 AC options (by S i d [MO]) Apr 24, 2017 11:04 AM
 AC options (by Deanna [TX]) Apr 24, 2017 11:13 AM
AC options (by Amy [MO]) Apr 24, 2017 11:16 AM
AC options (by Amy [MO]) Apr 24, 2017 11:22 AM
AC options (by Doogie [KS]) Apr 24, 2017 11:36 AM
AC options (by Robert,Ontario,Can [ON]) Apr 24, 2017 11:52 AM
AC options (by Homer [TX]) Apr 24, 2017 11:52 AM
AC options (by Sisco [MO]) Apr 24, 2017 11:54 AM
AC options (by cjo'h [CT]) Apr 24, 2017 12:41 PM
AC options (by WMH [NC]) Apr 24, 2017 1:19 PM
AC options (by S i d [MO]) Apr 24, 2017 1:23 PM
AC options (by Richard [MI]) Apr 24, 2017 1:40 PM
AC options (by Homer [TX]) Apr 24, 2017 2:06 PM
AC options (by cjo'h [CT]) Apr 24, 2017 2:13 PM
AC options (by cjo'H [CT]) Apr 24, 2017 2:24 PM
AC options (by cjo'h [CT]) Apr 24, 2017 2:41 PM
AC options (by Vee [OH]) Apr 24, 2017 4:04 PM
AC options (by Lee [IN]) Apr 24, 2017 4:21 PM
AC options (by Stargazer [NV]) Apr 24, 2017 4:44 PM
AC options (by cjo'h [CT]) Apr 24, 2017 4:50 PM
AC options (by Travis [OK]) Apr 24, 2017 4:52 PM
AC options (by cjo'h [CT]) Apr 24, 2017 5:02 PM
AC options (by Travis [OK]) Apr 24, 2017 5:02 PM
AC options (by Roy [AL]) Apr 24, 2017 5:32 PM
AC options (by David [MI]) Apr 24, 2017 6:00 PM
AC options (by #22 [MO]) Apr 24, 2017 6:13 PM
AC options (by Dave [MO]) Apr 24, 2017 8:54 PM
AC options (by Chris [CT]) Apr 25, 2017 4:48 PM
AC options (by S i d [MO]) Posted on: Apr 24, 2017 11:04 AM
Message:
Bought a decent-looking house in a so-so neighborhood. One of my typical "Class C" places. Has central furnace (maybe 5-7 years old, 90% efficient) & AC. Looks like the coil may be bad. Got a quote to replace,charge, test system by licensed HVAC contractor that I have used before. All existing duct work in place, obviously, because of furnace already.
This is a 2-bed house with a formal dining area that is right between the living room & kitchen.
Option 1 - Spend the $1500-$2000 to get a new coil and have a house with full Central HVAC.
Option 2 - Purchase 3 window ACs: a single 10,000 btus for the centrally located dining room and two 5,000 btus for the bedrooms. Cost of purchase and install about $600.
This house will rent for $525 with window ACs, probably $550 with central AC. On the low end of the cost difference ($900), my pay back time is 36 months...right on the borderline of what I consider acceptable. Leaning toward Option 2 now, but what says the board of directors? Is the quote for the coil accurate?
Btw, I've had window units last 10+ years. --173.19.xx.xxx |
AC options (by Deanna [TX]) Posted on: Apr 24, 2017 11:13 AM
Message:
Spend the $2k on the permanent solution, instead of the $650'ish for the window units. ($350 + $150 + $150?)
It's not necessarily about the amenities, but it's more about the people you attract with the amenities. I can't think of anyone who would turn their nose up at central A/C, but I do think that a disproportionate number of the better end of the tenant pool might not be attracted to the window units. In TX, at least, window units are certainly less desirable and are associated with lower-end housing, regardless of the qualities of the actual house itself. --96.46.xxx.xx |
AC options (by Amy [MO]) Posted on: Apr 24, 2017 11:16 AM
Message:
Hi Sid,.
Would this system be using the new refrigerant?
The r-22 freon recharge went up quite a bit. I wouldn't put in a new system unless it is converting to the new coolant. We've been using window AC units to supplement until we can save up for new units supporting the new coolant.
Our guy charged almost $400 for a repair last month and the most expensive thing was the r22 freon recharge. If it's a fairly small place I'd just do the window units. --136.32.xxx.xxx |
AC options (by Amy [MO]) Posted on: Apr 24, 2017 11:22 AM
Message:
*And if anyone knows a cheaper option,ie, successfully converted/modified existing unit please educate.*. :) --136.32.xxx.xxx |
AC options (by Doogie [KS]) Posted on: Apr 24, 2017 11:36 AM
Message:
I have 6 units that are all window a/c. Not the best of places, so I've always left them as window a/c. I'm now looking to put central a/c in because they are getting harder and harder to rent. The prospective tenants all say "ewww, no central a/c? I'll keep looking". Mine are in same boat as yours in that rent could probably only be bumped $25/month with the central a/c. It's to the point though that I'm almost to consider the full amount of the rent as a bump simply because they are harder to rent. Window a/c's are loud and inefficient, so I do understand what the tenants complaints are. --98.175.xxx.xxx |
AC options (by Robert,Ontario,Can [ON]) Posted on: Apr 24, 2017 11:52 AM
Message:
Window units are not very energy efficient where a high efficiency split heat pump which can be used for heat and cooling all year round. Split heat pumps are more expensive then window units but run with minimal noise along with have heating options. Charge a higher rent to recover the cost as the tenant is going to benefit from lower energy costs. --74.220.xxx.xxx |
AC options (by Homer [TX]) Posted on: Apr 24, 2017 11:52 AM
Message:
1500-2000 is way out of line for a new a coil. I can buy new ones all day long from good man for 225-275 each, changing one out only takes about 3 hours max. Pump the condenser down, cut pipes to a coil, install new coil, weld pipes up, pull a vacuum, finish wrapping and taping new coil in , take a break, come back check your vacuum, if your guy was a good welder he releases the freon into then system, checks the charge and cooling and he is out of there in 3 hours max. That's a heck of a pay day. I had two complete systems installed a few weeks ago, I bought my equipment from good man, for around 1500 each, one was gas, one was electric, paid installer 800 each, only took about 6 hours for each job. I would do the new coil, but yuy can find someone to install fir 300-400, total cost should be no more than. 700 --75.141.xxx.xxx |
AC options (by Sisco [MO]) Posted on: Apr 24, 2017 11:54 AM
Message:
I advise that you have central air. Amy touched on the issue that that alters my decisions as to whether or not to repair a central air or replace it.
Look on your condenser to determine if yours uses 410a or R22.
I wouldn't replace a coil in an r22 type unit, I would rather replace condenser and coil with 410a type. 30# r22 cost $900 and will continue to increase in cost. 30# of 410a costs $130. --72.172.xxx.xx |
AC options (by cjo'h [CT]) Posted on: Apr 24, 2017 12:41 PM
Message:
Sid,I think you already know the answer.The window jobs are the only things in our own house.of course we are in Connecticut,so it doesn't get as hot here ,One of the units is almost forty three years old.The one in the kitchen,not as old,so you barely hear it.Of course my hearing isn't as acute as it once was either.If you decide to go the other way,why not get a hold of Gevans,The diverse in geography would be good for him and he could do it for a lot less,even with his eyes shut.And the meeting would be good for both of you. I know Deanna means well,but.............Charlie...................and life is short?.......................I know, all my friends are leaving, where they're going,none of them has come back to say? --174.199.xx.xx |
AC options (by WMH [NC]) Posted on: Apr 24, 2017 1:19 PM
Message:
We use through-wall heat pump/AC units where we can in our small cottages, and window units where cutting a hole in the wall won't work/won't be permitted.
We semi-permanently install them, with molding around them and such, and have started running the plugs inside conduit on the wall so it looks more attractive, too.
We tell tenants this allows them to "zone" their usage. :)
12K BTU Heat Pump/AC runs around $600 from AJMadison.
At $500 per month rent, I can't see putting in a $5k central unit, I just can't.
But all real estate is local. I have people who happily pay $1000 to live in tiny cottages with wall units...MO people may not be so happy. --173.22.xx.xx |
AC options (by S i d [MO]) Posted on: Apr 24, 2017 1:23 PM
Message:
Good advice so far...keep it coming. Will definitely check on the coolant type.
Btw, regarding efficiency, I "get it" that central overall is more efficient, but seldom do tenants in my Class C shacks take efficiency into consideration. However, if they do, one can always argue that it's not necessary to run the bedroom AC units much until evening, so effectively you can shut off almost 10,000 btus during most of the day and only turn on at night an hour or so before bedtime. Almost like "zoned" AC!
Total cost is $500 for 3 window ACs ($260 for 10K btu, $120/unit for 5K btu). I'm including $100 labor and supplies for my handyman to install. However, if I can get the pricing on a coil that Homer mentions...booyah! I will go with the central system. --173.19.xx.xxx |
AC options (by Richard [MI]) Posted on: Apr 24, 2017 1:40 PM
Message:
For class C units and class C tenants, I vote window units. Wal-Mart is selling them for $112.
I'd mark them somehow. Seems some tenants change out your new ones with old ones they find when they leave and take your new ones with them. Same with stoves and refrigerators. I just don't want to supply them anymore to C and below tenants.
Where I am, A and B tenants can easily afford to buy, so most applicants are C tenants who can barely qualify- $10-$12 per hour workers and part time most of them, people on disability or social security. Let me say this: people who are part time, even those with two part time jobs have trouble. No benefits, extra cost getting to work and back and more. It is not equivalent to having one full time job, not even close.
I just had a prospective tenant ask, "don't you supply refrig and stove?" I answer, if you will pay $50 more per month. They said they'd get their own. Here I can buy stoves or refrig at Homes for Humanity restore for $50-$75 all day long. --66.188.xx.xxx |
AC options (by Homer [TX]) Posted on: Apr 24, 2017 2:06 PM
Message:
If anyone else wants good pricing on Hvac equipment, I can hook you up. Mfs supply, Matt is the contact. (440) 394-5548. Please tell him Mike R, from Keller tx recommend him. (. No my name isn't really Homer ). I typically can pick up the equipment within an hour of placing my order. --75.141.xxx.xxx |
AC options (by cjo'h [CT]) Posted on: Apr 24, 2017 2:13 PM
Message:
Sid, no you won't.If you belong to Sams or Cosco you'll probably get then cheaper..................Charlie..............................................maybe even Maynards.I don't know,they're not in this part yet? ........Don't know anything about them........................................ Except what you guys tell us................ --174.199.xx.xx |
AC options (by cjo'H [CT]) Posted on: Apr 24, 2017 2:24 PM
Message:
WMH, I think I 'd cut that hole in the wall,permitted or not.especially on a weekend.and maybe a small A/C might magically appear.Don't know how it happened.Must be magic?...................Charlie...... ..... .... ... .. . --174.199.xx.xx |
AC options (by cjo'h [CT]) Posted on: Apr 24, 2017 2:41 PM
Message:
Thanks Homer,Go rath mait ugut! Charlie..................................... --174.199.xx.xx |
AC options (by Vee [OH]) Posted on: Apr 24, 2017 4:04 PM
Message:
Go with window vibrators in the walls - they vibrate less, make frame 1 2x4 larger on each side and wrap the 2x4 with outdoor carpet - now you can't even hear the pump cycles and they stay in place so no spring/fall shuffle, use some of the other money for insulation and then you can use an 8 in place of the 10 which saves another 100bux, make some sheet metal clips from old furnace tin so they can not be removed easily by intruder or crabby tenant, from 3/8 plywood you can fashion a indoor cover painted the same as the room and hang it there after halloween till the flowers and birds hustle around after Easter. --76.188.xxx.xx |
AC options (by Lee [IN]) Posted on: Apr 24, 2017 4:21 PM
Message:
Class C- window
When we sell, central air is put in. --209.239.xxx.xx |
AC options (by Stargazer [NV]) Posted on: Apr 24, 2017 4:44 PM
Message:
I did a full renovation on a home when I brought it and installed window units throughout in a similar way to what you are considering - one in each of the two bedrooms and a large unit (slightly larger than necessary) in the living room that provides heat and cooling. Initially I was planning to take the swamp cooler out and replace with AC, however in the end for budget reasons I went with the window units. I also installed ceiling fans throughout.
I was surprised by how happy the tenants have been with the window units. They only use them in the room(s) they are in and they are very happy with the performance. I should also mention that the property is technically in a revitalization district, but it's in a decent area that doesn't need as much revitalizing. I got plenty of replies with the house listed just over market rent (I started just over market because of the remodel) and I got great qualified tenants.
I was thinking that at some point in the future I would install central AC since I was told that the existing ducts can be reused, however so far ok with the window units. --75.22.xx.xxx |
AC options (by cjo'h [CT]) Posted on: Apr 24, 2017 4:50 PM
Message:
Vee, that box in the inside, make it bigger to allow 1" or 2" styrofoam, even the face,come out an extra 2". Charlie......................... Or more.......................... --174.199.xx.xx |
AC options (by Travis [OK]) Posted on: Apr 24, 2017 4:52 PM
Message:
How did you conclude could was the issue? I've heard so many technicians blame a bad coil for a refrigerant leak. I self manage about 40 single family homes and have taken the diy approach. In my experience coils really don't go bad that often. For systems that are low on refrigerant I find the service valves to be the source of the leak. They are essentially the same design as a tire valve but are under much higher pressure. Check the service valves on the condenser and if they have no caps or plastic caps toss them and get a nice set of brass caps of Amazon or hvac store. The brass caps have an o-ring to seal the valve even if it has a small leak. If the system has any charge of refrigerant at all you can check the service valves with a bubbling agent. Soapy water might work, but hvac shop will sell a superior product. If The service caps are missing and you do the bubble test and see bubbles, go back to square one and top off the system and request tech replace missing or cheap quality caps. In my opinion it should be done by default, but then you wouldn't need friends every year. Good luck. --70.215.xxx.xxx |
AC options (by cjo'h [CT]) Posted on: Apr 24, 2017 5:02 PM
Message:
Star gazer,with the telescope,I always install ceiling fans,especially when I'm able to get them when Lowes or home depot are changing stock,for about 10$........Charlie......................... --174.199.xx.xx |
AC options (by Travis [OK]) Posted on: Apr 24, 2017 5:02 PM
Message:
Errr. Autocorrect!!!
Coil not could
Refrigerant not friends
If you aren't already convinced you need to replace the system, also consider leak stop products. I find r-22 to be a good refrigerant and I don't care what it costs because I do my best to eliminate slow leaks etc. so that I don't need to buy it. For pinhole leaks in coils etc. I think the cliplight leak stop product is worth a try. It does work. Techs don't like because it keeps old systems running for 5-10 more years. Buy the more efficient new system when you decide to sale the home.
--70.215.xxx.xxx |
AC options (by Roy [AL]) Posted on: Apr 24, 2017 5:32 PM
Message:
My vote is now for Central H/A. Not long ago, I would have voted for window units, however, I have learned that my lower end units rent faster and stay rented longer (less turnover) with Central H/A. Plus, I can get $50-75.00 more each month in rent too. --68.63.xxx.xxx |
AC options (by David [MI]) Posted on: Apr 24, 2017 6:00 PM
Message:
with the new IRS $2500 deduction rule, you can write off the central a/c right away rather than depreciating it as you would have before. --50.4.xxx.x |
AC options (by #22 [MO]) Posted on: Apr 24, 2017 6:13 PM
Message:
To make sure I understand -1500 to 2k simply for a coil and charge sounds tough. I'd tey and avoid that guy again. I'd like to think you can get a coil and charge for 400 to 900. Not qualified to offer an opinion vs window shakers! --173.26.xx.xxx |
AC options (by Dave [MO]) Posted on: Apr 24, 2017 8:54 PM
Message:
Sid, I just had a coil changeout for a 3.5 ton and add freon for 725.00. --174.126.xx.xxx |
AC options (by Chris [CT]) Posted on: Apr 25, 2017 4:48 PM
Message:
Coils are like $300 and my HVAC contractor charges me about $400 to replace them. Its 2-3 hours of labor max with some Freon.
Granted I have a long relationship with them and use them constantly for jobs but, I'm also in CT where labor is you know more money....
Tell him you pay $1k for the job, take it or leave it. --69.117.xxx.xxx |
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