What To Do When Drought Affects Property Landscaping: A Guide for Beginner Real Estate Investors
As a beginner real estate investor, you’re likely focused on purchase prices, rental yields, and property appreciation. However, understanding how external factors like climate can impact your assets is crucial for long-term success. Droughts, once considered rare events in some regions, are becoming more frequent and severe, and their impact on property landscaping can be significant. This guide will help you understand what measures to take when drought affects your property’s exterior, protecting your investment and maintaining curb appeal.
The Impact of Drought on Your Investment
- Decreased Curb Appeal: A lush, green landscape adds significant value and attraction to a property. Drought-stricken, brown lawns and dying plants can drastically reduce curb appeal, making it harder to attract quality tenants or buyers.
- Increased Water Bills: Attempting to maintain a traditional landscape during a drought can lead to exorbitant water bills, eating into your profit margins.
- Property Value Depreciation: Long-term neglect of landscaping due to drought can be perceived as an overall lack of maintenance, potentially leading to property value depreciation. The National Association of REALTORS® (NAR) consistently highlights the importance of curb appeal, with well-maintained landscapes often yielding a 7-15% increase in property value.
- Infrastructure Damage: Dry soil can shrink, leading to foundation cracks in some cases. While less common, extreme drought can contribute to these issues over time.
Proactive Measures When Drought Strikes
Being proactive is key. Here’s what you can do:
1. Understand Local Water Restrictions:
- Before doing anything, be aware of your municipality’s current water conservation mandates. Many areas implement watering schedules, bans on certain watering activities, or even fines for non-compliance during drought periods. Ignorance is not an excuse, and violating these can lead to costly penalties.
- Check your local city or water district website for up-to-date information. For example, California’s Department of Water Resources provides frequent updates on statewide drought conditions and local agency responsibilities.
2. Prioritize Watering Strategically:
- Focus on Essential Plants: If you can’t water everything, prioritize established trees and shrubs, especially those providing shade or structural benefits. These are often more expensive to replace than grass or annuals.
- Water Deeply and Infrequently: Rather than shallow daily watering, aim for deep, less frequent watering. This encourages roots to grow deeper, making plants more drought-resistant. Water early in the morning or late in the evening to minimize evaporation.
- Use Efficient Irrigation: Drip irrigation systems deliver water directly to the plant roots, significantly reducing water waste compared to sprinklers. Studies by the American Society of Landscape Architects (ASLA) show drip irrigation can reduce water usage by 30-50%.
3. Mulch, Mulch, Mulch!
- Apply a 2-4 inch layer of organic mulch (wood chips, straw, shredded leaves) around plants and in garden beds. Mulch helps retain soil moisture, suppresses weeds (which compete for water), and moderates soil temperature.
- According to the Environmental Protection Agency (EPA), mulching can reduce the need for watering by up to 50%.
4. Consider Drought-Tolerant Landscaping (Xeriscaping):
- For properties in drought-prone areas, consider long-term landscape redesign. Xeriscaping is a landscaping approach that reduces or eliminates the need for irrigation.
- Native Plants: Choose plants native to your region. They are naturally adapted to the local climate and typically require less water and maintenance.
- Succulents and Cacti: These plants store water in their leaves, stems, or roots and thrive in arid conditions.
- Gravel and Hardscaping: Incorporate more hardscaping elements like patios, walkways, and decorative gravel.
- While there’s an upfront cost, studies by groups like the Alliance for Water Efficiency continuously demonstrate significant long-term water savings and reduced maintenance with xeriscaped properties.
5. Adjust Lawn Care Practices:
- Raise Mower Blades: Taller grass shades the soil, reducing water evaporation. Aim for cutting no more than one-third of the blade height at a time.
- Let Grass Go Dormant: In severe droughts, it may be more economical and water-wise to let your lawn go dormant (turn brown). It will often recover when rain returns.
- Reduce or Eliminate Fertilization: Fertilizers promote new growth, which requires more water.
6. Monitor and Maintain:
- Regularly inspect your irrigation system for leaks, broken sprinklers, or clogged emitters. A small leak can waste hundreds of gallons of water over time.
- Educate your tenants on water conservation if they are responsible for landscaping. Providing clear instructions and explaining the benefits of water efficiency can be helpful.
FAQs
Q1: Will letting my lawn go brown permanently damage it?
A1: Not usually. Most established turfgrass varieties are resilient and will go dormant (turn brown) during drought to conserve energy. They typically green up again once regular watering or rainfall resumes.
Q2: Is xeriscaping expensive to install?
A2: The upfront cost can be higher than traditional landscaping due to plant selection and hardscaping materials. However, the long-term savings on water bills and maintenance often make it a cost-effective investment.
Q3: How often should I check local water restrictions?
A3: It’s advisable to check your local water utility or city website at least once a month during dry periods, or immediately when you hear news reports about increasing drought severity.
Q4: Can I use greywater for landscaping during a drought?
A4: In some jurisdictions, yes, but it’s crucial to check local regulations first. Greywater (recycled water from sinks, showers, and laundry) can be used for irrigation in some areas, but specific guidelines and systems are required.
Q5: What are the best plants for drought-prone areas?
A5: Good choices include succulents (e.g., Sedum, Sempervivum), ornamental grasses (e.g., Little Bluestem, Fountain Grass), lavender, rosemary, sage, and many native plant species specific to your region.
Q6: Should I remove all turfgrass during a drought?
A6: Not necessarily. Consider the purpose of the lawn. If it’s used for recreation, replacing it might not be ideal. If it’s purely aesthetic and rarely used, converting it to a drought-tolerant landscape is a smart move.
Q7: Does drought affect a property’s insurance?
A7: While drought directly isn’t usually an insured peril, its indirect effects can be. Foundation damage due to shifting soil or increased wildfire risk in dry conditions could be relevant, so review your policy and consider additional coverage if in a high-risk area.
Bottom Line
Drought is an increasing reality for many real estate investors. By understanding its potential impact and implementing proactive, water-efficient landscaping strategies, you can protect your investment, maintain property value, and contribute to water conservation efforts. Smart landscaping isn’t just about aesthetics; it’s a vital part of responsible property management in a changing climate.