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conducted with all of the executives. Each respondent was asked a series of open-ended questions about a variety of topics of relevance to the multifamily property management industry, including several exploring perceptions about sustainability initiatives. Respondents were specifically asked to describe the extent to which their firms promoted sustainability initiatives during the business development process, the advantages their clients hoped toachieve, and any barriers to such initiatives. The nature of the research warranted the use of open-ended questions to allow business elites to fully articulate their ideas and guide the flow of the interview in a conversational manner (Aberbach and Rockman 2002; Mikecz 2012). Any questions that proved ambiguous to the respondents could also be addressed by the research team in this setting (De Wit 1996).
6.Results and discussion
The informationdemonstrates that 60 % of respondents are using sustainability as a business development strategy in some way. Approximately 16 % of the firms in the sample promote basic water conservation, energy efficient lighting, and recycling initiatives; 12 % actively brand and market their sustainability efforts to tenants; 16 % provide sustainability recommendations and advisory services to their clients on a consistent basis; and 16 % conduct comprehensive environmental evaluations of all properties under management as a matter of course. The remaining 40 % of the firms in the sample are not promoting sustainability as a business development strategy.
While over half of the companies are doing something within the sustainability initiative arena, 40 % of companies are not participating. This is interesting because many of these companies, both participators and non-participators, manage thesame types of properties, on behalf of the same types of clients, in the same geographic areas. This suggests there is at least some disagreement as to the benefits that can be derived from sustainability initiatives. The firms in the sample are acting on this perceptual differences in significant ways, as several have relatively strong sustainability consulting capabilities in place.
7.Conclusions, limitations, and recommendations
The purpose of this study is to explore whether large third-party property managers are utilizing sustainability as a business development strategy; and if so, to identify the various initiatives being implemented. The results suggest a majority of the third-party property managers represented in the sample are leveraging sustainability to win business. However, significant variability exists in the strategies adopted. Initiatives adopted by the firms in the sample fall on a continuum from rather basic efforts to encourage resource conservation and recycling to much more expansive endeavors involving comprehensive environmental audits of all properties under management.
With 40 % of respondents not promoting sustainability as a means of procuring business and varying ranges of initiatives, it is clear that barriers persist in the pursuit of sustainable initiative implementations. Various barriers to environmentally-friendly business practices seen throughout the housing industry extend to the market for third-party property management services. These include concerns about implementation costs, skepticism regarding consumer demand, and lack of clear definitions and communicative frameworks. However, reluctance to embrace new technologies was not seen as a barrier in this study; which suggests that this barriers does not extend to the market for third-party property management services. Furthermore, inefficient lease structures are seen as a unique barrier to sustainability initiatives within the third-party property management sector as illustrated in this study.
A limitation of this study is that there were voluntary study participants sharing their views on sustainability within their firm and the third party property management industry. Another limitation is that the findings can only be generalized to the largest firms in the country. Additionally, property management practices are rapidly evolving in response to market demand so the information in this study can become obsolete in a relatively short period of time. Lastly, this study focuses strictly on third party property management companies which have limited ability to implement sustainability initiatives in light of property owner desires.
This study suggests there is at least some disagreement as to the benefits that can be derived from sustainability initiatives. In order to address the information gap within the property management industry, education and training are recommended. Introducing sustainability into the housing curriculum within institutions of higher education can be one way to educate the future property management workforce (Parrott and Emmel 2001). Another way to educate property managers to more successfully ascertain and consider innovation information is to establish procedures, norms, and appropriate staff (Toole 1998). As Toole (1998) notes that employees in the housing industry need to be just as knowledgeable about new products as existing products, the research team offers that this can be adapted to the multifamily property management sector so that their business development strategy includes information on sustainable initiatives. This can be done by training employees on various sustainability initiatives which can empower them.
Continuing to refine the term ‘‘sustainability’’ as it relates to the third party property management industry will be helpful, as it appears to have different meanings in the thirdparty property management industry. This may be problematic because owners and tenants do not necessarily know what they get when they work with a property management firm. Greater clarity and consistency is needed to address this information asymmetry. It is recommended that trade organizations participate in the development of a universal checklist to make the transfer of information easier to manage.Furthermore, lifecycle valuation assessment (LCVA) can be incorporated into this universal checklist to assist firms with understanding sustainability initiative cost and benefit implications through a full building lifecycle (Epstein and Roy 2003). This can help managers measure future as well as day to day performance (Epstein and Roy 2003).
Serious attention should be devoted to exploring residential lease structures that better incentivize property owners for investing in sustainable design and programming. This can perhaps be accomplished by creating avenues for information sharing between propertyowners and managers to create a more integrated approach. Additionally, summoning trade organization participation in the development of a new
standardized lease structure can be helpful to make the transfer to this new structure easier.
In conclusion, the results of this study demonstrate the need for research examining best practices in sustainable property management that can be adopted by a wide variety of firms to improve the financial performance of the assets they operate, while simultaneously encouraging resource conservation and the responsible use of land. Creating and disseminating this type of information is anticipated to help the multifamily housing industry move to the forefront of sustainability.
中文译文：
促进美国多户型住宅物业管理行业的可持续发展
摘要在经济和社会力量的影响下，整个美国都在致力于促进房地产业环境的可持续发展。这一趋势在学术文献中引起了相当多的关注，但可持续发展的重要性对在房地产市场多户型住宅领域运作的第三方物业管理公司来说，却知之甚少。对于那些致力于可持续发展的人来说，一个重要的问题是整个住房行业普遍观察到的环保商业行为的障碍是否会延伸到第三方物业管理服务市场。第二个具有同等重要性的问题集中在第三方物业管理公司在争取新客户或保留现有客户的努力中实际采用了哪些可持续性措施上。本文提出的定性分析是作者首次探索第三方物业管理公司对可持续性的看法，试图解决上述问题。这项研究的结果支持两个主要结论。首先，多户型住宅行业的大型第三方物业管理公司正在日益促进可持续发展。尽管如此，人们仍然认为存在很多障碍，可能会阻未来降低租赁住房存量对环境影响的努力。其次，由于管理的物业类型和业主特征，一些物业公司可能会比其他公司更适合利用可持续性措施。
关键词：商业战略，环境可持续性，绿色建筑，多户型住宅，物业管理 1.引言
在经济和社会力量的影响下，整个美国都在致力于促进房地产业环境的可持
续发展（以下称“可持续性”）。这一趋势在学术文献中引起了相当多的关注，但可持续发展的重要性对在房地产市场多户型住宅领域运作的第三方物业管理公司来说，却知之甚少。第三方物业管理公司，是指那些积极参与公寓社区的费用管理，没有公寓的所有权权益，通过提供广泛的服务对他们的业主起到咨询作用的公司。这些服务可以包括市场营销、租赁、预算、维护和修理、人员配置、房地产政策和程序、资本改进、租金收缴、账单支付、租金费率的建立以及居民关系。现有研究中的这一空白值得关注，因为这些公司管理着全国数百万的公寓单位，并且这个数字还在继续增长。美国目前有1,970万套公寓住宅，代表着1.3万亿美元的经济，到2023年底，可能会新增500万套住房（国家多户型住房协会，2015）。因此，如果第三方物业管理公司在管理决策时有这样的能力、自主性和倾向性，则有利于减少租赁住房的环境影响。
对于那些致力于可持续发展的人来说，一个重要的问题是整个住房行业普遍观察到的环保商业行为的障碍是否会延伸到第三方物业管理服务市场。值得关注的事例包括不愿接受新技术，对实施成本的担忧，对消费者需求的怀疑，以及缺乏明确的定义和沟通框架。第二个具有同等重要性的问题集中在第三方物业管理公司在争取新客户或保留现有客户的努力中实际采用了哪些可持续性措施上。更深入地了解这些措施，预计将有助于阐明：可持续发展议程是被视为提高多户型住宅物业运营效率的有效途径，还是仅仅被当作满足房地产业主的企业社会责任承诺的一种手段。
本文提出的定性分析是作者首次探索第三方物业管理公司对可持续性的看法，试图解决上述问题。为完成任务，与多户型住宅行业中一些最著名公司的高管进行了一系列半结构化访谈。要求参与研究的人员评估可持续发展对其客户的重要性，以及确定目前在业务发展过程中使用的任何有别于竞争对手的可持续管理做法。
本文首先讨论了物业管理公司在促进可持续性方面的作用。其次，对在住房和房屋租赁行业实施可持续性举措中所遇到的一致障碍进行了审查。然后，概述了用于检查企业在业务发展过程中促进可持续性的数据和方法。接下来，总结了访谈结果以及对这些结果的分析。最后，本文总结了本研究的主要结论、研究局限以及有待进一步分析的问题。