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Message
Tenant AC out-timeframe for fix?
Posted on 8/20/18 at 8:31 pm
Posted on 8/20/18 at 8:31 pm
I Have a tenant that has a broken AC. I had a capacitor fixed a few weeks ago within hours of the notice, it was Saturday at 3. They called again tonight at 7 and said it was out again.
My guy said he could be out tomorrow afternoon to fix. I offered that they could go buy a window unit, and take it out the rent, but they said they didn’t have the $100 to buy one.
I feel bad, and I told them to hang tight and use some fans till tomorrow. It is dangerously hot out there, and is a liability. I could of went and bought a window unit and installed it, but that’s not the type of business I want to run, I know it’s not professional.
We did find a neighboring AC guy to come look at it tonight for $85, but I’m thinking that one hour AC type places charges $200-300 for after hours calls?
Maybe in the future I’ll have them preemptively buy a window unit for just this case.
Any fellow landlords have advice?
My guy said he could be out tomorrow afternoon to fix. I offered that they could go buy a window unit, and take it out the rent, but they said they didn’t have the $100 to buy one.
I feel bad, and I told them to hang tight and use some fans till tomorrow. It is dangerously hot out there, and is a liability. I could of went and bought a window unit and installed it, but that’s not the type of business I want to run, I know it’s not professional.
We did find a neighboring AC guy to come look at it tonight for $85, but I’m thinking that one hour AC type places charges $200-300 for after hours calls?
Maybe in the future I’ll have them preemptively buy a window unit for just this case.
Any fellow landlords have advice?
10
Posted on 8/20/18 at 8:34 pm to Rust Cohle
It is just part of living in Louisiana, you have someone out there in 24hours is more than fair enough
Posted on 8/20/18 at 8:34 pm to Rust Cohle
Buy a new unit and b done with it.
Posted on 8/20/18 at 8:38 pm to Rust Cohle
Do you have multiple properties? Maybe just buy a few of the portable floor a/c units to have on standby in the future until you can get a repairman out there. Less trouble to install and remove than a window unit. You can get good ones for ~$200
Posted on 8/20/18 at 9:01 pm to tigercross
I do have multiple, most are lease purchase for reasons like this. That is a good idea about the floor unit, but still have to drop everything I’m doing and spend an hour delivering it and an hour picking it up.
Posted on 8/20/18 at 9:01 pm to Rust Cohle
quote:
Maybe in the future I’ll have them preemptively buy a window unit for just this case.
This isn’t their responsibility to be honest with you
This post was edited on 8/21/18 at 8:26 pm
Posted on 8/20/18 at 9:05 pm to Rust Cohle
I’m just happy to read that you’re trying to take care of your tenants. We tried the same thing for our tenants only to turn around and have our own landlord show his slum side when the a/c went out in the house we’re renting.
I grabbed one of those portable a/c machines from Target for around $300. It kept my tenants happy but ultimately we got the a/c units replaced. After spending $7000 on new units, I decided to return the portable one to Target to recoup the $300. Wish I had it back when I was haggling my landlord.
I grabbed one of those portable a/c machines from Target for around $300. It kept my tenants happy but ultimately we got the a/c units replaced. After spending $7000 on new units, I decided to return the portable one to Target to recoup the $300. Wish I had it back when I was haggling my landlord.
This post was edited on 8/20/18 at 9:06 pm
Posted on 8/20/18 at 9:54 pm to Rust Cohle
I think 24 hour response time is plenty fair.
Does the house/unit have ceiling fans? Home Depot has box fans for 20-30 bucks. Maybe they can go grab one of them.
But I don't understand this line...
How is that not professional? I would think doing your tenant a solid like that would be highly professional.
Does the house/unit have ceiling fans? Home Depot has box fans for 20-30 bucks. Maybe they can go grab one of them.
But I don't understand this line...
quote:
I could of went and bought a window unit and installed it, but that’s not the type of business I want to run, I know it’s not professional.
How is that not professional? I would think doing your tenant a solid like that would be highly professional.
Posted on 8/20/18 at 9:56 pm to Rust Cohle
I wouldn't spend the change to get an after hours AC guy in their, but if I didn't have much going on and they were good tenants then I would run to home depot or lowes and buy a window unit until the guy can come out.
Posted on 8/20/18 at 10:22 pm to LSUFanHouston
quote:
How is that not professional? I would think doing your tenant a solid like that would be highly professional.
Just meant me personally. Itt’s not a scalable business model and not what high efficiency landlords do. I have a full time job, and can’t be doing things like that. I also don’t want to. I just want to manage people and money. I am sure that landlords with lots of units, and experience don’t do things like that. If I sub everything out and can’t make money I don’t want to do it, because all I’m doing is creating another job for myself.
This post was edited on 8/20/18 at 10:48 pm
Posted on 8/21/18 at 5:57 am to Rust Cohle
sounds like rentals aren't for you
Posted on 8/21/18 at 6:47 am to Rust Cohle
High efficiency landlords screw over their tenants? I think you should stick to your full time job.
Posted on 8/21/18 at 7:01 am to StringedInstruments
So you just "borrowed" the unit from Target and returned it used when you were finished with it? They take a loss on that returned open box item. It's disturbing how easily people can justify theft when it's from large companies or the government. The actual victims are stock holders and citizens not the big faceless corporations or government agencies. Congrats you're living that Thug Life!
Posted on 8/21/18 at 7:26 am to Rust Cohle
quote:
but I’m thinking that one hour AC type places charges $200-300 for after hours calls?
Which would be about the cost of a window unit that you were willing to buy
Posted on 8/21/18 at 7:44 am to TheOcean
quote:
High efficiency landlords screw over their tenants? I think you should stick to your full time job.
Lol, no landlord with over 10 properties is sending over 24 HOUR HVAC. They will have someone there the next day or 2. If its Friday you are LUCKY to have someone there on Monday and not Tuesday. Hell they don't even have a number to reach you on after hours its usually a voicemail for an emergency. HVAC out is not an emergency. Go somewhere else during the day and turn fans on at night.
I'm a landlord myself.
There's no reason to have someone there before the next business day as there are plenty of times when the after hours guys can't fix it. They need a part or simply don't know how. The after hours guys are usually the newbies or shite heads, they aren't the best techs.
If your tenants could not afford $100, then they wouldn't be paying an after hours HVAC tech to come out either.
ETA: I say this as a homeowner too. Not trying to be a jerk. But you are better off having some patience to fix the issue right, which means waiting until normal business hours. After hours guys are likely to throw a temp fix like throwing on a capacitor that is not exactly the right size or something like that because they don't have the right one available. Like I said the parts warehouses aren't open plus its dark outside. Best thing to do is to have a house with 2 AC units lol. But a little patience really is for the best here.
This post was edited on 8/21/18 at 7:57 am
Posted on 8/21/18 at 8:04 am to Ron Cheramie
Exactly. To op of course it’s not scalable, you only have a few under rent vs buy, so if you have to hire out a repair it will be expensive.
Posted on 8/21/18 at 8:19 am to Rust Cohle
quote:
Just meant me personally. Itt’s not a scalable business model and not what high efficiency landlords do. I have a full time job, and can’t be doing things like that. I also don’t want to. I just want to manage people and money. I am sure that landlords with lots of units, and experience don’t do things like that. If I sub everything out and can’t make money I don’t want to do it, because all I’m doing is creating another job for myself.
I mean this is a really bad attitude. That aside, I think you would be okay just telling the tenants you will get someone out asap (next day, next business day) and if it is that big an inconvenience to go stay in a hotel room paid by you etc.
You can't be a landlord and not want to perform the LL duties
Posted on 8/21/18 at 8:36 am to hiltacular
Goodness you guys need to lay off him with his comment. He was simply saying he's not going over to Lowe's immediately and to bring them an wall unit immediately. NO ONE WOULD.
Call your average realtor property management company with a maintenance guy, and you are LUCKY to get him in 24 business hours. Its more likely to be 5 days than same day.
Paying for a hotel is absurd for the HVAC being out. I know its August and I know its Hot as shite outside, but turn some fans on at night and deal with it for 2-3 days.
Especially some tenants that couldn't afford a $100 fix themselves, its probably a $600-800/ month rental property here. There's no reason to go spend $100/ night in a hotel for them.
The proper thing to do is to call a HVAC company the during the next normal business day.
Call your average realtor property management company with a maintenance guy, and you are LUCKY to get him in 24 business hours. Its more likely to be 5 days than same day.
Paying for a hotel is absurd for the HVAC being out. I know its August and I know its Hot as shite outside, but turn some fans on at night and deal with it for 2-3 days.
Especially some tenants that couldn't afford a $100 fix themselves, its probably a $600-800/ month rental property here. There's no reason to go spend $100/ night in a hotel for them.
The proper thing to do is to call a HVAC company the during the next normal business day.
This post was edited on 8/21/18 at 8:39 am
Posted on 8/21/18 at 9:23 am to baldona
I agree. 24hr fix is very reasonable.
Posted on 8/21/18 at 9:23 am to baldona
If the Cap went out its a 30 dollar part and 10 minute job...
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