Homeowners, as well as condominium and apartment managers, have any number of important tasks to fulfill, most of which can be grouped under the broad umbrella of keeping the property owners (in some cases, themselves) happy. This goal can be attained by enhancing the living environment; reducing the cost of maintaining the living environment; and maintaining, if not increasing the value of their units. Electric illumination plays a major role in any living situation, especially because so much of that living is done at night. Without lighting, the living environment becomes threatening, which can produce a significantly negative impact on the quality of life and asset value. No one would ever seriously suggest turning off all the lights at night, of course. Nonetheless, something akin to such a suggestion is not only made, but all too often acted upon. Lighting is a complex issue that frequently is treated in a dangerously simplistic manner in order to achieve only one of the three objectives indicated above: reducing the cost of maintaining the living environment. In the rush to reduce energy consumption, and thus lower O&M costs, those in charge frequently make the assumption that light is light. As a result, they also assume, the changes made to save energy will not cause any negative fallout, because the amount of light provided after the change is made will be more or less the same as the amount currently available, except it will cost less. But light is not light. Any number of quality issues are involved and - when they go unconsidered - whatever savings are achieved through energy conservation can be lost, and then some. In fact, compromised lighting quality can result in elevated O&M costs, a less attractive and secure living environment, and a lower asset value. And even if the worst does not come to pass; even if O&M costs stay flat, and neither the living environment nor asset value is eroded, the fact is that extremely valuable opportunities to improve lighting quality would go unrealized and, as a consequence, the triumvirate of key goals would go unattained. Using lighting to reduce crime and legal ramifications Case histories verify what common sense alone says should be so: Better lighting lowers the risk of vandalism, break-ins, and assaults. A well-illuminated outdoor area immediately conveys the message that "It's safe here," making residents feel more secure while enhancing curbside appeal (i.e., higher resale value or more valuable rentals, which also contribute to better asset value). Good lighting also permits pedestrians to see suspicious people sooner and easier, allowing them to take appropriate evasive or defensive action. And, that being the case, those up to no good look elsewhere for victims, which is why better lighting is said to "displace" criminal activity. When the risk of incidents is lowered, so too is the possibility of claims, lawsuits, litigation, and negative publicity, all of which can lower quality of life and resale values. And when you lower risks, you should be able to convince an insurance company to lower its liability insurance premiums, in some cases by an amount that can easily translate into a 100 percent (or more) energy cost savings. Using lighting to reduce accidents When designed properly, security lighting improvements reduce vehicle/vehicle and vehicle/pedestrian accidents and allow residents to spot slipping/tripping hazards, including steps, patches of ice or ponded water, twigs, leaves, and branches. Thus, lighting truly can enhance both safety and security when it is designed specifically to do so. Using lighting to accent beauty The beauty of buildings and grounds can also be enhanced significantly with lighting. For example, a city such as Washington, DC is far more impressive at night than during the day. On a canvas of darkness, lighting becomes much like an artist's paint, illuminating only that which the artist wishes to accent in a manner most befitting the situation. On properties, the lighting that beautifies also provides safety and security. Again, the value of reduced risk and lower insurance premiums can easily offset the cost of the benefit. Using indoor lighting Lighting can also help in indoor common areas. Likewise, good lighting offers the same benefits in storage areas of all types, because it provides the ability to view objects more clearly and with fewer misidentifications. The benefits described previously are not hypothetical. Rather, the data is derived from a number of case histories involving multifamily residential, commercial, industrial and other documented case history situations. In almost all the cases, the benefits of lighting have been attained through lighting system improvements that have lowered - not increased - the cost of lighting system operation and maintenance, because the opportunity to lower O&M costs was used as an opportunity to upgrade the lighting system in terms of quality as well. And because quality has almost everything to do with design as opposed to hardware, the cost of the equipment, materials, and installation associated with could be a somewhat inferior upgrade would likely be exactly the same or possible even less than the cost of the hardware, equipment, and installation associated with what the National Lighting Bureau calls High-Benefit Lighting". Established in 1976, the National Lighting Bureau is an excellent source of lighting information. The nonprofit group is sponsored by professional societies, trade associations, credentialing organizations, manufacturers, and federal government agencies. Its mission is to help owners, managers, and other decision-makers use high-efficiency lighting wisely by deriving the maximum benefit from its application. If a situation calls for more lighting and more energy consumption than before, so be it. Such expenditures can - and generally must - be shown to produce a positive effect that goes far beyond whatever cost may be involved. For more information, contact the National Lighting Bureau directly through the NLB Communications Office at 8811 Colesville Rd., Suite G106, Silver Spring, MD 20910; tel. 301/587-9572, fax 301/589-2017, or e-mail info@nlb.org. John Philip Bachner is the author of McGraw-Hill's The Guide to Practical Property Management. He served as Executive Vice President of the Property Management Association from 1973 through 1996 and, since 1977, has also served as communications Director of the National Lighting Bureau.