Help with Interior Common Area Decor Survey

So this is really long, but I think it’s a quick read. I’ve made remarks about survey design, but am not experienced at it except for very minor matters. I’ll appreciate any ideas about such design to make it unbiased and informative.

Our HOA, comprising 200+ condos in 2 - 25 story residential towers & some street side commercial suites & town homes on a city block in the center of an urban area just finished completely refurbishing the 22 y.o. residential corridors, floors 3-25 expensed from reserves. There are four corridor areas that surround the 2 elevators that are in the center of each tower (vs. a long hallway.) One “side” is the elevator vestibule. Three sides are hallways that serve a total max of 5 condo units per floor.

I was on the Board when all of the design decisions were made. We hired a design firm to help with many choices. Owners were polled on 2 color schemes, wallcover fabrics and hallway carpeting and tile for the vestibule, and the Board agreed with the choice of the majority. I think our new hallways are really striking, stylish, interesting, etc.. BUT…

… though the dated hallway ceiling cans were replaced with modern fixtures and the bulbs with LEDs, to many owners and to me, the 3 sides are toooo bright (not the vestibule). The appearance to me & others, then is garish, jarring & cheap. Total of 9 ceiling fixtures per floor X 44 floors+ 396 bulbs.

I’d like a survey of Owners to see if a strong majority of respondents agree or not about the level of illumination. It might simply state as an intro that the board seeks owners’ opinions on the level of illumination in the hallways. I think we’d want a little background on each owner/unit. Full time occupant. Part-time occupant. Non-occupant. The items might state: A. Just about right. B. Too bright. C. Too dim. (Is a different sequence less biased?)

I don’t know how much it will cost to dim the lighting or how it’d be done if that’s a clear preference. Removing all of the bulbs and purchasing dimmer ones, IF possible, I guess, is one way. Those removed would last the buildings lightbulb needs forever as the same bulbs are in lobbies, the gym, social rooms, etc.

Another way might be some sort of dimmer arrangement installation. A third could be “covers” for the bulbs. Anyway, it’d be very costly—have no idea how much? And it would be a capital improvement not a reserve expense.

The Board’d need to present the cost of the change in the survey and ask Owners if they would each be willing to pay $xxx for a special assessment? Or would they rather see dues raised in the operating budget for the next year at $xx a month to pay to lower the illumination if a majority of owners have that opinion.

We have about 25% absentee owners and maybe 13% part-time owner occupants. Some absentee owners never see their condos and, I suppose, would get the opinion of their personal property manager or realtor.

As for the lighting, I would consult with a union electrician. Switching to LED's and motion activated lighting is a wise move to save money and conserve electricity. I wouldn't
hurt to consult with a PV provider to install solar panels that will control the common areas. Lobbies and hallways do not need to be flashy KISS
Some durable sofas and chairs for the lobby but not extravoent.

Do you have any security guards that have been on the site for a long time? perhaps get their perspective.

Melissa,

Many do not differentiate the terminology.

If one is wondering what the difference is, see: Poll vs Survey

I understand Tim. That is why me and you say that "Surveys" are whatever the surveyor point is. Which makes them bias and geared toward a result. A Poll has options the person taking the poll feedback is the result. The OP is a good example of what a POLL would look like. A survey would be more like "Do you want purple for the wall color?" Meaning the surveyor wants the color purple as a result or to cancel that option. The result being a purple wall or "No one wants purple". Here is the proof etc... A poll would be "Here is a list of colors we have limited choices to. Pick one on the list".

Wow--thanks for the thoughtful replies so far. Additional ones would be great.

For JohnT, there have been complaints to the Board and complaints at a recent Town Hall on the hallway (& simultaneous refurb. of our two 2-story lobbies). But I'm thinking that a lot of owners like the lighting so are silent. There are a couple of other elements that some owners have complained about that cannot be changed, but those folks might not be thinking about the lighting.

I should have added that there are no windows in these corridors so all lighting is artificial and is on 24/7. Safety is not an issue since a dimmer aesthetic would still provide plenty of illumination. No one can access these floors without using a fob in an elevator or being beeped up by a resident via an entry-phone system.

If I'd had my way, there'd be a couple of them on 24/7 (emergency lights), but many would be on motion sensors as is found in many hotel hallways all over Europe & Central Asia. But I couldn't gin up any interest in exploring that.

Are the lights too 'bright' or perhaps the lighting is too 'harsh' (color temp)

Do you know anything about which particular light fixture was used?

The reason why I asked is some LED lights have the ability to change the 'color temp' of the light by a slide switch which would be up in the ceiling, out of sight with the electrical connection.

5000k for example is pretty bright and is commonly used for 'security lighting' where on the other end, 2700k is more of a 'warmer' looking light commonly used in living rooms, bedrooms, etc

I learned that our ceiling lights are at 3,500 lumens that can be "set" to 3,000 or 2,700 at a "cost." Are your numbers, James, e.g., 2700k, lumens or something else? Wonder what the cost could be??/

Gotta go!

Thanks again, James. I learned today that dimmers are not an option. We've installed LED ceiling lights in our condo too. but the ones in our common area corridors are waaaaydifferent I believe and here is no simple switch to change the "setting." Anyway, I'll poke ab round a little more.

Thanks to all for you help too. I see I still have a lot to learn.

If you have the ability to change to 2700 (warm light vs white light) you might considering paying to change the fixtures on one wing or entire floor of a building and letting your residents know that they can go see that floor to see what the change might look like. I'm not sure if your owners can access every floor or you would need to make a change to your fobs for security. Personally I would be much happier if my hallway was warm light vs. bright white.

You will probably incur some labor costs for the change but it shouldn't be as bad as replacement. If you have a good maintenance staff they can probably make the color temp change at each fixture vs. having to have the electricians out.