Do You Provide Window Units in Your Rentals?

Question

I'm looking at a property with no HVAC source. Since it's in Tulsa, Oklahoma I'm thinking about electric baseboards for heat. Debating whether or not to provide the tenants with windows units for air conditioning. I don't mind providing them, but I've heard other landlords say they leave it up to the tenant. Plus, it's just one other thing to manage when it breaks down.

Steve Vaughan · Answer

I have a dozen or so used window units I picked up at yard sales or off-season sales & CL over the years that people can borrow at a couple of my complexes. My maintenance guy puts them in and pulls them out. First come, first-serve mostly for the income challenged. The tenants are grateful, stay longer and take care of them. They know the alternative is a hot hot summer of misery.

Do not buy retail units and provide them with 'warranty'. The entitled will abuse them and pester you about them. They may also disappear. Don't wait to shop until it gets hot. Good luck @Ryan Ahlgrim!

Do not buy retail units and provide them with 'warranty'.  The entitled will abuse them and pester you about them. They may also disappear. Don't wait to shop until it gets hot.  Good luck @Ryan Ahlgrim!

Eddie Memphis · Answer

BYOAC sounds like a good plan.

Electric baseboard can be expensive to operate. Make sure the tenant pays his own electric bill.

Jason Lee · Answer

Central air went out in my rental.  I spent one month's rent 700$ on two larger window units kitchen/living room and one smaller one for the master bedroom at walmart. The other two bedrooms i left up to the tenants when i showed the place to them.

I dont think it would have rented without them.

Central heat still worked fine.

Michael Slockers · Answer

I bought one in Tulsa that had no furnace, but was all set up for one. I tried to get away with baseboard units and even the window unit had heat, but I eventually went with Section 8. Those guys explained my options and central furnace it was. Section 8 team also explained to me about the baseboard units basically driving tenants broke. So incredibly inefficient. Sometimes we need to make the tough financial choices and help people get a little ahead.

As a point of reference, a furnace purchased online, enough for a 1200 square foot house, is only about 420 shipped. Installation costs vary of course.

Would like to hear where you end up. Winters in Tulsa are quite cold, especially with the humidity. But no doubt there are plenty of people around who live without a furnace.

Jassem A. · Answer

Mini splits are nice but the ones that will put out 12k btu in cold weather are about $900. For about $300 you can get a 12k btu portable heat pump that will do almost as well and be much easier to install granted they are a little bit noisier and I know the mini splits are probably more efficient.  If the weather is cold enough then there's always resistance heat and kerosene heaters.

Ryan Ahlgrim · Answer

Hey @Brent McKee, yes I've considered mini splits and  prefer them over adding central HVAC in a unit without any. Budget is tight on this deal though.

Brent McKee · Answer

@Ryan Ahlgrim, have you checked out the Ductless Mini Splits.  I really think that these are a great option!  Cost runs from about $1k - $2k and installation will not be very high because there are no ducts.  They use a heat pump system so they will be economical, too.  I have a good friend of mine that is a HVAC specialist if you need someone.

Jim Adrian · Answer

Are you renovating the place?  Have you thought about putting in a new hvac unit for each unit?  I don't like electric base heaters but I know people that do.  Its how much you want to spend and the clientel you want to deal with.

Carlos Tavares · Answer

i actually have wall units that are attached to a square hole in the wall one per floor 12k to 14k btu.I personally installed them during renovations.  but it isnt included into the rent so if if breaks i am not obligated to fix it and if they want window units in their rooms they can buy them at their leisure

Matthew Paul · Answer

I dont provide window units , thats on the tenant , when they break , its their problem . Same thing with washer and dryers .  I have electric baseboard heat in 3 units , Sure it can be expensive , and heating oil is expensive , and when the heat pump is on emergency heat its expensive .  Nice thing about electric baseboard , it is rare that all of them would stop working at once , so no calls about no heat at 3 am

Do You Provide Window Units in Your Rentals?

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