport and is easily connected with every part of Dubai through a new metro line, Route 2020.

They are as follows:

• Over 8,200 property units have been sanctioned for development in Dubai South after Expo 2020. This includes – schools and malls, within a 700,000 sq. ft. area(2).
• A list of commercial development projects has also been planned for Dubai South and an area of 1.5 million sq. ft has been allocated to it.
• Dubai South will be benefited from sustainable practices as the government will power the event through a solar project and will reuse and repurpose 90% of the construction materials used after the event. Several companies based in Dubai South in the renewable energy business will be benefited from it.
• Expo 2020 will initiate redevelopment work at District 2020 – an area located in Dubai South where the expo will take place. Some of the buildings such as -the Sustainability Pavilion, for instance, will live on as a center for child and scientific education. The Dubai World Trade Center Conference and Exhibition Center will also remain after the expo.
• District 2020 will have 700,000 sq. ft. of residential space, education facilities, and parkland equivalent to six soccer pitches. 
• With proximity to  Al Maktoum International Airport, District 2020 will act as Free Trade Zone (FTZ) and will facilitate the businesses to function tax-exempt.
• The Expo site at Dubai South will go through a transformation phase with 8,228 units currently under construction. This will lead to the establishment of several new homes, schools and shopping centres.
• The AED 10 billion investment in building metro lines in Dubai South will have benefits far beyond Expo for Dubai residents as well as for the global expats working or visiting the city.
• Billions of dollars will be invested into Dubai’s infrastructure to improve its global image as well as its rankings in business competitiveness. It will also attract thousands of talented expats to the city who will buy or rent property, which will spur the sales of the real-estate sector.

Dubai 2040: 

UAE launched its ambitious Urban Master Plan – Dubai 2040 on Saturday, March 13, 2021. The plan outlines Dubai’s strategy for sustainable urban development to cater to the requirements of the rising population of the emirates. The top agenda of Dubai 2040 is to improve the effectiveness of resource utilization, develop vibrant, healthy, and inclusive communities, and double green and leisure areas and public parks to create a healthy environment for the residents and visitors.

The Need for Dubai 2040:

As per govt. data, UAE’s population is expected to increase by 76% in the next two decades (i.e from 3.3 million in 2020 to 5.8 million by 2040). The commuter-adjusted or day-time population will also increase from 4.5 million in 2020 to 7.8 million in 2040. Dubai 2040 focuses on building infrastructure as per the needs of the rising population and ensuring Dubai maintains its spot among the best cities to live in.

Dubai 2040 envisions the establishment of a list of green corridors to connect the service areas, residential areas, and workplaces, ease the movement of pedestrians, bicycles, and sustainable mobility throughout the city. The plan revolves around optimum utilization of space available in Dubai and the development of infrastructure to support residents and foster a more favorable business climate.

Dubai 2040 – A Forge Ahead for the Real Estate Sector:

The real-estate sector will be the biggest beneficiary of Dubai 2040 as construction work will take place on a very large scale. The ambitious program will lead to the expansion of urban areas by increasing the space for health & education institutes by 25% as well as an increase in the areas used for economic, commercial, and industrial activities to 168 sq. km. To accomplish these tasks there will be a vast requirement of real-estate firms. Dubai 2040 is a billion-dollar opportunity waiting to be cashed in for the real-estate sector. 

   Here are some of the highlights of Dubai 2040 :

• Increase in the land area used for hotels and tourist activities by 134%
• Increase in the length of public beaches by 400%
• 60% of Dubai to comprise of nature reserves and natural areas
• 55% of Dubai’s population to live within 800 metres of a main public transport station
• Billions of dollars will be invested in infrastructure to make Dubai a global hub for innovative start-ups, and international corporations
• Focus on improving the efficiency of resources, fostering a vibrant & inclusive environment
• Doubling the size of green cover and leisure areas to offer a healthy environment to the residents
• Developing comprehensive legislation and planning governance model

 Dubai Urban Master Plan:

Dubai South will also  be the biggest beneficiary of Dubai Urban Master Plan which is focused on development and investment in five main urban centres (three existing and two new centres) that foster the growth of economic sectors, create employment, and improve lifestyle. 

The existing urban centres include Deira, Bur Dubai,Downtown and Business Bay; Dubai Marina and JBR .

Dubai 2040: What’s there for the Property & Strata Management Sector?

Dubai 2040 will also be a boost for property & strata management firms such as Kaizen AMS as real-estate firms will be requiring support in terms of design & construction, strategy, handover process, and tenant management or retention etc. 

KAIZEN AMS –  ISO 9001:2015 certified top property management firm in Dubai, offers end-to-end solutions in Property Management, Owner Affairs, Unit Management, Handover Services, Community Management, Lease Management, and Investment Advisory. KAIZEN AMS has across 12,000+ units and is also a proud corporate member of the U.S. Green Building Council.