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Tenants and Filters *sigh*

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rock lobster

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Discussion starter · #1 ·
Driving by one of our rental homes this weekend I notice an window A/C unit sticking out of the master bedroom. I call the tenant who explains 'The central A/C doesn't really work well'.
That was odd, as this place has a top-notch gas heat / AC system. I set up a time to stop by later that day.

Sure enough... the house is hot and muggy, though the AC is on 72. Practically zero airflow out of the vents.
Head to the cellar... go into the utility area... and the two cases of furnace filters I left there when she moved in 3 years ago are still full.
I look at the edge of the current filter... a Filtrete MPR 2200 filter... 'I won't use yours because I have allergies', she explains. She put it in the month she moved in.

This thing was so caked with detritus that I could not pull it without a fight. I had to head home for the shop vac to clean the filter box. It had to have been caked with another 3/4 inch of dust and fibers above the pleating. Note that she does 'crafts', which apparently involves using a palm sander on wood objects, my best-guess as to where this fine dust came from.

Simply one of those face-palm situations. :gah: I had to show her on the lease where she committed to changing the filters every few months, and to contact us to restock her supply of filters, and where she is liable for HVAC repairs caused by lack of filter swaps.

Most amazing is that the system wasn't toasted. Picked right back up, and was streaming condensate within 15 minutes. I already know a duct cleaning service will be required whenever she vacates.
 
#2 ·
rock lobster said:
Driving by one of our rental homes this weekend I notice an window A/C unit sticking out of the master bedroom. I call the tenant who explains 'The central A/C doesn't really work well'.
That was odd, as this place has a top-notch gas heat / AC system. I set up a time to stop by later that day.

Sure enough... the house is hot and muggy, though the AC is on 72. Practically zero airflow out of the vents.
Head to the cellar... go into the utility area... and the two cases of furnace filters I left there when she moved in 3 years ago are still full.
I look at the edge of the current filter... a Filtrete MPR 2200 filter... 'I won't use yours because I have allergies', she explains. She put it in the month she moved in.

This thing was so caked with detritus that I could not pull it without a fight. I had to head home for the shop vac to clean the filter box. It had to have been caked with another 3/4 inch of dust and fibers above the pleating. Note that she does 'crafts', which apparently involves using a palm sander on wood objects, my best-guess as to where this fine dust came from.

Simply one of those face-palm situations. :gah: I had to show her on the lease where she committed to changing the filters every few months, and to contact us to restock her supply of filters, and where she is liable for HVAC repairs caused by lack of filter swaps.

Most amazing is that the system wasn't toasted. Picked right back up, and was streaming condensate within 15 minutes. I already know a duct cleaning service will be required whenever she vacates.
Click to expand...
Pass on the duct cleaning...instead get the evap and the blower motor/squirrel cage removed and cleaned ASAP
 
#3 ·
Dunno if removing coil is needed , but certainly spray the He'll out of it with foamy stuff , and look at fan
 
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#4 ·
Buying new window ac ~ $150-$300, changing your filter twice a year ~ $10-$50 (×3 years = ~$30-$150), continuing to run your ac without changing filters and neglecting to notify your landlord of a problem, buying a window ac, then playing dumb when caught demolishing the system = priceless. Actually it probably cost her quite a bit in utility bills trying to heat and cool the house through a piece of cardboard. I think I would tell her this is potentially a very costly mistake and she is subject to random inspections in the future, write up an amendment to her contract and give her 30 days to sign it or vacate the premises. Seems harsh but with tenants, you've got to make your point clear or they just forget, or at least claim to forget.
 
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#9 ·
A 3m filter and a nest stat stop trying to kill that unit slowly
 
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#11 ·
I change the filters on all our rental units myself.
I asked one tenant if I could go in and change the filter.
He said he had just changed it.
I said let me check it to verify the size of what I showed for his unit.
There was no filter in there.
 
#12 ·
6t7gto said:
I change the filters on all our rental units myself.
I asked one tenant if I could go in and change the filter.
He said he had just changed it.
I said let me check it to verify the size of what I showed for his unit.
There was no filter in there.
Click to expand...

I can't tell you how many times I go on a service call and find out the filter either hasn't been changed in a year, was just changed out right before I showed up and the old shag carpet that was the filter is in the trash, or the coil was a filter and they didn't know filters were needed. Tenants are the worst. I always recommend a 5" filter on new installs for rentals and a maintenance program for bi-annual checkups. At least than you know they are changed every 6 months and the Tenet isn't destroying your unit.
 
#14 ·
This is your fault Mr. Landlord.

She moved in Three Years Ago and this is the very first time you were back to inspect anything????

I do trust my tenants - but I find that verification goes a long way.

PHM
------------




rock lobster said:
Driving by one of our rental homes this weekend I notice an window A/C unit sticking out of the master bedroom. I call the tenant who explains 'The central A/C doesn't really work well'.
That was odd, as this place has a top-notch gas heat / AC system. I set up a time to stop by later that day.

Sure enough... the house is hot and muggy, though the AC is on 72. Practically zero airflow out of the vents.
Head to the cellar... go into the utility area... and the two cases of furnace filters I left there when she moved in 3 years ago are still full.
I look at the edge of the current filter... a Filtrete MPR 2200 filter... 'I won't use yours because I have allergies', she explains. She put it in the month she moved in.

This thing was so caked with detritus that I could not pull it without a fight. I had to head home for the shop vac to clean the filter box. It had to have been caked with another 3/4 inch of dust and fibers above the pleating. Note that she does 'crafts', which apparently involves using a palm sander on wood objects, my best-guess as to where this fine dust came from.

Simply one of those face-palm situations. :gah: I had to show her on the lease where she committed to changing the filters every few months, and to contact us to restock her supply of filters, and where she is liable for HVAC repairs caused by lack of filter swaps.

Most amazing is that the system wasn't toasted. Picked right back up, and was streaming condensate within 15 minutes. I already know a duct cleaning service will be required whenever she vacates.
Click to expand...
 
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#18 ·
eddiek said:
Pass on the duct cleaning...instead get the evap and the blower motor/squirrel cage removed and cleaned ASAP
Click to expand...
:cheers:

I'd do it all, except remove the Evaporator, & have the Tenant pay for it, since she violated the Lease.
 
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#19 ·
taylor2 said:
Buying new window ac ~ $150-$300, changing your filter twice a year ~ $10-$50 (×3 years = ~$30-$150), continuing to run your ac without changing filters and neglecting to notify your landlord of a problem, buying a window ac, then playing dumb when caught demolishing the system = priceless. Actually it probably cost her quite a bit in utility bills trying to heat and cool the house through a piece of cardboard. I think I would tell her this is potentially a very costly mistake and she is subject to random inspections in the future, write up an amendment to her contract and give her 30 days to sign it or vacate the premises. Seems harsh but with tenants, you've got to make your point clear or they just forget, or at least claim to forget.
Click to expand...
That "30 days" in Ohio won't work, Taylor, due to the "Land Lord / Tenant Agreement Act". The Tenant by playing a Fool, & milking the System could stretch that Eviction out to 180 Days +.

The Land Lord should've been making periodic Inspections of His Property, which are allowed by Ohio Law, upon three days notice.

Instead of three years of dirt, .... he'd had that tenant out by now, & possibly had one that had some form of Common Sense.
 
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#20 ·
Poodle Head Mikey said:
This is your fault Mr. Landlord.

She moved in Three Years Ago and this is the very first time you were back to inspect anything????

I do trust my tenants - but I find that verification goes a long way.

PHM
------------
Click to expand...
:cheers:
 
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