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Utility Vacancy Loss Calculator
When units are vacant, LL pays baseline utilities (heat/cool to prevent damage, lights for safety). This calculator sizes the hidden cost.
Annual utility vacancy loss
$7,140
Average vacant units
7
Monthly loss
$595
How the math works
Vacancy utilities = units × vacancy % × monthly cost × 12. Hidden cost of empty units.
Bill tenant for vacant-unit utilities during turn (last day to move out). Submetering systems automate this for multifamily. Saves 2-4% of opex.
How to Use
- Enter monthly utility cost per vacant unit.
- Enter vacancy %.
- Enter unit count.
- Read annual utility vacancy loss.
Frequently Asked Questions
Typical cost?
Vacant multifamily unit: $50-$125/month for electric + gas + water baseline. Commercial space: $200-$500/month for HVAC + lighting. Luxury vacant home: $300-$600/month with pool, security, landscaping.
Why pay utilities?
Pipes freeze in winter without heat. HVAC prevents mold. Security lights deter break-ins. Showings require power. Zero utilities = property damage risk.
How to manage?
Turn off pool pumps. Set HVAC to emergency levels (50°F winter, 85°F summer). Disconnect irrigation. Saves 40-60% vs full operating mode.
What does competitive benchmarking look like?
Pull 3-5 comparable properties or units in your submarket from CoStar, Yardi, CIM, or your local broker. Normalize by unit type, class, and age. Your outputs should fall within one standard deviation of the comp-set mean. Outliers are either opportunities or warning signs — dig into why. Monthly benchmarking keeps your portfolio on-market and pricing sharp.
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