No AC, compensate?
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No AC, compensate? (by J [FL]) Jun 13, 2018 10:26 AM
       No AC, compensate? (by J [FL]) Jun 13, 2018 10:27 AM
       No AC, compensate? (by S i d [MO]) Jun 13, 2018 10:55 AM
       No AC, compensate? (by Sisco [MO]) Jun 13, 2018 11:00 AM
       No AC, compensate? (by J [FL]) Jun 13, 2018 11:01 AM
       No AC, compensate? (by S i d [MO]) Jun 13, 2018 11:16 AM
       No AC, compensate? (by Doogie [KS]) Jun 13, 2018 11:17 AM
       No AC, compensate? (by LisaFL [FL]) Jun 13, 2018 11:30 AM
       No AC, compensate? (by Moshe [CA]) Jun 13, 2018 11:58 AM
       No AC, compensate? (by Robert J [CA]) Jun 13, 2018 12:09 PM
       No AC, compensate? (by Kim [TX]) Jun 13, 2018 12:14 PM
       No AC, compensate? (by J [FL]) Jun 13, 2018 12:17 PM
       No AC, compensate? (by myob [GA]) Jun 13, 2018 12:30 PM
       No AC, compensate? (by Laura [MD]) Jun 13, 2018 12:44 PM
       No AC, compensate? (by J [FL]) Jun 13, 2018 12:59 PM
       No AC, compensate? (by myob [GA]) Jun 13, 2018 1:25 PM
       No AC, compensate? (by Hoosier [IN]) Jun 13, 2018 2:34 PM
       No AC, compensate? (by NC INVESTOR [NC]) Jun 13, 2018 2:48 PM
       No AC, compensate? (by NC INVESTOR [NC]) Jun 13, 2018 2:48 PM
       No AC, compensate? (by Oregon Woodsmoke [ID]) Jun 13, 2018 3:34 PM
       No AC, compensate? (by Pmh [TX]) Jun 13, 2018 4:32 PM
       No AC, compensate? (by AllyM [NJ]) Jun 13, 2018 5:46 PM
       No AC, compensate? (by NC INVESTOR [NC]) Jun 13, 2018 6:08 PM
       No AC, compensate? (by Vee [OH]) Jun 14, 2018 4:25 AM
       No AC, compensate? (by Laura [MD]) Jun 14, 2018 4:56 AM
       No AC, compensate? (by rentON [PA]) Jun 14, 2018 5:07 AM
       No AC, compensate? (by WMH [NC]) Jun 14, 2018 6:29 AM
       No AC, compensate? (by Robin [FL]) Jun 14, 2018 9:34 AM
       No AC, compensate? (by J [FL]) Jun 16, 2018 9:32 AM
       No AC, compensate? (by mike [CA]) Jun 21, 2018 9:07 AM
       No AC, compensate? (by mike [CA]) Jun 21, 2018 9:13 AM
       No AC, compensate? (by cjo'h [CT]) Jun 21, 2018 12:33 PM

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No AC, compensate? (by J [FL]) Posted on: Jun 13, 2018 10:26 AM
Message:

Tenant contacted me yesterday. AC unit wasn't blowing cold air. He said he left it turned off for 24 hours (before I was made aware of this) and turned it back on and still didn't work.

It's under warranty. The company was out this morning and they said it needs a new compressor and it will take up to three days to arrive. So they may be without AC for up to three days.

Should I compensate the tenant in some way for being without AC? He has asked for anything. But I haven't been in this situation where there's a delay before. Not sure what the best thing to do is. Thanks.

--72.188.xxx.xxx




No AC, compensate? (by J [FL]) Posted on: Jun 13, 2018 10:27 AM
Message:

I meant to say "he hasn't asked for anything". --72.188.xxx.xxx




No AC, compensate? (by S i d [MO]) Posted on: Jun 13, 2018 10:55 AM
Message:

I do not compensate. Rather, I keep 3-4 small window AC units on hand and will put them in temporarily if we believe the repair will take more than 48 hours from the time they reported it and allowed us access to check the issue. Never had any complaints with this strategy. Have received several thank-yous from residents grateful to have at least 1 or 2 rooms cool enough to sleep in.

Try to avoid compensation wherever possible. It sets a bad precedent in my view. Rather, have strategies in place like the temp ACs and offer quick, professional service.

Btw, what kind of HVAC company are you using that doesn't keep compressors in stock? Bare minimum, the local HVAC supply store should be able to get a replacement part in within 24 hours. Unless your unit is something really weird or unconventional....72 hours is unacceptable. Consider switching contractors to someone who understands supply chain management and fast customer service. --173.19.x.xxx




No AC, compensate? (by Sisco [MO]) Posted on: Jun 13, 2018 11:00 AM
Message:

No compensation to tenant. You need a different HVAC company.

My local supply house had another condensing unit that was freight damaged, I was allowed to rob it's compressor to repair my customers unit. The warranty replacement compressor then went back into the freight damaged condensing unit. 2 hour delay vs. 3+ day delay.

--72.172.xxx.xx




No AC, compensate? (by J [FL]) Posted on: Jun 13, 2018 11:01 AM
Message:

Thanks Sid. They said they MIGHT have it by tomorrow afternoon. I guess 3 days is the max time.

This unit was installed in 2010 by the previous homeowner. I bought the house in 2013. Since the AC unit was relatively new and under warranty, I kept it instead of replacing, but it's had to have several service calls. I've been using the company that originally installed the AC for the service calls.

I use a different AC company for the other houses. --72.188.xxx.xxx




No AC, compensate? (by S i d [MO]) Posted on: Jun 13, 2018 11:16 AM
Message:

I get what you're saying and understand why you're using the original installer, but I still don't like their uncertainty. To me that suggests they are juggling their installer schedule, not waiting for parts. I work for a Fortune 500 retailer in their Supply Chain division, and we can tell you not only the day but almost to the hour when your part will arrive. Amazon does the same stuff. It's considered a basic level of service these days, even for smaller shops. My guess is they're getting their more lucrative jobs done and fitting you in whenever they can, using parts delivery as an excuse. Whatever...

Regardless, I still avoid compensation unless something goes to heck and we can't address it in a reasonable time or manner. We strive to give good customer service, and for Class C land lords in my town that puts us in the top 5%. --173.19.x.xxx




No AC, compensate? (by Doogie [KS]) Posted on: Jun 13, 2018 11:17 AM
Message:

I look at it this way. Who would compensate you on your house if you had this problem. No one? Why would tenant need compensation then?

If you delay getting it fixed for whatever reason, then yea. If you're doing what you can to get it fixed at first possible opportunity, then that's the nature of the beast. Sid's idea is pretty good and I may even steal it (Thanks Sid!), but the time frame you quoted doesn't sound unreasonable. --98.175.xxx.xxx




No AC, compensate? (by LisaFL [FL]) Posted on: Jun 13, 2018 11:30 AM
Message:

I had this issue last year in the dead middle of Florida summer. I offered a wall unit but they declined and moved in with family instead. They asked for nothing. Took a week to get it fixed because it happened late on a Friday, part not ordered until Monday etc...

I compensated them for 1/2 days rent times seven days which was $94 that I rounded to $100. They've been in the home since 2008 and never complain. I figured they could use it to buy their relatives a pizza or two while they were staying there.

I'd say it's situationally dependent.

--173.170.xxx.xxx




No AC, compensate? (by Moshe [CA]) Posted on: Jun 13, 2018 11:58 AM
Message:

Diminution of value is a well-established concept in law. If the tenant were to go to court and ask that he be reimbursed for the diminished value of the rent due to loss of A/C, he would win. The customary calculation of the diminished value is the difference between the fair market value of rent with and without air conditioning.

--47.139.xx.xxx




No AC, compensate? (by Robert J [CA]) Posted on: Jun 13, 2018 12:09 PM
Message:

I generally only compensate a tenant when their habitability is in question, not a luxury item like air conditioning. If it was the hot water heater, backed up sewer line or something vital -- it would be a different story. --47.156.xx.xx




No AC, compensate? (by Kim [TX]) Posted on: Jun 13, 2018 12:14 PM
Message:

Yeah, but AC in Florida is almost a necessity (for me, in Texas it IS a necessity)! I guarantee that their rent would be much lower if the place didn't have AC. Our nights don't cool down like California, and the humidity- blech. --23.30.xx.xxx




No AC, compensate? (by J [FL]) Posted on: Jun 13, 2018 12:17 PM
Message:

I just found out that they will be there tomorrow to replace the compressor unit. So I don't think I'm going to compensate, it hasn't been an unreasonable amount of time.

The bigger question is at what point do I just give up on this completely and spend the $3-4K to get a whole new system? There have been several problems over the years where the warranty has been used (evaporator coils in the handler had to replaced in 2013). Doesn't seem normal compared to my experiences at my own home and the other rentals. What would cause the AC compressor to fail completely? --72.188.xxx.xxx




No AC, compensate? (by myob [GA]) Posted on: Jun 13, 2018 12:30 PM
Message:

Absolutely not. WHY. You got the call? you made a call to maintenance? your on their schedule?

Here's your fear-- they may ask for something. ANSWER is no today and NO tomorrow. Ask yourself this-- as an owner occupied home would your mortgage company allow you to not pay the mortgage for the days your AC was out-- how about stopped up toilets-- could you not pay the mortgage? Before you say but these are renters-- if you have a mortgage so are you-- REALLY.

What I would be doing is looking for a way to BILL them for the compressor!!!!!! --99.103.xxx.xxx




No AC, compensate? (by Laura [MD]) Posted on: Jun 13, 2018 12:44 PM
Message:

Here you have 30 days to get the AC fixed & no the tenant is NOT entitled to compensation. I would not start a pattern of the tenant expecting a discount every time something goes wrong. It is called life. --108.51.xxx.xxx




No AC, compensate? (by J [FL]) Posted on: Jun 13, 2018 12:59 PM
Message:

No, I'm not -- Laura and MYOB -- I've moved on to trying to find out why this is happening in the first place.

I don't think I mentioned that this is the second time the compressor has failed at this house and had to be replaced under warranty, and the system is 8 years old. That isn't normal.

Anyone here have an idea what could be causing this? I know it's not dirty coils. I was reading online that improper voltage coming from the house could cause one to fail.

I texted the tech to ask if he had an idea but I haven't gotten a response and I doubt if I'll get a straight answer from this company anyway. --72.188.xxx.xxx




No AC, compensate? (by myob [GA]) Posted on: Jun 13, 2018 1:25 PM
Message:

yes I do. there turning it on and off quickly and burning it up for something free. Get a timer installed so there's a delay of 5 minutes between off and on. HEIL systems have the timer built in. Maybe you can get a thermostat with that feature delay. --99.103.xxx.xxx




No AC, compensate? (by Hoosier [IN]) Posted on: Jun 13, 2018 2:34 PM
Message:

Is the heating system gas heat? or is it a heat pump? If it's a heat pump, I may be able to help explain why you are having failures.

Heat pumps should NEVER be run on hot and cold cycles immediately adjacent to one another. The reversing valve flips over, and the refrigerant in the compressor can cause hydraulic lock...ruining the outside unit. Tenants should be taught to turn the system from heat to OFF, wait an hour or so, then turn to cool...and vice-versa.

If you have a gas furnace instead of a heat pump, ignore everything I've said and I'm sorry I can't help diagnose why it's happening. --99.92.xxx.xxx




No AC, compensate? (by NC INVESTOR [NC]) Posted on: Jun 13, 2018 2:48 PM
Message:

In Charlotte our county requires that if the outside temperature drops before 50 and the heat is out we must provide an alternate source of heat. If we offer AC and the outside temp exceeds 80 then we must provide alternate AC.

I have had 3 times when the AC when out on July 4th weekend with 90+ degrees and all of the supply houses were closed.

I offered to put them up in a hotel. Two declined and said they'd use the ceiling fans (we have them in every room) but one had a wife that had 3 open heart surgeries just in the time they'd been my tenants so I insisted that they go to a hotel.For those that opted out of a hotel I reduced their rent for that month.

I purchased 5 free standing AC/dehumidifier units for emergencies.

The biggest problem we used to have were tenants that would turn the AC off when they went away in the summer and on their return turn it down to 60 so that the unit would freeze. It took a long time to convince them that it was costing them more money trying to cool down a closed up house with no AC than it was to simply turn the thermostat up when they left.

--71.75.xx.xx




No AC, compensate? (by NC INVESTOR [NC]) Posted on: Jun 13, 2018 2:48 PM
Message:

In Charlotte our county requires that if the outside temperature drops before 50 and the heat is out we must provide an alternate source of heat. If we offer AC and the outside temp exceeds 80 then we must provide alternate AC.

I have had 3 times when the AC when out on July 4th weekend with 90+ degrees and all of the supply houses were closed.

I offered to put them up in a hotel. Two declined and said they'd use the ceiling fans (we have them in every room) but one had a wife that had 3 open heart surgeries just in the time they'd been my tenants so I insisted that they go to a hotel.For those that opted out of a hotel I reduced their rent for that month.

I purchased 5 free standing AC/dehumidifier units for emergencies.

The biggest problem we used to have were tenants that would turn the AC off when they went away in the summer and on their return turn it down to 60 so that the unit would freeze. It took a long time to convince them that it was costing them more money trying to cool down a closed up house with no AC than it was to simply turn the thermostat up when they left.

--71.75.xx.xx




No AC, compensate? (by Oregon Woodsmoke [ID]) Posted on: Jun 13, 2018 3:34 PM
Message:

No compensation if you respond immediately but there is a delay due to ordering parts or scheduling a repairman. You are fixing it as fast as you can.

Possibly, there might be a gift of appreciation to say thanks if the tenant is reasonable about it and it was something that really inconvenienced the tenant. --174.216.xx.xx




No AC, compensate? (by Pmh [TX]) Posted on: Jun 13, 2018 4:32 PM
Message:

No rent compensation. You responded and planned fix and it will be fixed promptly. there are no habilitation issues so no requirement on your part to abate rent. --104.218.xxx.xx




No AC, compensate? (by AllyM [NJ]) Posted on: Jun 13, 2018 5:46 PM
Message:

I keep two window units at my home for issues like this and I can get them over to the rental with a little help. I keep three at a larger duplex for issues like that. Tenants are glad to just put them on the floor behind furniture just in case. --73.178.xxx.xx




No AC, compensate? (by NC INVESTOR [NC]) Posted on: Jun 13, 2018 6:08 PM
Message:

You might want to check out FL LL tenant laws. They allow tenants to withhold rent if repairs aren't made in a timely manner. The examples given are leaks, heat and air.

"Timely" is a rather vague term so you might want to check what FL considers as timely. --71.75.xx.xx




No AC, compensate? (by Vee [OH]) Posted on: Jun 14, 2018 4:25 AM
Message:

I was involved after the a/c was fixed in a situation where the tenant went to court for the 4 days of -diminished value-, it looked kinda bad at the pre-trial but after doing the calculation the difference was 45bux lower rent times 4 days resulted in 4x1.50 or 6 bux, the clincher was she denied access to the inside where the t-stat for testing so the judge ruled in favor of the owner and she had to pay her 1400bux legal fees but was awarded half of the damages she went after.

what a interesting 3 months that was for the manager... --76.188.xxx.xx




No AC, compensate? (by Laura [MD]) Posted on: Jun 14, 2018 4:56 AM
Message:

FYI...."timely" in my area is 30 days for AC. --108.51.xxx.xxx




No AC, compensate? (by rentON [PA]) Posted on: Jun 14, 2018 5:07 AM
Message:

Who would compensate you if the AC went out in your personal residence? As long as you are making a reasonable attempt to resolve there's no issue. Life happens and things do break at inappropriate times. --67.165.xx.xx




No AC, compensate? (by WMH [NC]) Posted on: Jun 14, 2018 6:29 AM
Message:

Something to keep in mind when comparing personal residence issues with a rental: the tenant is paying to NOT have to deal with structure and major systems issues. So while we, as homeowners, can choose what and when we will repair in our own homes, we don't have that luxury in a rental property. We have to repair/replace major systems as soon as possible.

Since we don't have control over some repair time tables, offering alternatives is an option. Sometimes the alternative is just to let the tenant know it will be done as soon as possible. Sometimes offering an emergency AC/heater or two is the best choice.

I do not like offering reduced rent as the first option because with some tenants that might encourage "issues."

OP, I know you have moved on, but sometimes a thread continues on a discussion without the original poster being involved LOL! --100.36.xx.xxx




No AC, compensate? (by Robin [FL]) Posted on: Jun 14, 2018 9:34 AM
Message:

I did not compensate my tenants in any way a few years ago when the AC unit needed to be repaired and it took several days to get it done.

I also did not compensate them for the time the AC was not working after power was restored after Hurr Irma. The storm destroyed the AC unit & it had to be replaced. They got a brand new AC unit (thus a lower power bill since this one is more energy efficient). --108.188.xxx.xxx




No AC, compensate? (by J [FL]) Posted on: Jun 16, 2018 9:32 AM
Message:

Thanks. The unit was replaced yesterday afternoon.

I hadn't thought of the tenant doing something to cause these compressor failures. I'd assumed it was the AC company's fault since the evaporator coil also had to be replaced years ago before this tenant moved in. I thought maybe the unit was a dud or the installation in 2010 was done wrong.

Usually when people here want to save money they'll keep the AC set at like 80 degrees (which this tenant does). I suppose someone could keep switching it on and off frequently in an effort to save money although that seems a bit odd. I have some with the 5 minute delay but I can't remember if this unit has that.

I double checked and the warrant ends in April 2020. So I'll see if there are more problems. Maybe it will be worth it to just replace the system (using a different HVAC co) in the next couple of years if problems continue. --72.188.xxx.xxx




No AC, compensate? (by mike [CA]) Posted on: Jun 21, 2018 9:07 AM
Message:

unless the tenant has a medical condition that requires it i would let them know it is on the schedule and they can look fwd to cool air ASAP. if they whine ask them what seems fair...maybe a few frosty beers is their idea of fair. if so toss 'em a $20. if they say more then consider that and send a change of terms of tenancy that has them paying for the repair of the AC. one more benefit of a month to month term

my lease has them repairing the AC and swamp cooler since they are the ones hammering them.

i also do not provide refrigerators except as an accommodation...the lease is clear its theirs if they want it or gone if they have their own, but if it goes kablammo i am NOT on the hook for the food. most of my fridges are orphans left or given to me. i'm glad to share the bounty but not go into my pocket. same with washers and dryers if the unit has that --76.176.xxx.xxx




No AC, compensate? (by mike [CA]) Posted on: Jun 21, 2018 9:13 AM
Message:

not to sound jaded (i am) let's all say it in unison..."tenants hammer properties". the same doors and screens and AC's and carpets/floors that last 20 years in OUR houses lasts about 3-5 in a rental. after we put a few landlord miles under our belt we learn that they misuse and abuse and just plain destroy stuff. the lease expands to let them pay for that stuff they wreck and destroy --76.176.xxx.xxx




No AC, compensate? (by cjo'h [CT]) Posted on: Jun 21, 2018 12:33 PM
Message:

Moishe,back in Northern Ireland we never paid much attention to Laws,why should it bother us in the Colonies?.......... Charlie..................................why? --174.199.xx.xx



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