Upgrade insulation for tenants--worth the money?

Question

Blown and batt R19 insulation is missing in vacant house from the attic above a 10 X 10 bedroom.

I've called one insulation guy so far. He said $200 minimum charge to come out and do that small area.

He recommended doing an extra layer of R19 over the entire attic for a total charge of $550.

I hate to spend the extra money, but would it have any value for the tenants? This is in a subtropical climate, so AC is used much more than heat (except for this winter, LOL). Thanks.

Account Closed · Answer

I don't think insulation gets you any more monthly rent. However, what it does is to help with tenant retention.

Tenants move at the drop of a hat. Heck, they move when the last light bulb has burned out. If your tenant can't sleep at night because that bedroom is too warm, your tenant will move out.

Tenants in my area do ask about heating bills, so weatherization helps me fill vacancies. I'd think it would be less of an issue in Florida.

If you decide to do it yourself, wear a good respirator, not just one of those little paper painting masks. Also wear long sleeve shirt, long pants, and goggles.

Myka M. · Answer

I am not sure but there may be some tax advantages to adding insulation also.  This is something you want to find out from your accountant but bill might know too.

Bill Gulley · Answer

Putting in insulation is pretty well an accepted DIY project, like painting a room. If your property is viewed as a commercial property there might be a permit required as some places are pretty much control freaks. In tight spaces, use duct tape and tape a clothes pin at the end of a pole, an broom might work or a PVC pipe. Snap the paper back in the clip and slide the insulation into place. Usually it's paper side toward the insulated space, depending on your area, but for humid areas with A/C it may be, paper toward the heat, check with your local insulation supplier . Lay it in between the ceiling joists. Since you can't staple it in place and seal it up, lay an unfaced roll over that running the other direction and slide them tightly together, but don't smash it up, it's the fluff and air space that aids in insulating the space. If you can climb a ladder, lift 20 pounds and crawl, you can do this. Good Luck, Bill

Jason S · Answer

I have a rental that is 50 years old and it really needed insulation so I went to Lowes and bought the blown in cellulose and if you buy like 25 bags you can rent machine for free. I think there around $10 a bag. So for $250 I did it myself with the help of a friend simply feeding the machine. It took less than 2 hours. Plus it was actually a big "selling point" to my current tenants because they specifically asked about the insulation and wanted something effecient.

Account Closed · Answer

It was about 1400 sq ft. NC Mark raised a good point about contacting the local utilities and see what kind of programs they are running.

Progress Energy has a program which I used, ending with the 700 price tag.

PNW is on the money too, tenants move over anything today, they can, and Florida AC bills are a killer.

Mark N.A · Answer

Many states offer free money for certain energy-saving upgrades for low-income households.  They even have someone do it for you.

More and more of my tenants ask the local utility company for past records of energy bills, and it's a real selling point showing tenants energy-saving improvements.

As has been said this is one very very easy diy project.  If you don't have some minimum wagers working for you, you'll probably need to find some for RE projects like this.  A professional company will charge you out the a$$ for this.

Account Closed · Answer

This is one of those areas where you might want look at tenant quality. I know it is not a sexy, money earner, but it does have its benefits.

One tenant in a three-bedroom, 2 bath, complained about his electric bills, in Florida and he was paying hundreds per month.

Good tenant, worth keeping, so I did the full blown-in deal for about 700.00 and his bills did drop dramatically and my ac unit isn't working as hard . Happy tenant now,still pays on-time, and into his third year there.

I can't comment of using a contractor versus DIY, but that stuffs dangerous to play with, and I would rather not breathe it in. Liability angle might come into play with just hiring a kid, don't know for sure.

GL

Bill Gulley · Answer

Hi, putting in insulation is one of the easiest DIY projects I can think of, the hardest part is getting in the attic! If you can't get in there, any kid that mowes lawns could do that for you with supervision. Less utility costs for a tenant equals greater desirablity in a property which equals justifications for higher rents, not only is it a responsible thing to do, it adds value to the property! It's probably less than a $100! Bill

Bienes Raices · Answer

Yeah, tell me about it! And now with this bizarre winter freeze, we'll have a heating bill as well.

Upgrade insulation for tenants--worth the money?

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