Landlord concessions and tenant improvement allowances (TIAs) have been on the uptick over the last few years. Remote and hybrid work trends have led to higher competition for office tenants, and as a result, many landlords are offering longer periods of free rent and higher tenant improvement allowances. Some major markets, particularly New York City, are seeing more of this than others, but improvement allowances and concessions are up across the country. Negotiating these deals has become a critical part of the leasing process for landlords, who need to balance filling office space and keeping property cash flowing. 

Tenant improvement allowances, also sometimes referred to as a fit-out or build-out allowance, are usually negotiated by landlords and tenants during a lease transaction. A credit is given to the tenant for improvements to the space leased and can go toward things like walling, flooring, HVAC, electrical costs, and plumbing. Things that may not be covered under a TIA could be things like furniture, electronics, and any moving costs. These allowances are often calculated based on an allowance per square foot, for example, a TIA could be calculated at $10 per rentable square foot, which in a 15,000-square-foot space, could mean a $150,000 allowance. TIAs aren’t expected to be returned to the landlord, but most landlords look to recoup the cost of the allowance by adding a portion of the TIA in the base rent or extending the length of the lease. 

In Manhattan, the country’s largest office market and a city that’s often looked at as a barometer for the entire nation, flight-to-quality has been a much-talked-about trend. But while it’s true that office tenants are flocking to newer buildings with the most high-end amenities, they’re being given a lot of incentive to do so. Office tenants signing leases of at least 20,000 square feet and at least seven years at Class A buildings in Manhattan have been getting an average of 24 percent of their total rent as concessions, which includes free rent and TIAs, since 2020, according to Avison Young. “Quite frankly, I don’t see that number going down over the next several quarters,” said Avison Young’s Danny Mangru. Pre-pandemic, tenants in Manhattan’s office market received an average of 16.7 percent of their total rent as concessions, including free rent and TIAs, throughout their lease term. Trophy office tenants had the largest packages, at 17.2 percent of their total rent. Now, concession values have jumped across all building types, averaging 21.3 percent. 

The sharp uptick in TIAs isn’t just limited to New York City. Higher figures are also being seen in major markets including Atlanta, Boston, Chicago, Los Angeles, San Francisco, and Washington, D.C., markets that all experienced jumps in TIAs and free rent periods since 2019, according to Avison Young data. While average TIAs were $128 per square foot in Manhattan between January and June of this year, figures were even higher in San Francisco and Washington, D.C., where TIAs averaged $135 per square foot in both cities. In Texas, many companies are choosing to sign longer leases in order to receive bigger TIAs. With steep construction costs continuing to stick around, agreeing to longer lease terms for a bigger TIA package makes sense for both landlords and tenants. 

These latest numbers show an overall tenant-favorable office market that may continue for some time. “Three years now we’ve definitely seen a year-over-year decline in rents and a year-over-year increase in what tenants require,” said Chris Okada, CEO of New York City-based commercial real estate firm Okada & Co. “So playing the lowest rent on the block game really doesn’t separate you anymore, because everyone’s playing that game.” In New York, Okada has seen the size of TIAs quadruple since 2020, with averages going from about six months of free rent to the equivalent of almost two years of free rent. The high TIAs can vary widely not just by neighborhood, but even block by block, as his firm has seen. “I think it’s a, ‘this is what we know we can get’ scenario,” Okada said. Tenants that are paying top dollar in rent know they have a lot of options. “Why wouldn’t you do that?” he said. “They just want a good deal.”

See also

But Okada isn’t worried about high TIAs. He sees the uptick in recent years as a cyclical occurrence that has historic precedence. “We’ve been here before,” he said, pointing to office occupancy reaching anywhere between 16 to 18 percent over the last few decades during economic downturns, from the time period of the Great Recession, the dot-com bubble in the late 90s, after 9/11, and in the early 1990s. “People in business for more than 20 years have seen this before numerous times and know rents can recover quickly and double,” Okada said. He also isn’t worried about the state of the office going forward, given the significant shift to remote and hybrid work. “There’s always a new wave of space users that come in and take up more square footage, it happens every single economic cycle,” he said. “Maybe it will be AI companies next?” That prediction could very well turn out to be true. After all, AI companies looking to lease space in the beleaguered San Francisco office market have been a beacon of hope for the city’s real estate industry.

In today’s office environment, tenants tend to have a lot more options to choose from and a lot of incentives to sign a lease. TIAs and rent concessions are on the rise in major markets around the country, and while getting free rent and a hefty sum to build out a space is definitely favorable to an office tenant, by getting a longer lease term in exchange, landlords can have the assurance of cash flow for their property. Higher TIAs and rent concessions are expected to continue for the foreseeable future by many in the industry, especially as office occupancy has been slow to improve over the last several months. But as history has shown, burgeoning industries that are less impacted by economic conditions, like the AI industry, could help turn office markets around and turn the tide on higher TIAs and concessions.

The post Tenant Enchancment Allowances Soar, as Landlords Scramble To Fill House appeared first on DAILY SAN FRANCISCO BAY NEWS.

4. Repair roofs​

Remove branches and other debris that collect on roofs, Graham recommends. Repair or replace loose shingles and deteriorating flashing seals around vents and chimneys to keep out water. If you have a flat roof, patch cracked or blistered seams. DIYers should be cautious about getting up on the roof and take safety precautions. You may want to hire a handyman to repair a few shingles or a roofer for larger sections.​

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Where no disclosed claims or counterclaims exceed $25,000, the dispute shall be resolved by the submission of documents only/desk arbitration pursuant to AAA Consumer Arbitration Rule 29 (or the then-applicable AAA Consumer Arbitration Rule governing documents-only arbitration procedures).  Either party may file dispositive motions in arbitration, including without limitation a motion to dismiss and/or a motion for summary judgment, and the arbitrator will apply the standards governing such motions under the Federal Rules of Civil Procedure.  The arbitrator, and not any federal, state, or local court or agency, shall have exclusive authority to resolve all disputes arising out of or relating to the interpretation, applicability, enforceability, or formation of this arbitration agreement, the Terms, or the u003ca hrefu003d”https://www.ancestry.com/cs/legal/privacystatement”u003eAncestry Privacy Statementu003c/au003e, including but not limited to any claim that all or any part of this arbitration agreement, the Terms or Privacy Statement is void or voidable, whether a claim is subject to arbitration, or the question of waiver by litigation conduct. 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Don’t overlook skylights. Have a professional check for deteriorating seals on the roof and inside your home that may need patching, Graham advises.​

5. Do a sweep of fireplaces and stoves​

Clean chimneys before winter to ensure the flue isn’t blocked, soot hasn’t accumulated and the brick-and-mortar joints aren’t leaking water or fumes, Wessling says. Check that a gas stove burns properly and is free of carbon buildup, he adds. DIYers should make sure to use a non-combustible sealant. A professional chimney sweep may cost $130 to $380. Look for one through the Chimney Safety Institute of America.​

6. Tackle yardwork​

David Burton/Getty Images

Clearing tree limbs and other vegetation from steps, walkways and yards may help prevent falls and wildfires. Studies by Michigan State University and Purdue University recommend mowing leaves without the bag, instead of raking, because the smaller leaf pieces decompose more quickly. Remove tree limbs close to your home or a power line. Prune trees overhanging the roof or if you live where winter storms can topple trees onto your home.​

This is the season when your lawnmower needs a bit of TLC too. Any fuel inside the engine will decompose during winter, which may make it difficult to start next spring. Mower maker John Deere recommends cleaning the machine, lubricating it and following the manual for tire pressure in colder temperatures. If you use a fuel stabilizer, fill the tank; otherwise, run the engine to empty it. Store the mower in a dry place or outside covered by waterproof material.​

7. Drain exterior water​

Water left in pipes and garden hoses can freeze, causing them to burst. Disconnect, drain and store hoses. Wessling also recommends turning off outside water at the surface valve and draining any water remaining in the faucets. If you have a lawn irrigation system, have your sprinkler service drain it for $50 to $200 to avoid leaks or damage from freezing.​

8. Put swimming pools to bed​

Not properly preparing a pool for winter can cause major damage. First, remove all pool accessories. If you have an inflatable pool, disconnect the water source and pump, empty it, deflate it and let it dry completely before storing it in a dry place. For a hard-sided, above-ground pool, follow the instructions of the winterization kit you’ll need to buy. ​

For an in-ground pool, clean it, adjust the water chemistry, lower the water level to 6 to 12 inches below the skimmer (a filter on the side of pools). Drain the filters, pump and heater (you may not need to drain if you live in a warmer climate) and store them indoors. Cover the pool securely. ​

The post 13 Fall Residence Enchancment Initiatives that Pay Off in Winter​ appeared first on DAILY SAN FRANCISCO BAY NEWS.

4. Repair roofs​

Remove branches and other debris that collect on roofs, Graham recommends. Repair or replace loose shingles and deteriorating flashing seals around vents and chimneys to keep out water. If you have a flat roof, patch cracked or blistered seams. DIYers should be cautious about getting up on the roof and take safety precautions. You may want to hire a handyman to repair a few shingles or a roofer for larger sections.​

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Don’t overlook skylights. Have a professional check for deteriorating seals on the roof and inside your home that may need patching, Graham advises.​

5. Do a sweep of fireplaces and stoves

Clean chimneys before winter to ensure the flue isn’t blocked, soot hasn’t accumulated and the brick-and-mortar joints aren’t leaking water or fumes, Wessling says. Check that a gas stove burns properly and is free of carbon buildup, he adds. DIYers should make sure to use a non-combustible sealant. A professional chimney sweep may cost $130 to $380. Look for one through the Chimney Safety Institute of America.​

6. Tackle yardwork​

David Burton/Getty Images

Clearing tree limbs and other vegetation from steps, walkways and yards may help prevent falls and wildfires. Studies by Michigan State University and Purdue University recommend mowing leaves without the bag, instead of raking, because the smaller leaf pieces decompose more quickly. Remove tree limbs close to your home or a power line. Prune trees overhanging the roof or if you live where winter storms can topple trees onto your home.​

This is the season when your lawnmower needs a bit of TLC too. Any fuel inside the engine will decompose during winter, which may make it difficult to start next spring. Mower maker John Deere recommends cleaning the machine, lubricating it and following the manual for tire pressure in colder temperatures. If you use a fuel stabilizer, fill the tank; otherwise, run the engine to empty it. Store the mower in a dry place or outside covered by waterproof material.​

7. Drain exterior water​

Water left in pipes and garden hoses can freeze, causing them to burst. Disconnect, drain and store hoses. Wessling also recommends turning off outside water at the surface valve and draining any water remaining in the faucets. If you have a lawn irrigation system, have your sprinkler service drain it for $50 to $200 to avoid leaks or damage from freezing.​

8. Put swimming pools to bed

Not properly preparing a pool for winter can cause major damage. First, remove all pool accessories. If you have an inflatable pool, disconnect the water source and pump, empty it, deflate it and let it dry completely before storing it in a dry place. For a hard-sided, above-ground pool, follow the instructions of the winterization kit you’ll need to buy.​

For an in-ground pool, clean it, adjust the water chemistry, lower the water level to 6 to 12 inches below the skimmer (a filter on the side of pools). Drain the filters, pump and heater (you may not need to drain if you live in a warmer climate) and store them indoors. Cover the pool securely.​

The post 13 Fall Residence Enchancment Tasks that Pay Off in Winter​ appeared first on DAILY SAN FRANCISCO BAY NEWS.

SAN FRANCISCO (KGO) — Home improvements, especially the do-it-yourself kind, are really booming these days. Stuck at home, we are all noticing the jobs, big and small, that need to be done. But do you have the skills?

You could hire a handyperson to take care of them, but during these coronavirus times, you might not feel like having an extra person coming into your home. So here is an alternative: a video handyperson.

Fixer.com offers in-home handyperson service in Chicago and a virtual handyperson service everywhere.

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CEO Mike Evans has faith in your abilities, telling me, “We say homeowners can do more than they think they can do, and with a screwdriver and a coach they can work through just about any task in their home.”

Mike says the video service gets a lot of calls about hanging something on a wall or taking something off a wall.

So I go along on a virtual visit and meet these two: “Hi my name is Siri. Hey, I am Eric,” Siri Vemuri and Eric Christophels introduce themselves.

These two want to do both: take something down and put something up.

“We want to replace the existing curtain rod with a new one that we bought and we have a couple of questions about that process,” they say.

Paul Poweziak is Fixer’s lead trainer and is going to help get the curtain rod replaced.

RELATED: Fix it or throw it? The top goods and gadgets we tried to fix ourselves last year

“Removing your old drapes should be pretty straightforward,” he tells them via a video streaming session. “Do you guys have a ladder on site?”

Eric says, “Yes.”

Siri says, “We have a ladder and a bar stool,” then adds jokingly, “Is that code?”

John seems concerned.

The project moves forward with Eric taking down the curtain, then, following John’s instructions, takes down one of the old brackets and compares it to the new.

The bracket holes are nearly identical. John says this is good, but Siri is concerned because the bracket is shorter and the second screw hole is only a half-hole.

John tells her, “I think they were trying to save money on materials, but it is equally as secure.”

Siri asks, “I didn’t actually buy a cheapo?”

“No, I think it will be all right,” says John.

John continues giving tips and ideas, while Eric and Siri follow his advice, asking questions along the way.

RELATED: Here’s how to make your own air conditioner for $8

Siri gets up the ladder, but the ladder is facing the wrong direction. John is concerned.

“I am getting a little nervous with Siri up on the ladder. Just because typically when you are on a ladder you should be working in front of yourself and not working sideways or at an angle,” he says. “It’s making me nervous.”

Siri replies, “I am standing on a ladder wrong?” She turns the ladder around and goes back up.

Now Eric brings two screws, one from the old bracket the other from the new, up close to the laptop camera so John can see the difference. They look nearly identical.

John tells them it is fine to use the new ones, then asks Siri, “Do you feel safer on the ladder?”

There is a long pause. “Sure,” says Siri.

The two outside curtain brackets are installed, the drapes go up, are level and look great. Like a pro did the job.

The middle bracket is removed, leaving anchors in the wall.

Eric asks, “If we decide to take them out is there a trick to getting them out?”

“Put in screws,” John says, “but not far enough in, to open the anchor. Then grab that screw with pliers.”

Eric goes up the ladder to try that out and it works perfectly.

“Look at that,” says Siri.

“It was super easy,” says Eric.

“Look at that magic,” Siri exclaims.

So how much does this virtual service cost? Nothing for the first 5 minutes then $15 dollars for each additional 15 minutes.

Take a look at more stories by Michael Finney and 7 On Your Side.

Copyright © 2022 KGO-TV. All rights reserved.

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Shareholder voting is viewed as fundamental to keeping boards and managements accountable, and, every year, billions of shares are voted at thousands of shareholder meetings of public companies. However, it is widely recognized that the current system of share ownership and intermediaries is a byzantine one that accreted over time and certainly would not be the system anyone would create if starting from scratch. There is also a broad agreement that the current system of “proxy plumbing” is inefficient, opaque and, all too often, inaccurate. As the SEC’s Investor Advisory Committee has observed, under the current system, shareholders “cannot determine if their votes were cast as they intended; issuers cannot rapidly determine the outcome of close votes; and the legitimacy of corporate elections, which depend on accurate, reliable, and transparent vote counts, has been called into doubt.” Nevertheless, while the IAC and others have made recommendations for action to the SEC, nothing has yet been done or proposed, and the topic of proxy plumbing has been relegated to the SEC’s long-term agenda. (See this PubCo post.) Now, however, some aspects of the problem may be addressed through private ordering. Broadridge Financial Solutions, which provides services related to the proxy voting process, including vote tabulation, has announced that “it will provide end-to-end proxy vote confirmation this year to all shareholders in the annual meetings of the 2,000+ US public companies whose votes it tabulates.”

What is end-to-end proxy vote confirmation? As described yesterday at the Northwestern Securities Regulation Institute by Keir Gumbs, Chief Legal Officer at Broadridge, vote confirmation is essentially a communication back to shareholders that their brokers received their vote instructions, those instructions have been “translated” into votes that were cast and included in the vote tally as instructed.

To say that there doesn’t seem to be a lot of confidence in the accuracy of the vote count would be an understatement. Shareholders tend to assume their shares have been voted, but that may not really be the case. As a basic matter, you would think that shareholders should have the ability to see through the chain of intermediaries to confirm that their shares have been voted as directed, but it’s often difficult or impossible for them to do so. While vote confirmation would certainly not resolve all of the issues arising out of the proxy plumbing morass, it would certainly mean a step forward. Hopefully, Broadridge’s new confirmation process will do the trick.

Broadridge said that its “enhancements to the proxy voting process were developed in conjunction with an industry Working Group led by the Society for Corporate Governance and the Council of Institutional Investors, and involving representatives of custodian banks, broker-dealers, issuers, institutional investors, other proxy tabulators, transfer agents, and the proxy services provider community.” This Working Group has committed to provide vote confirmation for meetings of shareholders of all Fortune 500 companies. Expanding on that commitment, Broadridge’s announcement indicates that it expects to provide vote confirmation to the shareholders of more than 2,000 companies—those companies for which it is acting as tabulator—for annual meetings in 2022.

Broadridge’s new protocols also include a “pilot of the mechanics of early-stage voting entitlement reconciliation,” which “ensures that any discrepancies between the records held by tabulators and those of banks and brokers will be addressed well in advance of a shareholder meeting, so that every share that is duly held and cast will be included in the final vote tally. The pilot will test and refine the new reconciliation protocols across 20 annual meetings of the Fortune 500.”

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The Mission Street to Lombard Street project will create San Francisco’s first express bus system with dedicated bus lanes, improved boarding, and technology to keep buses moving. It will also replace a 100 year old aqueduct and sewer.

Businesses along the two-mile stretch of San Francisco have long had a different name for Van Ness Avenue.

“It’s a mess,” said Farzin Kaveh, owner of Audio Symphony.

The chaos also caught the attention of the 19-member San Francisco civil jury.

RELATED: SF’s Van Ness Improvement Project is referred to by some as the “Van Mess”

“With 5-6 years of construction, you can imagine that many of us, including our friends and acquaintances, have asked why Van Ness is taking so long,” said Simone Manganelli, juror and chairman of the Van Ness Investigation Civil Grand Jury.

The recent Civil Grand Jury report found that the cost of the project rose to $ 346 million, which is $ 37 million over budget. This bus service is also scheduled to begin in 2022, three years later than promised.

The city said the delays were due to unexpected findings beneath the surface of Van Ness, but the jury found that the SFMTA could have reduced delays and cost overruns if it had done more before construction began.

“In terms of the design, planning, contracting and pre-building process,” said Manganelli.

The Civil Grand Jury found deficiencies on both the city side and the contractor’s side.

On the municipal side, the jury found that the relocation of bus-S-Bahn lines in the middle of the lane made transit times smoother, but led to delays because existing supply facilities such as water and sewage had to be relocated to the roadside.

The jury also found that the city did not conduct any exploration tours.

“Exploratory potholes would have helped them see how different the official supply maps under Van Ness Avenue were compared to reality,” Manganelli said.

RELATED: SF Companies With Losses During Van Ness Construction Project

On the contractor side, the jury noted that Walsh may have cost less upfront, but not in the long run.

“Walsh and the city didn’t work together the way they wanted on this deal,” said Manganelli.

“They all focused on meticulously resolving these issues with delays and schedules rather than trying to innovate and move the project forward,” he continued.

Something that companies suffering from Van Ness haven’t lost. I interviewed Kaveh again in 2019 and today.

“It’s no longer a welcoming area, people avoid it, so as business owners and other businesses, people don’t come here and you can’t blame them,” said Kaveh.

In a statement sent via email, the SFMTA said, “We appreciate the work of the San Francisco Civil Grand Jury on the Van Ness Improvement Project. It raises certain issues that have been identified in previous internal audits and we are actively working to translate the lessons learned from these issues into successful projects across the city. The SFMTA has resolved several claims made by the contractor regarding the issues in the report, including several where the contractor has acknowledged its shortcomings. We regret that the report does not properly reflect the roles and responsibilities of a general contractor for construction management on a construction project as complex as the Van Ness Improvement Project.

Now that the underground work is complete, we are almost on schedule and on budget for the surface component of the project. Our teams apply the lessons learned from the Van Ness Improvement Project to other projects in our SFMTA portfolio – including the successful Geary Rapid Project. The recent pace of construction above ground also reflects the experience of the contractor and we look forward to working with them on a successful final phase of this project. “

Walsh did not respond to the I-Team’s request for comment.

The agencies named in the Grand Jury report have 60 or 90 days to respond. The board of directors will hold a public hearing as soon as these responses are received.

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You could hire a handyman to look after them, but during these coronavirus times you may not feel like an extra person is coming to your home. So here is an alternative: a video cellphone person.

Fixer.com offers in-home cell phone person service in Chicago and virtual cell phone person service anywhere.

RELATED: DIY Backyard Water Park Style Ideas For Your Family This Summer While You Stay Home

Trusting your skills, CEO Mike Evans tells me, “We say homeowners can do more than they think and with a screwdriver and a coach they can do just about any job in their home.”

Mike says the video service receives a lot of calls when it comes to hanging something on a wall or taking something off a wall.

So I make a virtual visit and meet these two: “Hello, my name is Siri. Hey, I’m Eric”, Siri Vemuri and Eric Christophels introduce themselves.

These two want to do both: take something off and put something up.

“We want to replace the existing curtain rod with a new one we bought and we have a couple of questions about the process,” it said.

Paul Poweziak is Fixer’s lead trainer and will help replace the curtain rod.

RELATED: Repairing Or Throwing? The top goods and devices that we wanted to repair ourselves last year

“Removing your old curtains should be pretty easy,” he tells them through a video streaming session. “Do you have a ladder on site?”

Eric says, “Yes.”

Siri says, “We have a ladder and a bar stool,” then jokingly adds, “Is that code?”

John seems concerned.

The project moves forward with Eric pulling down the curtain and then, following John’s instructions, taking down one of the old clamps and comparing it to the new one.

The mounting holes are almost identical. John says that’s good, but Siri is concerned because the bracket is shorter and the second screw hole is only half a hole.

John says to her, “I think you tried to save money on materials, but it’s just as safe.”

Siri asks, “I didn’t actually buy a cheap one?”

“No, I think it’s going to be fine,” says John.

John continues to provide tips and ideas while Eric and Siri follow his advice and ask questions as they go.

RELATED: How to Make Your Own Air Conditioner for $ 8

Siri goes up the ladder, but the ladder is pointing the wrong way. John is concerned.

“I get a little nervous when Siri is on the ladder. Just because you should normally be working on a ladder in front of yourself and not working sideways or at an angle,” he says. “It makes me nervous.”

Siri replies, “I’m wrong on a ladder?” She turns the ladder over and goes back up.

Now Eric brings two screws, one from the old bracket and the other from the new one, close to the laptop camera so John can tell the difference. They look almost identical.

John tells them it’s okay to use the new ones and asks Siri, “Do you feel safer on the ladder?”

There is a long pause. “Sure,” says Siri.

The two outer curtain brackets are installed, the curtains go up, are level and look great. How a professional did the job.

The middle bracket is removed leaving anchors in the wall.

Eric asks, “If we decide to take it out, is there any trick to take it out?”

“Put in screws,” says John, “but not far enough to open the anchor. Then grab that screw with pliers.”

Eric climbs the ladder to try this out and it works perfectly.

“Look at this,” says Siri.

“It was super easy,” says Eric.

“Check out this magic,” exclaims Siri.

How much does this virtual service cost? Nothing for the first 5 minutes, then $ 15 for each additional 15 minutes.

Check out more stories from Michael Finney and 7 On Your Side.

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Smart thermostats are pretty ubiquitous these days, but depending on which one you’re using, you can get a lot more out of heating and cooling your home with relatively simple DIY upgrades. The Flair Smart Vent System is one such upgrade, and while it costs a little upfront to start (each register is $ 79, depending on size), you don’t have to call an HVAC contractor or tear down walls to take advantage of what it offers.

The basics

The Flair system is based on a simple idea: By controlling the air flow through individual rooms, you can more efficiently control where and when you heat and cool. The basic ingredients Flair uses to achieve this are the Smart Vents, which in standard sizes fit into existing floor and wall register slots. The Flair designs are unobtrusive and all of the electronics are housed in the case, which is located under the floor. They can be hard-wired for power supply, but also come with two C-batteries that provide “years” of power before they need to be replaced.

Flair recommends three different approaches to determining how many Smart Vents you will need to complement your existing system: If you have a room that is too cold to cool and too hot to heat, just get yourself a Smart Vent and Flair Puck for that room. If you only have one room that’s under-cooled and under-heated, equip all the other rooms with smart vents and pucks (or Ecobee sensors if you have an Ecobee thermostat, but we’ll get to that later). If your air conditioning is already pretty even but you just want more control and efficiency gains, equip the whole house as a third option.

A puck is required for each room. This is a small round device that includes temperature control and monitoring. The first must be hard-wired to be powered via the included USB cable as it acts as a bridge connecting the Flair system to your home network. All others can be operated with the supplied AAA batteries and are also very energy-efficient thanks to the e-ink display.

Flair works in a number of modes including one that is compatible with any thermostat where you simply set the temperature for each room. The associated ventilation openings are opened or closed depending on whether the temperature in this room is the same. It can also work directly with Ecobee and Honeywell smart thermostats to get a much smarter mode in which they receive or send the temperature to the smart unit and coordinate their open / close status depending on it. Google has changed the Nest API, so Flair is working to support similar functionality on Nest systems in the future. Currently, however, it works the same with Nest installations as it does with “dumb” thermostats.

Design and functions

Credit: flair

Flair’s Smart Vents themselves are attractive, well-made hardware. The ventilation covers themselves are made of metal and have an attractive grill design that matches most decors. All you know is what might be a problem for dark floors, but you are definitely a step further than your average register. On one side they have an LED strip of light that is used during setup to identify which is which, and underneath are the battery case, slats, and motors that control their opening and closing status.

As already mentioned, the Smart Vents can be assigned to a puck, which gives them the information about the ambient temperature as well as the target temperature in order to open or close them. You can also use an Ecobee sensor to receive your marching orders if they are set up for software integration with an Ecobee system. I installed my test devices and tried them out first with the Flair app, which provides the Ecobee with target temperature information, but then toggled it so that the Ecobee found the desired temperature, and all Flair units inherited this information and their open / close status determined accordingly.

At first, I found the Flair app a little intimidating just because it has a lot of information and some level of logic for the initial setup with a multi-vent system. But once I got the Ecobee integration up and running, the whole Flair system just worked – and worked like magic.

In this configuration, you don’t even have to think about the air vents being smart. They just do whatever it takes to even out the temperature and keep the heating and cooling routine smart. It made an impressive difference in the amount of airflow circulating around my nearly 100 year old house – and my setup isn’t exactly ideal as there are some non-standard, larger registers that can’t be flavored just yet.

The pucks themselves are well designed, with magnetic, clip-on, and screw-in installation options, and legible, low-power e-ink displays. Their bezel rotates for temperature control and they can also be moved out of sight if you really just want to use them as remote sensors.

Bottom line

You might think that having an open or closed register doesn’t have a huge impact on the effectiveness of a house-wide HVAC system, but in my experience the before and after of Flair was dramatically different. I mainly started with one problem point (the master bedroom) and after that the temperature was reached much faster, both in heating and cooling modes.

Even if you find that your central air and heating are already pretty effective, Flair seems like a smart upgrade that offers permanent benefits in terms of consistency and energy efficiency. In addition, when using Flair as a controller, you can set different target temperatures for different rooms based on the individual preferences of the occupants.

Real-zone HVAC systems can cost thousands – especially when replacing existing plumbing in walls. The Flair solution is much cheaper in comparison and delivers effective results with a DIY installation that only takes a few minutes to set up.

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