My 2026 renewals landed 18% higher across a 92-unit mix in Columbus and Tulsa, and county reassessments added about 10% to taxes, pulling my stabilized cap on cost down from 6.4% to 5.7%… Are you revising pro formas to assume 6–8% expense growth and targeting DSCR buffers >1.35, or leaning into higher deductibles, RUBS, and energy retrofits to protect ROI this year?
I’m modeling 7% OpEx and a 1.4x DSCR floor, but the best near‑term win was unit leak sensors with auto‑shutoff — claims dropped and our carrier knocked about 5% off the property premium, better than cranking deductibles. On taxes, a Franklin County BOR appeal with a comp‑based appraisal cut assessed value about 6% last cycle; if you’re leaning “energy retrofits,” DSIRE’s a quick rebate check: https://www.dsireusa.org — who hit you with the 18%?
On a 96‑unit in Tulsa last quarter, we cut a +18% renewal to +9% by doing a broker‑led “SOV scrub” and COPE refresh — right‑sizing TIV, carving out paving/fences from building limits, and uploading roof‑age certs. If your 2026 bump mirrors that 18%, have you asked the broker to re‑underwrite the schedule before you tweak that 1.35+ DSCR buffer? Won’t fix ugly loss runs, but it moved the needle for us.