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**The Outlook for Apartment Amenities: Q&A with Jeff Lail of WithMe**
There’s little doubt that the “extras” offered by multifamily properties play a key role in attracting renters. However, these on-site amenities are not static. They evolve in response to shifting resident needs and market conditions.
To better understand current trends and what to expect in 2026, ApartmentBuildings.com spoke with Jeff Lail, CEO of WithMe. Lail shared insights into what’s driving amenity selection and use across the multifamily sector.
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**Q: What was a standout amenity trend in 2025?**
**A:** One surprising development in 2025 was the decline in do-it-yourself (DIY) amenity management by property teams. Although once considered a cost-saving approach, DIY solutions became less attractive due to ongoing pressure on operating margins, rising expenses, and inconsistent service experiences. Factoring in staff time, supply costs, and disruption risks showed that many self-managed amenities were more costly and harder to sustain.
As rental markets softened in several regions and new supply continued to enter, residents had more choices. This shift created a demand for predictable, scalable amenities that didn’t add more work for already stretched property teams. As a result, owners began prioritizing functionality and long-term value over novelty or visual appeal.
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**Q: Which amenities demonstrated the highest resident engagement?**
**A:** Amenities that support habitual daily use drove the most consistent engagement. These include well-equipped coworking spaces, fitness centers, and premium self-serve coffee machines. Because these features meet everyday needs, residents use them regularly—sometimes 15 to 20 times per month. That frequency transforms these amenities from perks into essentials, increasing satisfaction and influencing lease renewal decisions.
In contrast, one-off offerings like golf simulators and private theaters may attract initial interest but typically fail to sustain regular use.
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**Q: Are wellness amenities like yoga rooms and spin studios becoming obsolete?**
**A:** Not obsolete, but the definition of wellness is expanding. It’s no longer about checking design boxes or impressing renters during a tour. Instead, wellness is being integrated into how spaces support the daily lives of residents—whether for work, relaxation, or socializing.
Given the continued presence of remote and hybrid work, residents now expect coworking lounges that are thoughtfully designed, with natural light, ergonomic seating, and quiet spaces. Small but important design details—such as screen-friendly lighting and proximity to coffee spots—enhance overall well-being and promote productive, comfortable living environments.
Wellness today is less about standalone features and more about a holistic approach to creating spaces that feel supportive and intuitive over time.
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**Q: How is AI integration impacting amenities and the resident experience?**
**A:** AI’s largest impact has been behind the scenes. It’s being used to automate operational tasks like inventory monitoring, demand forecasting, and usage tracking across amenity spaces. The result is fewer service disruptions and less burden on property teams.
Rather than flashy, resident-facing applications, the most effective AI tools are subtle and practical, working in the background to improve efficiency, consistency, and cost management. In 2026, the focus will remain on using AI to ensure everything runs smoothly—not necessarily to reinvent the user experience.
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**Q: How do operators accommodate a mix of age groups in the same property?**
**A:** Designing amenities for every demographic individually is impractical and costly. Instead, the trend is toward multipurpose spaces that are flexible and functional throughout the day.
For instance, a shared lounge space could support focused remote work in the morning, casual socializing in the afternoon, and quiet personal use in the evening. This type of adaptability enhances usability for a Gen Z remote worker, a busy family, or a retiree all within the same community.
Multi-functional and age-neutral spaces increase resident satisfaction and make amenities more efficient to operate.
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**Q: What is the outlook for multifamily amenities in 2026?**
**A:** The multifamily industry is shifting away from flashy, rarely used amenities and toward services that feel essential to everyday living. Operators are becoming more selective, opting for fewer, higher-value features supported by data and aligned with long-term operational efficiency.
Looking forward, amenities that are practical, scalable, and measurable will shape the next era of multifamily living. Owners and operators are advised to ask critical questions before investing. How often will residents use this? How much staff time is needed to maintain it? Can usage be tracked?
The goal is clear: focus on substance over show. Smart amenity investments will prioritize consistency, ease of use, and daily relevance.
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*A previous version of this story appeared on ApartmentBuildings.com.*
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