Why do air conditioners break down in rentals?
For years one of our (and your) biggest headaches has been a/c repairs. This past summer was one of the worst! No one is happy when the a/c breaks down. When an air conditioner breaks, the tenant is upset, the owner has an unexpected expense, and we are scrambling to get vendors to a hot house quickly while keeping prices low.
Sometimes a unit breaks down because of age. Simple maintenance can keep an air conditioner running efficiently and extend its life a great deal.
Why isn’t a lease clause enough?
Our leases always say tenants are responsible for replacing the A/C filters. In practice, that is very hard to enforce. We check filters at preventive maintenance inspections. When we find a dirty one, we show it to the tenant and explain why changing it matters. We also address filters in the lease and send reminders.
It still did not work well. Air filters are “out of sight, out of mind,” and even tenants who want to be good tenants forget.
What does the HVAC Filter Replacement Program do?
Starting with each lease renewal or new tenant, we mail each tenant all the right A/C filters for their rental unit. Each delivery includes:
- Instructions on how to change the filters.
- An expiration date printed on each filter, so we can hold tenants accountable at inspections.
The filters ship every 3 months, directly to the tenant. We removed the “forgetting” and the hassle of buying filters.
What results does the program get?
Our unique solution averages a 450% increase in tenant filter-replacement compliance and up to a 30% annual reduction in HVAC-related issues.
Which plans include it?
The Gold and Platinum plans include the program at no additional cost. See each plan on the fees page. Inspections check the result: Silver includes a mid-year inspection, and Gold and Platinum are on a quarterly schedule. Read more about periodic inspections. Useful terms: management fee, maintenance reserve and rent ready.
Next step
Request a free assessment at Contact us or call (301) 392-2172. For more on what we do, see property management services.
Frequently asked questions
How does the HVAC filter program work?
Starting with each lease renewal or new tenant, we mail the tenant all the correct A/C filters for their unit. The package has instructions for changing them and an expiration date printed on each filter. Filters ship every 3 months.
Why do you need this program?
A/C breakdowns upset tenants, cost owners an unexpected expense, and send us scrambling for vendors. Leases make tenants responsible for filters, but that is hard to enforce, and most tenants simply forget.
What results does the program get?
Our unique solution averages a 450% increase in tenant filter-replacement compliance and up to a 30% annual reduction in HVAC-related issues.
Does it cost extra?
Gold and Platinum plans include the program at no additional cost.
