Much conversation revolves around outdoor air quality, but many factors—environmental and health-specific—bring indoor air quality to the forefront of the conversation as well. Maximize a home’s air quality with monitoring.

Increasingly, air quality—indoor and outdoor—is a prominent topic of discussion. To combat wildfires, smog and viruses, experts are talking about what measures to take to ensure that air quality is viable and healthy for us to breathe. This includes indoor air quality, a consideration that some have overlooked in past years.

Still, indoor air quality is an important component of a healthy household, which is why it should matter to you and to your clients. Unlike outdoor air quality, though, we don’t have meteorologists and weather apps monitoring it for us, telling us if it’s safe to go outside. That’s one of the reasons it’s important to have some basic knowledge of indoor air quality to help educate yourself and clients.

“During a given day, indoor air quality can fluctuate pretty significantly based on human activity,” says Oyvind Birkenes, CEO of Airthings, a company that sells indoor air quality monitors(link is external).

Factors such as the amount of people in the home and what’s being cooked can affect indoor air quality. Likewise, outdoor factors like disaster events and weather events and proximity to the natural environment or a city center can also affect indoor air quality. That’s why it’s important to have constant monitoring over time, says Roei Friedberg, CEO of Aura Air(link is external), an air purification company.

“Through real-time measurement, we can understand different trends and patterns and therefore provide users with actionable insights,” Friedberg explains.

This kind of measurement, done over time and consistently and the insights it provides, helps people make informed decisions.

“Monitoring air quality over time allows you to establish a baseline average that will illustrate whether you have a long-term problem or a short-term variation from the norm,” Birkenes says.

Air quality sensors are meant to measure a variety of factors to give you insight into the air quality of your home. These metrics give you a holistic view of the quality of air you breathe and can make educated decisions based on the information. To test this, we placed air quality sensors from Airthings, Amazon and Aqara around our home and tracked the various metrics over several months. Here’s what we found:

Air Quality Index

The air quality index is a basic measurement of overall air quality in a specific location or space. It ranges from 0 to 500; the higher the number, the worse the air quality. We found that each company’s device registered our home’s overall air quality index as good, but there were some external factors like construction on our home, the onset of seasonal allergens and other seasonal changes that made it worth digging into the more targeted measurements.

Humidity

One of the first issues we noticed in our house while testing these sensors in the winter was that the air in our house was dry, at around 20% humidity. The Mayo Clinic says that a comfortable humidity level for indoors should be between 30% and 50%. Lower levels can cause issues like dry skin and irritated noses. High levels can make people feel congested. Long-term high humidity levels can cause serious issues such as mold.

We installed a humidifier and found that our home has since consistently been at 45% humidity across the seasons. We also found that all three sensors did a good job of tracking and updating humidity changes and were on par with one another.

Volatile Organic Compounds

Volatile organic compounds are a large and diverse group of compounds that volatilize into the air at room temperature. In homes, VOCs are harmful air pollutants, coming from all kinds of household staples such as air fresheners, cleaners, carpeting and new furniture.

They are among the “most common sources of unhealthy indoor air quality” factors, says Bharti Patel, CTO for air filter and purification company Alen.

“With proper ventilation, one can usually mitigate VOCs from household chemicals and cleaning supplies,” Patel advises. “Open windows to bring in outdoor air to increase airflow and ventilation when painting or after a new carpet is installed. When cooking, always use the vent hood and ensure the vent hood filter is clean.”

Particulate Matter

PM 2.5 refers to fine particles with a diameter of 2.5 or smaller, which includes bacteria, fungi and emissions from coal, gas and oil combustion. PM 10, the largest particles typically monitored by air quality monitoring systems, have a diameter of 10 microns or smaller and include pollutants like pollen and pet dander. 

Radon

Radon is the second leading cause of lung cancer, which has prompted many states to require passive radon mitigation systems installed at the time of construction on new homes. Buyers are encouraged to conduct a radon test when they purchase a home.

The EPA(link is external) considers a level of over 4 pCi/L (picocuries per liter) to be elevated and require mitigation. The agency, however, also says that at this time, a safe level of radon exposure has not yet been determined, so any home with levels between 2 and 4 pCi/L should also be addressed.

At the moment, Airthings is the only consumer grade air quality monitoring system that detects radon and graphs it over time. The company recommends waiting 30 days to establish a baseline before taking any action based on the results. We built our home 3.5 years ago, so it has a passive mitigation system, and our radon levels are minimal. Still, I have had plenty of clients over the years find elevated levels which have been resolved with a mitigation system. Here in Minnesota, mitigation runs at about $1,200.

Carbon Dioxide

Carbon dioxide isn’t necessarily a bad thing. In fact, it’s a necessary part of the air we breathe. It’s when CO2 levels rise and overtake the amount of oxygen in a space that it becomes a problem. Too much CO2 can cause you to feel sleepy, tired or less focused. When it’s too high, it can be a serious health concern. Of the three systems we tested, we found that Airthings’ View Plus(link is external) model displays CO2 levels in parts per million and will notify the user if levels are elevated.

Monitoring Leads to Solutions

From allergens to pollutants, there are many invisible factors that can affect the quality of the air in your home, making a monitor a practical investment.

Installing and using an air quality monitor means you have the information you need to fix air quality issues that exist in your home. Being able to address air quality issues means your home is more comfortable and safer. Based on the data collected by your monitor, you’ll be able to determine what kind of solution is required.

©National Association of REALTORS®
Reprinted with permission

Despite an extremely volatile crypto market, one real estate pro says a decentralized financial system could help create more immediacy in housing transactions.

When she unexpectedly ran out of cash during a trip to Cuba, Kristin Smith knew her options for accessing more funds were limited. Without the ability to use a credit card or pull money from her U.S. bank account, Smith, an agent with Dave Perry-Miller Real Estate in Dallas, was told to call a contact in the U.S. who could transfer money to her via Western Union. Smith called her mother, who was immediately concerned. “I’m asking for money in Cuba,” Smith told attendees Saturday during a session at NAR NXT, The REALTOR® Experience(link is external) in Orlando, Fla. “[My mom is] asking, ‘Are you being held captive? Are you safe? Is this a ransom?’”

While the situation was eventually rectified, Smith found herself analyzing all the barriers she faced on the trip—which aren’t all that different from barriers when moving money around on the traditional market, she said. “What crypto is going to do is remove those barriers,” Smith posited. She offered a primer on the basic terminology related to cryptocurrency and its potential applications for real estate.

Important Terms in the Cryptocurrency World

• Cryptocurrency “is a digital currency in which transactions are verified and records are maintained by a decentralized system,” Smith said. The most commonly used forms of cryptocurrency are bitcoin and ethereum.
• Blockchain is the technology that enables cryptocurrency, acting as a shared, immutable ledger where you can record anything that is verifiable, including the title of a house.
• Within cryptocurrency, fungible tokens are interchangeable and identical, while non-fungible tokens each have a unique value. All bitcoins across the world have the same value, eds, are unique in nature and value.

Potential Cryptocurrency Applications in Real Estate

While cryptocurrency transactions in the real estate profession remain relatively uncommon, 12% of millennial home buyers sold cryptocurrency to fund their down payments in 2021, according to Redfin data. That stat underscores how popular and accessible cryptocurrency is with younger generations, Smith said.

A bigger opportunity could reside in putting title records, deeds and property surveys on the blockchain. Today’s county records are not all that different from blockchain, Smith said. Each title is recorded with the county, and when the title is sold, the county verifies and records that exchange. By adding title records to the blockchain, each record (or block) would be verified on the blockchain every ten minutes, said Smith. This could greatly speed up the time it takes to accurately verify title records and finalize transactions.

Smith predicts that over the next five years, REALTORS® will begin to see “double reporting,” as titles are recorded both with the county and on the blockchain. “I think the county [records] will slowly phase out because they’ll become a part of the blockchain,” she said.

Weighing the Volatility and Utility of Cryptocurrency

Smith did note that it’s “not the most fun to speak on crypto when the market is tanking,” referencing the collapse of FTX(link is external) last week. FTX was one of the world’s largest cryptocurrency exchanges until it filed for bankruptcy. Between its downfall and the volatility of the crypto market in general—bitcoin has traded at between $16,000 and $67,000 in the last year—many wonder if it’s wise for the real estate industry to normalize and advocate for cryptocurrency.

Smith, who is the chair of a National Association of REALTORS® presidential advisory group studying the impact of digital money in real estate, agrees that more information and guidance is needed. Her PAG is recommending the formation of a full NAR committee to look into cryptocurrency. “We should probably have a ‘decentralized finance’ committee,” Smith said.

The Future of Cryptocurrency in Real Estate

Until such a committee is created, Smith recommended that real estate pros use their best judgment when considering cryptocurrency investments or exchanges. “The number one thing to ask is: What is the utility of this? Does this actually do something?” This could help REALTORS® differentiate between an NFT, which Smith said has a more limited application and therefore more limited value, and the application for title and blockchain, which could fundamentally alter the title and real estate industries. “Why does a home transaction take thirty days? It’s the title search. If the title was on blockchain, transactions could be instant. This is your money; you should have it now,” Smith said.

©National Association of REALTORS®
Reprinted with permission

Smart home tech isn’t just for the single-family home. These systems and devices can improve property management, reduce cost and emissions and enhance the tenant experience.

Smart home tech in multifamily communities is quickly becoming a must-have for today’s discerning renter, and with good reason. The right technology can play a significant role in improving residents’ experiences and enhancing the ease of operations for onsite staff. But where to start? As apartment owners and operators consider which amenities to include—either for new builds or when retrofitting existing structures—they must consider what is going to enhance a resident’s experience the most and offer the most ROI.

Many of today’s easy-to-use tools improve the efficiency of property management. These modern conveniences also lend to a positive experience for tenants, providing them with more comfort and control. Smart home technology not only provides improvements that residents crave, but many tech solutions also come with the added benefit of reducing costs for the building owner and property manager.

Smart Access

Smart access begins with smart locks, which can be used in many ways and are appealing to owners, on-site staff and residents alike. These smart features provide a wealth of benefits for all:

Smart Locks Save Property Owners Money

Owners don’t have to worry about paying a locksmith to change out locks or keys between residents. Leasing agents no longer have the frustration that comes with finding the right key or fumbling with a pesky lockbox. And, in addition to saving significant time and money on key tracking systems that cost thousands of dollars, this eliminates physical keys getting lost, being replaced and keeping track of them as residents move in and out. Another benefit is that maintenance teams can work more efficiently and respond to maintenance requests faster.

Smart Locks Save On-Site Staff Time

At one point or another, on-site staff has had to help a resident who is locked out after hours. Smart locks eliminate this issue because residents can simply use their smartphones or enter their access code to unlock their units. For important safety tasks like annual fire inspections smart locks allow on-site to quickly access units with one-time codes. Management can also allow vendors like painters or carpet layers access to vacant units with these temporary codes, which is more secure.

Smart locks are also what make self-guided tours possible, freeing on-site staff to work smarter, not harder. Prospective renters can tour the unit whenever it’s convenient for them and property managers don’t have to plan their day around tours. Renters simply sign up, provide a copy of their IDs, then select the units they want to visit. Before the scheduled viewing, the prospect receives a unique access code to tour the property.

Smart Locks Provide Enhanced Security

Residents love how easy it is to use a smart lock and they have the added benefit of increased security. They can set their own passcodes and typically have access to their homes right from their smart phone. They no longer have to worry about whether they remembered to lock the door, because they can make sure they did—or lock their home—right from an app on their phones.

Many folks often need to share access with others when they are away such as dog walkers and house cleaners. The right smart lock can provide a special guest code for a secure way of offering resident unit access. Only persons with the right credentials get access to the unit.

Smart Locks are in-demand, which means renters will pay more for this amenity, making your property more competitive in the market. The increased retention rates and NOI drive up the value of your assets.

Smart Asset Preservation

One of the most overlooked benefits of added tech in a multifamily unit is the provided asset preservation. Much of the technology offered helps keep your buildings and units in tip-top shape whether they’re occupied or not. Today’s smart home technology allows for things like water sensors that immediately detect leaks and excessive humidity that can be damaging to a property if not fixed quickly.

Leak sensors can be placed throughout an apartment where the most common leaks occur – like under the refrigerator, sinks, and water heater – and send out an alert if excess moisture is detected. You can also view how your building’s entire HVAC system, unit-by-unit, is working in a few swipes of a screen. A humidity detection feature on smart thermostats alerts management to situations like if a vendor accidentally leaves a window open in a vacant unit.

And this doesn’t just work with new buildings. Smart sensors can keep issues at bay in the ever popular and charming vintage buildings as well. Issues are reported directly to your on-site team so that something like a burst pipe in a unit where a tenant is out of town doesn’t become a major problem.

Smart Sustainability

Sustainability is a big topic for many companies, and smart home tech can help properties reduce their carbon footprint in several ways.

The smart sensors allow properties to collect energy consumption data for the full building— both vacant and occupied units— and track that data over time to determine carbon footprint impact. That data can then be used to adjust to lower impact. Smart thermostats not only provide residents with the ability to directly control the climate in their unit from virtually everywhere, but they are also extremely energy efficient, saving a ton of money and wasted energy.

Smart plugs and smart switches allow residents to automate control of their lighting or other wired appliances. Forget to shut the lights off before you leave? No problem. You can do it from your phone. These options mean less energy is wasted and electric bills are lowered.

Choosing the Right Tech

Though it’s gaining in popularity, smart home technology for multifamily units is not a new concept. Nest debuted over a decade ago Siri has been around for almost as long. Although the market has improved, it’s also become more crowded, making decisions about which systems to invest in a little more convoluted.

Ultimately, the best approach when implementing technology is to select an enterprise-level solution, because piecemeal solutions only add to the complexity of managing a property and require juggling multiple apps. Ideally, the provider would also use a single smart technology platform that allows users to control all smart devices through a single app and dashboard. The provider should also have on-site training for staff and residents months before installation, and offer 24/7 live support.

Property owners should look for a platform that offers robust integration capabilities, including multiple property management systems that can be implemented throughout a portfolio. It’s a good idea to start with a product platform demo and do some research, including gathering feedback or testimonials from the provider’s leading clients.

When selecting a smart technology partner or product brand, important things to consider are:

• How’s the customer service?
• Do they offer on-site training and 24/7 support?
• How easy is it to implement, maintain and use daily?
• Will it integrate seamlessly with existing software, and who will handle those integrations?
• Will this generate income and/or reduce expenses? How will it affect the NOI?

Keeping in mind what matters most to your residents and to your bottom line—access, preservation and sustainability—will set you on a course for success.

©National Association of REALTORS®
Reprinted with permission

The metaverse and the opportunities it brings for virtual reality were among the top real estate technology stories of the year.

The hype at CES, the technology industry’s annual mega-show, always sets the tone for the real estate advancements we expect to see throughout the year. And in 2022, real estate pros were on the hunt for the newest gadgets that could make their business run more smoothly in a remote capacity. This year, the metaverse became another buzzword: What is it and how is it being embraced by the real estate industry?

The top technology articles at REALTOR® Magazine online for 2022 are:

1. The 4 Biggest Trends at CES 2022

Find out what’s shaping the future of technology in the home—plus read up on three bonus business tools for real estate pros.

2. Real Estate in the Metaverse: Is Virtual Property Worth the Cost?

Virtual real estate is the market’s new frontier thanks to the metaverse, so agents and brokers need to know what it means for the industry and how it works.

3. 13 Essentials to Protect Your Most Important Investment

Moved in the last few years? Smart features and a few tried-and-true essentials provide the options you need to protect your new home.

4. CES 2022: Talking Mirrors, Ceiling Faucets and More

Trailblazing products unveiled at this year’s technology mega-show give homeowners more options to express their personality in home design.

5. Instant Home Design, Staging Help

Several technology tools help you call up ideas to quickly reenvision a home’s look inside and out.

©National Association of REALTORS®
Reprinted with permission

The protocol helps DIY smart-home devices talk to one another, even if they’re on different platforms, creating a more seamless experience for the end user.

Creating a recent buzz in the world of “smart home” advancements has been the release of something called Matter, which is defined by its developers as “a protocol to connect compatible devices and systems with one another.” Why is that important? It means that someone operating smart-home tech across multiple ecosystems that don’t usually work together will now have a mediator that can go between the various systems and help them communicate with one another.

Many of the largest manufacturers of smart-home devices, especially in the “do-it-yourself” category you’ll find at the big-box home improvement stores, have begun promoting gear that’s “Matter certified.”

So the obvious question is (pardon the pun): Why does that matter?

What’s a Protocol?

The first thing to understand is that Matter is a protocol. It isn’t a platform or an operating system.

Think about it this way: Let’s say you’ve purchased a smart thermostat from company A and a motion sensor from company B. They work well on their own, but they can’t communicate with each other because they don’t speak the same language.

As a result, when your motion sensor realizes that you’re home, it tries to wake up your thermostat by speaking in its own language to bring the temperature down, but your thermostat speaks another language, so it has no idea what the motion sensor is saying—and nothing happens. As a result, you have to manually change your thermostat once you get home

In comes Matter, which teaches both of the devices a third language so they can communicate with one another. Now, when you come home, the motion sensor realizes you’re in the building; it translates the motion sensor’s signal to the thermostat’s language and, since the thermostat can understand the new signal, it knows what to do.

And because Matter is backed by companies such as Apple, Amazon and Google, it’s likely to have widespread adoption in the future.

The protocol offers manufacturers—and homeowners who DIY their smart-home tech—a solution to the problem of interoperability by providing a way for various devices on a home network to play well with one another.

“If someone has a handful of devices in their home that they’ve installed themselves, then Matter will likely have a positive impact for that consumer,” says Doug Jacobson, Crestron’s senior director of product management for residential solutions.

Matter’s Limitations

There are a few fundamental ways that Matter is limited when it comes to delivering a complete smart-home experience.

“Matter enables devices to speak the same language, but doesn’t dictate the nature of the conversation, nor does it dictate the overall user experience,” says Jacobson. “That’s kind of the point of Matter: Enable more devices to live on a given platform, but don’t specify what that platform can or cannot do.”

And that’s where a protocol such as Matter diverges from a platform such as Crestron Home, for example. Crestron Home provides one completely customizable platform for the end user so that every feature for every device can be customized to the user’s liking. Crestron Home works with indoor and outdoor devices and security systems, all in one platform.

While Matter deals with many types of devices, including lights and thermostats, it currently does not define a protocol for communicating with other critical device types such as security systems, video cameras and audio/video distribution.

And because Matter simply defines the common language that devices use, the actual user experience is left up to the platform. The best experience comes with an interface that’s intuitive and easy to use. Because matter is a protocol focused as a DIY solution, it also lacks Crestron’s network of technicians and installers and tech support.

“A proper smart home operating system provides installers and technology integrators with tools for documenting and troubleshooting. It gives them the ability to rapidly deploy systems, including very large ones. It enables complex interactions between devices. It provides critical failsafe mechanisms,” Jacobson explains.

Still, Matter should be seen as a net positive. It solves a rather large problem in the smart home world, and that’s that devices on different systems don’t talk to each other. Matter provides a bit of the seamlessness a homeowner has come to expect from smart home technology.

“Anything that enables our industry to integrate devices more easily should be considered a win,” says Jacobson, “and it gives consumers a glimpse of the true potential of the connected home. I certainly expect Crestron installations will include Matter devices in the future, and that’s exciting.”

©National Association of REALTORS®
Reprinted with permission

CES 2023 brought product debuts that aim to influence future home design, like an air conditioner disguised as framed artwork. Check out the most-hyped gadgets from the technology industry’s biggest show of the year.

New real estate technologies are vying to influence how the home of the future is designed. That was one of many themes at CES 2023, the tech world’s annual mega show in Las Vegas, where thousands of the latest gadgets and gizmos targeted home, business and everyday life. Here, we round up some of the latest products, which includes several CES 2023 Innovation Award honorees.

‘Cool’ Art

A wall-mounted air conditioner disguised as framed artwork, LG’s ArtCool Gallery(link is external) AC unit has a 27-inch LCD digital picture frame that can display photos of your choosing. This can offer some design pizzazz. ArtCool is also compatible with Google Assistant.

Availability: TBD
Price: TBD

Scent-Infused Showers

Kohler debuted Kohler Sprig(link is external), which adds aromatherapy to an existing showerhead by infusing water with scents and oils. Kohler initially will offer six different scent pods, including lavender, chamomile or eucalyptus.

Availability: spring
Price: $119 for the system; $21 for a six-pack of single-use pods

Color-Changing Fridges

Refrigerators with LED screens on the front panels of the doors isn’t new; but now the doors are getting lit. LG’s MoodUp Refrigerator(link is external) features LED doors that can light up in 190,000 different color combinations. Sync it to music to bring disco night straight to your kitchen.

Availability: TBD
Price: TBD

Hidden Handles

How do you open that? Samsung’s Bespoke(link is external) refrigerator line debuted a side-by-side option with a flat, minimalist design that may leave some guessing. It features “auto open door,” which instantly opens the door with just a touch. The front door panels are available in glass or stainless steel finishes.

Availability: first quarter 2023
Price: TBD

A Door That Welcomes You Home

It’s the smartest door in the neighborhood: The Masonite M-Pwr Smart Door(link is external) includes built-in motion-activated LED welcome lights, smart lock and Ring video doorbell. All features can be controlled remotely. The door connects to the home’s power supply but also has a battery backup to protect against power outages. The door will be available in a variety of styles, colors and finishes, including multiple glass options.

Availability: TBD
Price: $6,500

Reinventing the Bathtub

Kohler’s Stillness Infinity Experience(link is external) brings a Zen-like, multi-sensory bath experience that combines water, lighting, mist, essential oils and soothing sounds. It features water cascading over the top that then recirculates and re-filters after falling into a wooden moat basin below. This souped-up tub debuted in 2022 but will have three new models available for 2023. Prices will range from just under $11,000 to more than $17,000.

Smart Lock Add-On

Smart locks are enabling more homeowners to ditch the keys and gain access to the house via a code. Many CES 2023 debuts continued to showcase that trend, including Lockly’s Flex Touch Pro(link is external). This smart lock offers an added benefit: It doesn’t require you to remove or replace your existing deadbolt, which could be an attractive option for renters or Airbnb owners. It can add a fingerprint reader to an existing lock for gaining access. Also, you can remotely grant or deny access to visitors who arrive at your doorstep.

Availability: spring
Price: $229

Robotic Lawncare

Leave it to an all-weather yard care robot to do the heavy-lifting. Yarbo(link is external) can mow the lawn, clear the snow and blow leaves or debris from the yard. It has three attachments that can be switched off for fulfilling these different yard-care needs. Yarbo uses GPS positioning to determine the yard area and stays within the boundaries. You can monitor the robot’s work from an app. It can handle steep slopes, too.

Availability: TBD
Price: TBD

Touchless Window Shades

Smarten up your existing window coverings. Eve’s MotionBlinds(link is external) upgrade kit can make standard roller shades “smart.” Close or open blinds without getting up via an app or just by using voice commands when connected to a voice assistant. The kit features a USB-C rechargeable motor that reportedly can last up to a year between charges.

Availability: late March
Price: $199

The Family Robot

Robots are always popular at CES, and this home assistant from Enabot may offer a peak into where the technology is heading for the home. Enabot’s EBO X(link is external) is a two-wheeled robot companion that can follow you and offer assistance around your home, including health monitoring, security and entertainment. It includes a 4K camera, two-way communication capabilities and a range of sensors for navigating a space. Ask EBO X to play music, provide security alerts, check up on loved ones from afar or set reminders, such as for taking medication. Sync it with other Alexa-enabled devices for even more home control.

Availability: second quarter 2023
Price: $999

A Wireless TV

Ditch the television cord for good. LG showed off the M3 OLED smart TV(link is external) that can stream content wirelessly. This may allow more freedom to place a TV anywhere, without the mess of plugs following behind. LG also showed off its OLED T prototype, a completely transparent screen you can stick your hand through. The TV dissolves into the background when not turned on and could show the future of TV design.

Availability: TBD
Price: TBD

©National Association of REALTORS®
Reprinted with permission