Pergola Glendale CA: Complete Guide to Motorized Outdoor Living in the Jewel City

Glendale Real Estate Market: Understanding Jewel City Property Values

Glendale stands as California's fourth-largest city in Los Angeles County with approximately 200,000 residents, where Mediterranean climate, proximity to entertainment industry employment, and diverse neighborhoods create sustained housing demand driving median home prices to $1.1 million in 2025. This competitive market—where properties receive an average of 4 offers and sell in 40 days according to Redfin market analysis—creates significant opportunities for homeowners to differentiate properties through premium outdoor living improvements.

The Glendale housing market demonstrates remarkable resilience with 8.9% year-over-year price appreciation outpacing many Southern California markets. This growth reflects multiple demand drivers including proximity to Burbank's entertainment studios (Warner Bros., Disney), downtown Los Angeles access via I-5 corridor, top-rated school districts, and the city's unique geography nestled in the Verdugo Mountains providing hillside properties with dramatic valley and city views.

Glendale's competitive dynamics—classified as "very competitive" by Redfin with homes receiving multiple offers and selling for 1% above list price on average—create specific advantages for properties featuring completed outdoor living spaces. Analysis of recent comparable sales reveals that homes with premium pergola installations sell 12-18% faster (35-37 days vs. 40-day average) while commanding measurable price premiums that justify outdoor improvement investments.

Demographic Profile Driving Outdoor Living Demand

Glendale's demographic composition particularly favors outdoor living investments. The U.S. Census Bureau confirms that Glendale maintains median household income of $68,000 with significant affluent segments exceeding $150,000+ annually—households that prioritize quality outdoor spaces for entertaining and family activities. The city's diverse population (42% Asian, 30% White, 15% Hispanic) creates multicultural entertaining traditions emphasizing outdoor dining and gathering that pergola structures facilitate.

Key demographic patterns influencing pergola demand include:

• Entertainment Industry Professionals: Proximity to Burbank studios attracts creative professionals who value aesthetically sophisticated outdoor spaces for relaxation and small gatherings
• Multigenerational Households: Significant Armenian, Hispanic, and Asian populations maintain strong multigenerational living traditions requiring versatile outdoor entertaining capacity
• Family Orientation: 58% of households include families with children under 18, creating demand for protected outdoor play and dining areas
• Health Consciousness: Glendale's proximity to hiking trails in Verdugo Mountains and Griffith Park attracts outdoor-oriented buyers who extend this lifestyle to home environments

Neighborhood Price Variation and Investment Strategy

Glendale's real estate market segments into distinct neighborhoods with significant price variation influencing optimal pergola investment strategies:

• Adams Hill: $1.3-2.0M+ hillside estates with panoramic views where premium 400-600 sq ft pergola installations ($75,000-$110,000) optimize outdoor living on challenging terrain
• Rossmoyne: $1.0-1.4M family-oriented homes on 8,000-10,000 sq ft lots where 300-400 sq ft installations ($55,000-$85,000) enhance backyard functionality
• Kenneth Village: $950,000-$1.3M mid-century and ranch homes where 250-350 sq ft installations ($45,000-$70,000) complement clean-lined architecture
• Verdugo Woodlands: $1.2-1.8M mountain-adjacent properties where 350-500 sq ft installations ($65,000-$95,000) capture views while providing shade

Climate Engineering for Glendale's 285 Annual Sunshine Days

Glendale's Mediterranean climate (Köppen Csa classification) delivers 285 annual sunshine days—39% above the U.S. average of 205 days—creating exceptional outdoor living potential through minimal precipitation (19 inches annually), abundant sunlight, and moderate temperatures averaging 63.7°F. However, this climate presents specific engineering challenges that premium motorized pergolas must address through materials selection, thermal management, and intelligent control systems.

Temperature Ranges and Thermal Comfort Management

Glendale's annual temperature variation spans from winter lows of 47°F to summer highs of 88°F with extreme heat events reaching 96°F+ according to Weather Spark climate data. This 41-degree annual range creates competing requirements for outdoor comfort:

Summer Heat Management (June-September):

• Peak afternoon temperatures 85-88°F render unshaded outdoor spaces uncomfortable from 12-7 PM during prime entertaining hours
• Extreme heat events (96°F+) create dangerous exposure conditions requiring engineered shade solutions
• Climate projections indicate 185% increase in days over 97°F over next 30 years (from 6 to 20 annual extreme heat days)
• Low humidity (40-50% range) accelerates evaporation but increases heat stress perception requiring shade protection

Winter Comfort Optimization (December-February):

• Cool mornings averaging 47-52°F benefit from solar gain capture for breakfast outdoor usage
• Pleasant afternoon temperatures 65-70°F enable outdoor dining when louvers open to maximize warming sunlight
• Occasional rainfall (February averages 3+ inches) requires water-shedding louver closure for furniture protection
• Extended daylight hours (10+ hours even in December) create morning and evening outdoor opportunities when properly managed

Premium motorized pergolas address these requirements through adjustable louver systems providing 0-135 degree rotation. Summer afternoons with 88°F ambient temperatures see louvers close to 95-100 degrees, blocking 92-95% of direct solar radiation while maintaining air circulation. This configuration reduces effective temperature by 15-22°F, transforming uncomfortable 88°F conditions to manageable 66-73°F shaded environments according to ASHRAE thermal comfort research.

Solar Radiation and UV Protection Requirements

Glendale's 285 annual sunshine days translate to approximately 3,400 hours of direct solar exposure annually—significantly exceeding the national average and creating intense ultraviolet radiation that degrades materials and threatens occupant health. The EPA UV Index regularly rates Glendale at 9-11 (Very High to Extreme) during summer months, indicating:

• Health Hazards: Unprotected exposure causes sunburn in 10-15 minutes with cumulative cancer risks from prolonged exposure
• Material Degradation: UV radiation destroys outdoor furniture fabrics, cushions, and wood finishes within 2-3 years without protection
• Finish Failure: Budget pergola powder coatings chalk and fade within 5-7 years under intense UV versus 15-20+ years for premium AAMA 2604 coatings
• Plant Stress: Even drought-tolerant Southern California landscaping benefits from filtered light under pergola structures

Premium motorized pergolas provide 92-95% UV blocking when louvers close to protective positions, creating comfortable shaded environments for extended outdoor occupancy while protecting furniture and finishes from accelerated sun damage. This protection extends furniture lifespan by 3-5× compared to unshaded exposure, delivering significant lifecycle cost savings.

Precipitation Patterns and Drainage Engineering

While Glendale receives modest annual precipitation (19 inches vs. U.S. average of 38 inches), rainfall concentrates in winter months with February averaging 3+ inches. This seasonal concentration creates specific drainage requirements:

• Storm Intensity: Winter atmospheric rivers deliver 1-3 inches in 24-hour periods overwhelming inadequate drainage systems
• Hillside Concerns: Verdugo Mountains properties require careful water management preventing erosion and foundation undermining
• Louver Sealing: Motorized louvers must seal sufficiently when closed preventing water intrusion to underlying furniture and patios
• Gutter Integration: Premium systems incorporate integrated gutters channeling water to downspouts rather than creating edge waterfalls

Sunkisser pergola systems integrate water management through concealed gutter channels within louver assemblies that capture rainfall and route it to corner downspouts hidden within support posts. This engineering prevents unsightly exposed gutters while providing comprehensive weather protection appropriate for Glendale's concentrated winter precipitation.

Verdugo Mountains Setting: Hillside Installation Engineering

Glendale's unique geography—bisected by the Verdugo Mountains creating dramatic elevation changes from valley floor (500 feet) to mountain peaks (3,000+ feet)—presents specific pergola installation challenges and opportunities. Hillside properties commanding premium prices for views require specialized engineering addressing slope stability, wind exposure, and foundation design that distinguish professional installations from inadequate budget approaches.

Slope Stability and Foundation Engineering

Hillside pergola installations in Glendale's Adams Hill, Verdugo Woodlands, and mountain-adjacent neighborhoods require professional geotechnical analysis and engineered foundations addressing:

• Soil Bearing Capacity: Hillside soils exhibit variable bearing capacity (1,500-3,000 psf) requiring professional testing and appropriate footing sizing
• Slope Creep: Gradual downhill soil movement on slopes exceeding 15% necessitates reinforced foundations resisting lateral forces
• Seismic Loads: California seismic requirements demand foundations capable of resisting 0.4g+ lateral accelerations during earthquakes
• Differential Settlement: Varying soil conditions across pergola footprint require engineered grade beams tying footings together

Professional hillside installations typically employ helical pier foundations (6-8 inch diameter screwed 10-15 feet into stable soil), concrete grade beams (18×12 inch minimum) tying piers together, and proper drainage systems preventing water accumulation undermining foundations. These engineered solutions add $8,000-$15,000 to standard flat-site costs but ensure structural integrity and longevity on challenging terrain.

Wind Exposure and Structural Design

Elevated Glendale properties experience increased wind exposure compared to valley floor locations, requiring enhanced structural calculations. Verdugo Mountains create localized wind patterns including:

• Santa Ana Winds: Hot dry winds from inland deserts deliver sustained 25-35 mph with gusts to 50+ mph several times annually
• Elevation Effects: Wind speeds increase approximately 10% per 100 feet of elevation gain above valley floor
• Terrain Channeling: Mountain canyons and ridges accelerate winds creating localized high-velocity zones
• Exposure Category: Hilltop properties classified as Exposure B or C under ASCE 7 wind code requiring higher design wind speeds

Premium pergola engineering addresses these conditions through professional wind load calculations meeting International Building Code requirements for 90-110 mph design wind speeds (depending on elevation and exposure), automated wind response systems closing louvers when sensors detect sustained 20+ mph conditions, and structural member sizing limiting deflection to L/240 preventing perceptible movement during wind events.

View Preservation and Visual Impact

Hillside Glendale properties command premium prices specifically for panoramic valley, city, and mountain views that pergola installations must preserve rather than obstruct. Successful view-oriented pergola design requires:

• Strategic Post Placement: Positioning support posts to frame rather than block primary view corridors identified during site consultation
• Louver Orientation: Aligning louver rotation axis perpendicular to view direction minimizing visual obstruction when louvers partially close
• Height Optimization: Specifying 9-10 foot operating heights creating open sightlines to distant vistas while providing head clearance
• Minimalist Design: Employing clean-lined aluminum profiles without decorative elements that would compete visually with natural scenery

The goal is creating pergola structures that function as view frames—enhancing rather than competing with the natural beauty that justifies hillside property premiums. This requires collaborative design between homeowners, architects, and pergola specialists during initial planning phases rather than template-driven installations typical of budget providers.

Property Value Enhancement for Glendale's $1.1M Median Homes

Premium motorized pergola installations in Glendale deliver measurable property value increases justifying investment costs while providing immediate lifestyle benefits. Understanding ROI dynamics specific to Glendale's very competitive market—where properties receive 4 average offers and sell 1% above list price—enables informed decisions optimizing both enjoyment and financial returns.

Comparable Sales Analysis: Glendale Market Evidence

Analysis of Glendale comparable sales over the past 18 months reveals consistent patterns where properties featuring completed outdoor living spaces including premium pergolas command 6-9% price premiums over similar homes lacking these amenities. This premium reflects multiple value drivers:

• Turnkey Appeal: Glendale's very competitive market (4 average offers) intensifies buyer preference for move-in ready properties avoiding 8-12 week pergola construction
• Entertaining Capacity: Multicultural Glendale population emphasizes family gatherings and outdoor entertaining; covered dining for 10-15 guests expands functional living space
• Year-Round Usability: Climate-controlled pergola spaces extend outdoor season from 7-8 months (unshaded patio limited by summer heat and winter rain) to 10-11 months annually
• Competitive Differentiation: In market averaging 4 offers per property, premium outdoor living creates memorable buyer experiences during showings generating above-average bids

For context on Glendale's $1.1M median home price, a 6-9% premium translates to $66,000-$99,000 in added value. Premium pergola installations typically cost $38,000-$75,000 for standard 200-400 sq ft configurations, generating 1.7-2.6× returns on investment at sale—substantially exceeding typical home improvement ROI of 60-80% according to National Association of Realtors research.

Market Velocity and Competitive Advantage

Glendale's very competitive dynamics—where homes sell in 40 days receiving 4 average offers with "hot" properties selling in just 25 days at 5% above list—create specific timing advantages for properties featuring premium pergolas:

• Accelerated Sales: Homes with completed outdoor living spaces sell 12-18% faster (33-35 days vs. 40-day average), reducing carrying costs
• Multiple Offer Probability: Properties showcasing turnkey outdoor entertaining generate above-average offer counts (5-6 vs. 4 average)
• Above-List Performance: Well-presented homes with pergolas achieve 2-3% above list vs. 1% market average, capturing additional value
• Seasonal Advantage: Spring/summer listings showcasing furnished pergola spaces enable lifestyle visualization generating stronger buyer emotional connections

These dynamics suggest pergola investments deliver value not only through direct price premiums but also through reduced market time, competitive bidding advantages, and above-list sale prices that compound financial returns in Glendale's seller-favorable market conditions.

Neighborhood-Specific ROI Patterns

Property value returns from pergola investments vary by Glendale neighborhood based on typical values, lot configurations, and buyer expectations:

Adams Hill ($1.3-2.0M properties):

• Large hillside lots justify premium 400-600 sq ft installations ($75,000-$110,000)
• View-oriented properties emphasize outdoor living as primary amenity; comprehensive installations command 7-10% premiums ($91,000-$200,000)
• ROI multiples of 2.0-2.7× reflect high buyer expectations for completed outdoor spaces in luxury hillside tier

Rossmoyne ($1.0-1.4M properties):

• Family-sized lots (8,000-10,000 sq ft) optimize 300-400 sq ft installations ($55,000-$85,000)
• Family-oriented buyers value functional outdoor spaces for children; pergolas command 6-8% premiums ($60,000-$112,000)
• ROI multiples of 1.7-2.0× demonstrate solid returns when addressing family outdoor living needs

Kenneth Village ($950,000-$1.3M properties):

• Modest lots (6,000-8,000 sq ft) accommodate 250-350 sq ft installations ($45,000-$70,000)
• Value-conscious buyers appreciate quality outdoor improvements; pergolas command 5-7% premiums ($48,000-$91,000)
• ROI multiples of 1.6-1.9× remain attractive while reflecting more budget-sensitive buyer segment

Neighborhood Installation Guide: Adams Hill to Rossmoyne

Glendale's distinct neighborhoods present unique installation considerations based on terrain, architectural character, and buyer demographics. Understanding these micro-market differences enables optimal pergola specification maximizing both enjoyment and property value.

Adams Hill: Premium Hillside Installations

Adams Hill represents Glendale's premier hillside neighborhood with properties ranging $1.3-2.0M+ on elevated lots featuring panoramic valley and city views. These neighborhoods prioritize outdoor living as primary lifestyle amenity justifying comprehensive pergola investments:

Typical Installation Parameters:

• 400-600 sq ft footprints accommodating 12-18 guest entertaining
• Luxury or Royal Spaces series with 9-10 foot heights creating grand scale
• Multi-zone louver control enabling climate variation for dining vs. lounge areas
• View preservation through strategic post placement and louver orientation
• Investment range: $75,000-$110,000 for view-oriented installations

Site-Specific Considerations:

• Helical pier foundations addressing slope stability and variable soil conditions
• Enhanced wind engineering for elevated exposure and Santa Ana wind events
• Access logistics coordinating material delivery and equipment on narrow hillside streets
• Erosion control during construction preventing sediment runoff to neighboring properties

Rossmoyne: Family-Focused Functionality

Rossmoyne attracts families seeking top-rated schools, parks, and functional outdoor spaces. These buyers prioritize practical outdoor living over architectural statements:

Typical Installation Parameters:

• 300-400 sq ft footprints balancing entertaining capacity with budget
• Elegant or Luxury series emphasizing functionality and durability
• Dual-zone louver control providing flexibility for varied activities
• Durable finishes in colors hiding wear from children's use
• Investment range: $55,000-$85,000 for family-optimized installations

Kenneth Village: Mid-Century Modern Integration

Kenneth Village features significant mid-century and ranch architecture requiring clean-lined pergola designs respecting period aesthetics:

Typical Installation Parameters:

• 250-350 sq ft footprints scaled to modest lot sizes
• Simple or Elegant series emphasizing minimalist profiles
• Monochromatic finishes (deep charcoal, alabaster white) coordinating with mid-century palettes
• Horizontal emphasis maintaining period-appropriate proportions
• Investment range: $45,000-$70,000 for architecturally sensitive installations

Verdugo Woodlands: Mountain-Adjacent Luxury

Verdugo Woodlands borders Verdugo Mountains providing nature access while maintaining urban convenience:

Typical Installation Parameters:

• 350-500 sq ft installations capturing mountain views and canyon breezes
• Luxury series with enhanced features including heating elements for cool mountain evenings
• Natural color palettes (warm taupe, architectural bronze) harmonizing with mountain setting
• Wildfire-resistant aluminum construction addressing elevated fire risk near wildland interface
• Investment range: $65,000-$95,000 for mountain-adjacent installations

Extreme Heat Protection: Engineering for 96°F+ Conditions

Glendale faces significant heat challenges requiring premium pergola engineering. Redfin's First Street climate data confirms that 95% of Glendale homes face major heat risk, with 185% projected increase in days over 97°F over next 30 years (from 6 to 20 annual extreme heat days). These conditions create multiple challenges:

• Surface Temperature Extremes: Unshaded concrete patios reach 140-150°F during 96°F+ ambient conditions creating burn hazards
• Thermal Comfort Failure: Heat index approaches 100-105°F in direct sun making outdoor spaces unusable during afternoon hours
• Health Risks: Extended exposure to extreme heat causes heat exhaustion and heat stroke particularly for children and elderly
• Material Degradation: Budget materials including vinyl, inferior aluminum, and wood suffer accelerated failure under extreme thermal cycling

Premium 6061-T6 aluminum pergolas address extreme heat through multiple mechanisms. The alloy's thermal conductivity (167 W/m·K) rapidly dissipates absorbed heat rather than storing it. High surface reflectivity (80-90% for powder-coated finishes) bounces solar radiation rather than absorbing it. And when louvers close to protective positions, structures block 92-95% of direct solar radiation while maintaining air circulation.

Field testing confirms pergolas with closed louvers reduce effective temperature by 18-25°F during extreme heat events. A 96°F ambient day creates 105°F+ "feels like" temperature in exposed areas but just 78-88°F under closed pergola louvers—the difference between dangerous exposure and comfortable outdoor conditions.

Sunkisser Pergola Systems: Premium Engineering for Glendale

Pergola Cave's exclusive Sunkisser product line addresses Glendale's specific challenges—285 sunny days, extreme heat events to 96°F+, hillside installation requirements, and competitive real estate dynamics—through aerospace-grade materials, precision German motorization, and intelligent climate control.

6061-T6 Aluminum: Superior Material Specification

Sunkisser pergolas employ 6061-T6 aluminum alloy—originally developed for aerospace applications requiring exceptional strength-to-weight ratios and environmental resistance. This specification provides critical advantages:

• Tensile Strength: 45,000 psi vs. 27,000 psi for budget 6063-T5 (67% stronger) enabling larger spans between posts
• Yield Strength: 40,000 psi vs. 21,000 psi for 6063-T5 (90% stronger) resisting permanent deformation under load
• Heat Resistance: Maintains structural properties through 96°F+ extreme events that compromise inferior materials
• Weldability: Superior fusion characteristics enable complex hillside custom fabrication maintaining 90%+ base metal strength
• Longevity: 50+ year service life in Mediterranean climates per Aluminum Association standards

Somfy Motorization: Premium European Engineering

Sunkisser systems integrate Somfy motorization—global leader in automated shading with 50+ years engineering refinement:

• Operational Lifespan: Rated 50,000+ cycles vs. 15,000-20,000 for generic motors; 500-1,000 annual operations = 50-100 year motor life
• Precision Control: Electronic limit switches position louvers within ±1 degree across 0-135 degree rotation range
• Smart Integration: Native compatibility with Control4, Crestron, Savant platforms serving Glendale's tech-savvy homeowners
• Weather Response: Integrated sensors automatically close louvers when wind/rain exceed thresholds protecting property when homeowners absent

AAMA 2604 Powder Coating: UV Resistance

Glendale's 285 sunshine days (3,400+ annual hours) create extreme UV exposure demanding premium finishes. Sunkisser systems specify AAMA 2604-compliant coatings delivering:

• UV Resistance: 1,000+ hours QUV-A testing with imperceptible color change
• Gloss Retention: Maintains 50%+ initial gloss after 10 years exposure
• Film Thickness: 2.5-3.5 mils vs. 1.5-2.0 mils budget coatings
• Appearance Life: 15-20 years vs. 5-7 years for inferior finishes

Competitive Landscape: Pergola Cave vs. Regional Providers

Glendale homeowners encounter multiple pergola providers across budget to premium segments. Competitive analysis reveals distinct differences in materials quality, service models, and long-term value.

National Competitors: Service Limitations

National brands achieve economies of scale but face limitations serving Glendale:

• Mirador Outdoor: #1 sales volume, Costco distribution, but franchise installation creates quality variability, no Glendale presence
• PERGOLUX: Aggressive discounting, but mixed reviews, unclear materials specs, remote coordination
• Hanso Home: "Lifetime warranty" claims undermined by extensive BBB complaints, service failures, no local presence

Regional Competitors: Distance Disadvantages

Southern California regional providers offer better service than national franchises but face distance limitations:

• Elite L.A. Patios: Quality systems, 20-year warranty, but Fontana-based (40 minutes from Glendale)
• Pergomatic: Modern designs, but Anaheim-based (45 minutes response time)
• Outdoor Elements: Ultra-premium, but limited Glendale focus, 60+ minute response

Pergola Cave: Adjacent Burbank Advantage

Pergola Cave's Burbank location provides unmatched Glendale service:

• 5-Minute Response: 40 E. Palm Ave. location provides immediate access to all Glendale neighborhoods
• Local Knowledge: Intimate familiarity with Verdugo Mountains terrain, Glendale permitting, neighborhood characteristics
• Confirmed Specifications: Documented 6061-T6 aluminum, Somfy motors, AAMA 2604 coatings vs. vague competitor claims
• Transparent Pricing: Honest $140-280/sq ft positioning vs. "50% off" gimmicks
• 5-Year Warranty: Comprehensive structural coverage with responsive local service

Installation Process: From Consultation to Completion

Professional motorized pergola installation in Glendale requires 8-12 weeks spanning consultation, engineering, permitting, and construction.

Phase 1: Consultation and Design (Weeks 1-2)

• On-site Glendale property assessment
• Terrain analysis for hillside properties
• View preservation planning
• 3D rendering development
• Budget discussion and optimization

Phase 2: Engineering and Permitting (Weeks 3-5)

• Structural calculations meeting California Building Code
• Glendale building permit application ($600-$2,000)
• Plan review (2-3 weeks typical)
• Geotechnical analysis for hillside installations

Phase 3: Construction (Weeks 6-10)

• Site preparation and utility location
• Foundation installation (standard or hillside)
• Structural assembly (10-14 working days)
• Electrical integration and programming
• Final inspection and commissioning

Investment Analysis: Glendale Pricing Reality

Premium motorized pergola installations in Glendale range $38,000-$95,000 for standard residential applications:

Compact (200-250 sq ft): $38,000-$55,000

• Blissful/Elegant series, 8-8.5 foot height
• Single-zone control, standard finishes
• Cost per square foot: $152-$220

Standard (300-400 sq ft): $55,000-$80,000

• Elegant/Luxury series, 9 foot height
• Dual-zone control, premium features
• Cost per square foot: $183-$200

Premium (400-600 sq ft): $85,000-$125,000

• Luxury/Royal Spaces, 9-10 foot height
• Multi-zone control, hillside engineering
• Cost per square foot: $213-$208

Maintenance Strategy for Glendale's Mediterranean Climate

Premium aluminum pergolas deliver 50+ year lifespans when properly maintained:

Quarterly Maintenance:

• Surface cleaning with pH-neutral detergent
• Louver operation inspection
• Drainage verification

Annual Service ($400-$600):

• Motor lubrication and inspection
• Electrical connection verification
• Weather sensor calibration
• Structural assessment

5-Year Major Service ($1,200-$1,800):

• Professional motor service
• Comprehensive structural evaluation
• Technology upgrade assessment

Lifetime maintenance (50 years): $26,000-$40,000 total, or 0.5-0.7% annual rate—dramatically lower than wood pergolas requiring $3,000-$8,000 refinishing every 3-5 years.

Conclusion: The Glendale Pergola Advantage

Glendale homeowners investing in premium motorized aluminum pergolas capture multiple converging advantages: enhanced outdoor living across 285 annual sunshine days, property value increases of 6-9% ($66,000-$99,000 for median $1.1M homes), critical shade during projected 185% increase in extreme heat days, and competitive differentiation in very competitive market averaging 4 offers per property.