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Utility costs have always been part of operating budgets, but heading into 2026, they deserve more attention than they typically get.

Across the U.S., cities and utilities are no longer relying on one-off adjustments or reactive rate changes. Instead, many have adopted planned, multi-year rate increases tied to infrastructure reinvestment, inflation indexing, and long-term capital needs.

Livable’s 2026 Utility Outlook highlights what this shift means for property owners as they finalize budgets and why utilities may play a bigger role in 2026 financial performance than expected.

👉 Download the full 2026 Utility Outlook to see how your markets are trending

Many cities across the U.S. will see big increases in water and sewer costs in 2026. If you manage multifamily properties, these changes can impact your budget in a major way.

Some cities will only see small jumps, but others have already approved large increases—some of the biggest in the country. Here’s what to expect and how you can prepare.

Utility costs are going up in almost every city. Water and sewer bills are rising year after year, and many places already have increases planned for 2026. For property managers and rental owners, this means one thing: your expenses will grow unless you have a plan.

The good news? You can stay ahead and protect your profit with a few simple steps.

Offering Internet as a community amenity is one of the fastest ways to add value for residents and simplify life for your team. With Livable’s Community Internet Billing, you can provide bulk-rate Internet services without managing individual accounts, payments, or service changes.

Livable works directly with your Internet provider to make setup, billing, and resident management simple from start to finish.

Property managers rely on AppFolio every day to simplify accounting, rent collection, and communication with residents. It’s an all-in-one platform designed to make property management easier.

But when it comes to utility billing, many managers still end up juggling spreadsheets, absorbing costs, or spending hours trying to make the numbers work. The good news? There’s an easier way. With Livable’s self-service integration, you can handle utility billing directly inside your AppFolio workflow—no extra software, no complicated add-ons.

Property managers and independent rental owners face a common challenge: utility billing. It’s time-consuming, complex, and often leads to lost profits. Whether you’re not billing at all, struggling with outdated software, or frustrated with providers who don’t prioritize your needs, Livable offers a modern solution that simplifies billing, maximizes net operating income (NOI), and promotes sustainability.

Maximize Your Profit with Smarter Utility Management

In today’s multifamily housing market, rising utility costs are a silent threat to property ROI. Water, electricity, and gas expenses can erode cash flow, reducing the returns that landlords and property managers rely on. Livable’s Ratio Utility Billing System (RUBS) offers a powerful solution, enabling you to recover utility costs, streamline operations, and boost ROI. With a tech-driven platform integrated with tools like AppFolio, Livable empowers AAOA members to turn utility management into a profit driver. This article explores how RUBS can enhance your property’s financial performance and why Livable is the ideal partner.

Extreme weather events are becoming more frequent and severe, affecting communities worldwide. Property owners and managers are increasingly forced to adapt to unpredictable conditions, from heatwaves and hurricanes to prolonged droughts and heavy storms. As climate change accelerates, its impact on the housing industry and utility management is undeniable. Understanding these shifts and implementing resilience strategies is essential for maintaining sustainable, efficient, and cost-effective property management practices. In this article, we explore how changing weather patterns affect property operations and what can be done to prepare for an uncertain future.