Transparency

Street-rate methodology and existing customer rate increases.

ARM separates market-facing street-rate decisions from tenant-facing existing customer rate increases. The two workflows are related, but they are intentionally not the same control.

Transparency directoryHow we grade
1

Street-rate methodology

ARM first builds a market-facing Street target for each facility and canonical unit-type cohort, such as one facility's 10x10 climate cohort.

2

Tenant ECRI evaluation

Each occupied tenant row is then scored against that cohort target using current rent, tenure, last increase history, payment-risk flags, and $/sf protection.

3

Review and publish control

Rows can be recommended, held flat, excluded, or escalated for approval. Approved rows publish only through supported provider write paths with durable attempt records.

What stays separate

Street rates are market-facing

A street-rate target can move up, hold, or reduce by cohort. It represents the target posture for new move-ins or market-facing pricing.

ECRI is tenant-facing

An existing customer rate increase recommendation applies to an occupied unit and must respect tenant timing, current rent, business rules, and provider safeguards.

ECRI does not directly copy Street

Street-rate strategy informs the upper context for ECRI, but tenant rows can be held flat, excluded, capped, or routed for review based on row-level constraints.

Operator review remains required

ARM is designed to produce reviewable recommendations, not automatic pricing authority. Approvals, overrides, and publish results remain visible.

How Street informs ECRI

Street-rate methodology gives ARM a market-facing reference point. ECRI then applies tenant-level logic to decide whether an occupied unit should be recommended, held flat, excluded, or sent through operator review.

Safeguards

Vacant units are excluded from ECRI and belong in Street pricing.
A recent increase inside the cooldown window excludes the row.
High payment-risk tenants are skipped by default.
Retention-risk threshold rows are excluded unless explicitly included.
High in-place $/sf protection can cap or suppress the raise.
Changes over the approval threshold require review before publish.

Inputs

What ARM uses to build Street

Standard Street

Standard Street can use market-facing external context when available, then falls back to internal anchors when external context is thin.

Prioritized comparable properties grouped as primary, secondary, and reference comps.
Target-property public rate summary when a unit-type web rate is available.
Current PMS street rate by canonical unit type.
Occupied-unit in-place median rent when external market context is unavailable.
Facility quality index and location adjustment when the anchor comes from comps or public market summary.
Cohort occupancy and listed availability, compared against the Street occupancy target.

California Street

California Street intentionally uses internal PMS-backed context and excludes public competitor signals from the California ECRI path.

Current PMS/internal Street rate.
Current in-place median rent for occupied units in the cohort.
Current in-place upper-band rent, currently the 65th percentile of occupied rents.
Cohort occupancy and availability from PMS-backed unit context.
When all internal anchors exist, the California Street anchor blends 55% current Street, 25% occupied median, and 20% occupied upper band.
Public competitor rates, public market medians, prioritized comp properties, quality index, location signals, and standard market assembly are excluded.

Default guardrails

These are the current defaults. Operators can override some guardrails per run, and the saved proposal keeps the values used.

ECRI max increase30%

Calculated tenant increases are capped unless an operator changes the guardrail.

Minimum days since last increase180 days

Rows inside the cooldown are excluded and receive a locked-until date.

Approval threshold>12%

Recommendations above this threshold are flagged for approval escalation.

Street occupancy target90%

Demand pressure compares cohort occupancy against this target.

Street move bounds+18% / -12%

Street targets can move up or down, bounded by default max increase and decrease limits.

Street action threshold0.75%

Street changes smaller than this resolve to hold rather than raise or reduce.

Standard ECRI gap bands

The tenant's percent gap below Street chooses a starting ECRI percentage, then timing, confidence, risk, $/sf, and max-increase caps modify it.

<=2% gap: hold
<=5% gap: 10%
<=8% gap: 12.5%
<=12% gap: 15%
<=18% gap: 20%
<=25% gap: 25%
<=35% gap: 30%
>35% gap: 35% before the max-increase cap

California ECRI gap bands

California ECRI starts from narrower target-gap bands, then applies California timing, repeat-raise watch, first-year caps when configured, and notice-window checks.

<=2% gap: hold
<=4.5% gap: 1.5%
<=7.5% gap: 2.25%
<=11% gap: 3%
<=15% gap: 4%
<=20% gap: 5%
>20% gap: 6% before applicable caps

Disposition

What can happen to a tenant row

Recommended

The tenant is meaningfully below the Street target, outside cooldown, not blocked by risk or $/sf guardrails, and the calculated change remains within caps.

Held flat

The row is valid but should not move: Street recommends a reduction, the tenant is already near target, the change is below the actionable threshold, or $/sf protection suppresses it.

Excluded

The row should not be part of the ECRI action set because it is vacant, missing market context, inside cooldown, high payment risk, or over the retention-risk threshold.

Approval required

The row remains eligible but exceeds the configured approval threshold, so it must be reviewed before publish.

Professional shorthand

In ARM, ECRI means existing customer rate increase. The product uses the term for tenant-facing rate-change recommendations and publish targets, while Street refers to the market-facing rate strategy for a facility and unit-type cohort.