Garbage Disposal

[nalnk]

Plan for the time this tenant vacates and have someone remove the disposal and then where the electric switch was to remove the switch and put in a blank cover plate. AS to the a/c Central air units ice up from being set too cold when its very humid SO what you may want to do is to hire a local heating cooling contractor to go there and clean it at least once a year while this tenant lives there and to have that contractor change the thermostat to one that will not go as low as 60 and that should stop tenants from setting it so low that it ices up even if it means that you have to have separate thermostats one for heat and one for cooling!

Yes, it will be removed.

We went ahead and purchased a contract to service it yearly. We will certainly keep in mind the thermostat you refer to.

 

[nalnk]

I am kind of guessing that the OP went cheap on the AC unit and its really not big enough to properly cool the place, hence the tenant setting it at 60. I am kind of guessing that if the OP takes your advice the next tenant will be complaining that the AC unit isn't working properly.

Hey LdiJ... we bought a Carrier HVAC. We replaced the builder's grade when we got it ready for renting. I have a 4 ton unit cooling my 1600 sq ft. unit.

 

[Zigner]

In the past, he hasn't replaced the filters (that we supplied) which contributed to the problem of junk building up at the exchange in the attic...

No, that's not how it works. A clogged filter can cause the unit to freeze up, sure, but it's not going to cause "junk" to build up.

...and because he runs the AC and 60 degrees, the condensation builds up quicker than the condensation can drain away... which is what caused the sytem to shut down resulting in my having to send out a repairman at $100.-

As I said before, improper draining of condensation is not caused by the unit running continuously. What, EXACTLY, did your repairman say the problem was?

 

[Zigner]

Hey LdiJ... we bought a Carrier HVAC. We replaced the builder's grade when we got it ready for renting. I have a 4 ton unit cooling my 1600 sq ft. unit.

Installing an oversized a/c is counterproductive. The humidity levels in the unit likely stay comparatively high, so even though the temperature is cool, it still feels muggy, causing the tenant to set the temperature lower. Also, the fact that you're squirming about the ~$150 for a new garbage disposal makes me believe you're lying about the capacity of the a/c you installed. If you're not, then the size of the a/c is a big part of your problem.

 

[nalnk]

No, that's not how it works. A clogged filter can cause the unit to freeze up, sure, but it's not going to cause "junk" to build up. As I said before, improper draining of condensation is not caused by the unit running continuously. What, EXACTLY, did your repairman say the problem was?

There was alot of junk found / ... filter not be replaced regularly. It was suggested that we even buy them so that we can date them and mark them (he has to keep all of them so we see that they are being exchanged). It was happening every couple of months and****************************.. sometimes he wasn't home to let them in... resulting in no show fees.. just thought i'd add that one in... very frustrating. But we were adamant about changing them or he would pay for the next repair. He hasn't called in a long while.

 

[Zigner]

There was alot of junk found / ... filter not be replaced regularly. It was suggested that we even buy them so that we can date them and mark them (he has to keep all of them so we see that they are being exchanged). It was happening every couple of months and****************************.. sometimes he wasn't home to let them in... resulting in no show fees.. just thought i'd add that one in... very frustrating. But we were adamant about changing them or he would pay for the next repair. He hasn't called in a long while.

Filters on a properly functioning a/c systems don't clog up "every couple of months". Stop trying to place the blame on your tenant and spend the money to find out what is really wrong.

 

[nalnk]

Filters on a properly functioning a/c systems don't clog up "every couple of months". Stop trying to place the blame on your tenant and spend the money to find out what is really wrong.

As i stated in this thread... we have a service contract and it's checked/cleaned, etc... yearly.... and it has failed... Filters are now being replaced monthly and i havent heard from him in quite a while**************... also mentioned this in my thread. please read before pointing a finger at me.

And btw**************************** my original post isn't about the AC.

 

[Zigner]

As i stated in this thread... we have a service contract and it's checked/cleaned, etc... yearly.... and it has failed... Filters are now being replaced monthly and i havent heard from him in quite a while**************... also mentioned this in my thread. please read before pointing a finger at me.

And btw**************************** my original post isn't about the AC.

A properly functioning air conditioning system does NOT require monthly filter changes. There is something WRONG with your a/c system.
As to your original question: I know what it was and I answered it. You need to spend a few bucks and FIX the broken garbage disposal unit. If you can prove it was broken by the tenants, then bill them for it.

You are an incompetent absentee landlord.

 

[nalnk]

A properly functioning air conditioning system does NOT require monthly filter changes. There is something WRONG with your a/c system.
As to your original question: I know what it was and I answered it. You need to spend a few bucks and FIX the broken garbage disposal unit. If you can prove it was broken by the tenants, then bill them for it.

You are an incompetent absentee landlord.

Only says you!!! He keeps signing the lease so we can't be that bad zigner. I respond to all issues immediately... and remedy the problem************** that makes me a good landlord.... he isn't upset if i dont' replace... remember that!

Six Potential Problems
Here’s what can happen if you let air filter replacements fall by the wayside.

Short-Cycling: Your air conditioner is supposed to cycle on and off occasionally throughout the day, but a dirty air filter can cause those cycles to become more frequent than they need to be. Besides the noise pollution that comes with cycling, that means wasted energy and uncomfortable temperature changes.

Freezing Up: A good, clean air filter allows air to flow freely out of your unit. A dirty air filter restricts the flow of cold air, causing it to build up inside the air conditioner and lower the internal temperature. Given enough time, that buildup of cold air can eventually cause ice to form on the coils.

Uneven Cooling: Even if it’s not enough to cause freezing, that restricted airflow isn’t good for your air conditioner’s cooling power. You’ll notice uneven cooling with hot and cold spots, and that means lower comfort levels at a higher cost.

Allergen Buildup: If anyone in your home suffers from asthma or respiratory allergies, it’s especially important to keep the air filters clean. A dirty filter can cause allergens to build up in your duct system, and they’ll linger there for months. Whenever you have a forced-air system running, those allergens will be released into the air you breathe. You might even end up with a mold problem in the ducts.

General Wear and Tear: Air conditioners just last longer if they’re maintained properly. A good air filter helps to stop dust and dirt from building up on all of the unit’s internal components; a bad one will cause additional wear and tear that can lead to serious maintenance issues down the road. You may end up having to replace your air conditioner a year or two sooner, and you’ll likely be paying for expensive air conditioning repairs in the meantime.

Reduced System Efficiency: If you’re holding off on getting a replacement filter because of the cost, know that you’re only hurting your finances in the long run. An A/C unit with a dirty filter will use much more power to cool your home, and you’ll end up paying more on your utility bills.



HOW OFTEN SHOULD I CHANGE THE FILTER IN MY AIR CONDITIONER?


One of the easiest and least expensive things you can do to keep your A/C system running at its best is to change the filter every one to two months. Not only will this keep your A/C system working efficiently, but it will also improve your home’s indoor air quality.

A general rule of thumb is the more traffic your have in a home the more frequently you should change your A/C filter. If you have more than two people in your household and/or you have pets, you may want to change out your filter monthly. In particular, pet dander and pet hair can quickly block your A/C filter.

The quality of the filter you select will determine how frequently you need to change it. Most homeowners use a 1” to 3” filter and can change it every 2 months. But if you are one of the millions of Americans who suffer from allergies, you may want to consider a higher quality filter, this will cost a little more upfront but you will breathe easier and it will be well worth the cost.

If you live in a warm, dusty climate you are more likely to pick up extra debris and pollutants in the air thus causing your filter to become dirtier faster. In addition, smoking, mold or moist climates will decrease the quality of air in your home and require more frequent change outs of your filter. To keep the air in your home at its best it's best to check the filter monthly.

 

[PayrollHRGuy]

I don't think post the text from a Heating & Air company website is what one might consider unbiased evidence.

I found several that said the average suburban home should change it out every 90 days.

But as I mentioned earlier, if it is in the lease and you provide the filters you may have a claim against the tenant if you can get a professional to say that the issues were caused by not changing the filters.

But as you mentioned the AC wasn't the issue. The disposal was.