AC repair

[Sunny P.]

Tenant calls and complains temp won't go below 75.  I called a bunch of companies, and finally got one to come out after 5pm because that's the only time that works for the tenant. 

Repair guy tells me the FILTER was filthy and refrigerant coolant leaked.  He said he put almost 6 lbs of coolant and that's only a temp fix because they need to come back and find the leak 

Cost was $275... Now the real fun starts trying to figure out what's wrong  

Can I hold the tenant responsible for not changing the filter?  It's possible that's what caused the problem. 

 FML  

[Chris Eaker]

You need to add that to your lease now. I call those kinds of things the "gotcha" clauses. I add things to my lease as they come up and say "gotcha!" My lease now says tenants are responsible for changing the furnace filter monthly. I put a brand new one in before they move in and usually provide them with one extra. I put the date on the one I put in and if I come back out for anything, I'll check the filter. If it still has that date on it, then they are charged $15/month that it wasn't changed (also spelled out in the lease). Your lease should also say that tenants are responsible for damages, so if their negligence caused the damage, you can charge them for it. If your lease doesn't say that, then "gotcha!" Add it for the next one.