Open-air retail
The parking field is the asset.
Your tenants judge the centre after dark. OnSiite tells you which pole is out, what that does to the light on the ground, and whether it is a nuisance or a liability — before anyone drives out to look.
What we look for
What OnSiite expects to find here.
Every property type is configured differently, because they are different. This is the list for yours.
What it costs you today
Where the money actually goes.
A dark corner of a lot is a tenant complaint, a slip-and-fall exposure and a renewal conversation, in that order. It is also the least documented part of the property: the pole that failed last winter was fixed by whoever answered the phone, and nothing about it was written down.
Reactive operation runs about $225,000 a year against roughly $145,000 proactive — an $80,000 annual difference, which at a 6% cap rate is about $1.33M of asset value. A truck roll costs $250 to $1,000 whether the fix is a lamp or a driver, and emergency rates run 1.5 to 2x.
The question you will ask
“This has to pay back inside three years, and I cannot sign for it.”
Exterior lighting work typically returns 50-75% of the kilowatt-hours and 65-80% of ten-year cost of ownership, which is what puts the payback in the one-to-three-year band. On funding: capital should not be passed straight through as CAM, it is amortised over useful life — and tenants accept improvements that lower future CAM when the cost is amortised and the benefit is demonstrable. You get the number and the funding path in one document you can hand upward.
The first weeks
What you are holding by the end of it.
One
The inventory
Pole lights, wall packs, canopies, floods, bollards, path lights and cobra heads — each one located, photographed and typed, in an export that stays yours.
Two
The numbers
What each asset costs you to run, what a replacement costs, and which ones pay for themselves first — priced against live incentive programmes, not from memory.
Three
The order to do it in
A ranked list you can take to whoever signs, with the evidence attached to every line so it survives a question you are not in the room for.
What is behind the numbers
Not a calculator. A run history.
Priced options
429,676
Across 3,442 completed design runs.
Labour samples
13,813
Cost learned from finished jobs, not a price book.
Photometric files
7,154
The light on the ground is modelled, not asserted.
Incentive programmes
357
Applied to your assets, not remembered.
Next step
Walk one property with us.
Pick a building. We map every asset on it, model what each outage actually costs you in light, safety, and money, and hand you the loop: surface, understand, decide, deploy, prove.
What you get, from the first week.