Maintenance is a key component to the overall operating cost, longevity, frequency of repairs, and safety of equipment. Maintenance should be done on every piece of HVAC equipment at least annually, whether it is a furnace, heat pump, air conditioner, or boiler. Going year after year without even having the filter changed, can cause unnecessary repairs and a shorter life span of the equipment. So, who cares if equipment is properly maintained in your rental home? Hopefully it’s you!
A while back Day & Nite installed a new furnace and air filtration system for one of its homeowners. Sometime later they returned to that same home as a service technician because the furnace wasn’t working. It turns out the home was sold shortly after our install and was now a rental. So, who cares? Apparently no one. Within minutes I discovered the filtration system we installed had never been maintained since the purchase of the home.
Thankfully the equipment was so new, no other problems existed. They replaced the filter and shared some preventative recommendations with the owner, knowing full well the indifference of the renter had already doomed this furnace to fail again unless proactive steps were taken.
So, as an owner of a rental, what steps can you take to prevent such a problem?
Maintenance. Spending extra money to get a guy out there to “find problems” on something that is already working is a legitimate fear. So have your HVAC equipment properly maintained by a trusted professional who will do the complete maintenance on the equipment.
Read reviews of the company, check out their business philosophy and how long they’ve been around, and look them up on the Better Business Bureau. When you call a company for maintenance ask them what is done during the maintenance. Make sure it is a complete maintenance and not just an inspection. Be leery of the lowest price.
Remember, you are dealing with high voltage equipment or combustible fuel equipment, sometimes both. Maintenance should be performed according to the manufacturer’s instructions on all equipment. Here are a few key components of a complete maintenance:
- Checking for Carbon Monoxide within the home (for fuel burning equipment)
- Checking for proper combustion of fuel burning equipment
- Cleaning burners on gas equipment
- Check the operation of all controls
- Adjusting gas manifold pressure
- Inspecting the filter system
- Checking for proper current and amp draws on equipment
You should receive a comprehensive report after the maintenance so you can see what was checked and evaluate the condition of the HVAC equipment.
Filters. Have the maintenance company tech change or maintain the filters while he or she is on-site. If you or your tenant plan on replacing the filters, ask the tech to evaluate the system and suggest ways to make maintenance easier and less frequent. If the system requires quarterly filter replacement, have them bring out all the filters at once. In my experience, the easier it is to maintain the system, the more likely filters will be replaced. Some filter systems require tools to access, reaching around motors and electrical components, and/or reaching around sharp sheet metal. In this instance, it might be best to have your service tech perform the maintenance.
Training. A good technician will want to train those living in the home how to maintain their filter. Some companies have a strict policy (like we do) not to discuss the job with renters without direct permission from the owner of the property or property management company. If you’ve decided to have the renter help with maintenance, require them to be home during the maintenance on a furnace, boiler, heat pump, or air conditioner and ask the technician to train the renter how to maintain their filter system… every time.
Building these simple steps into the care of your home with a trusted company can make all the difference when it comes to pricey repairs catching you off guard.
Since 1954, Day & Nite Plumbing & Heating, a family owned and operated company, has been meeting the plumbing, heating, and air-conditioning needs of homeowners and businesses in Seattle and the surrounding areas. Whether you have a plumbing emergency, or you need a heating and cooling home comfort system, “Do it Right! Call them anytime “Day or Nite”. Be sure to browse here for in-depth answers to homeowner’s top plumbing and heating questions, or send your own questions directly to the experts.
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