All
Members
Companies
Blog
Forums
Podcast
Webinars
    User Log in  /  Sign up
  • Forums
    Newest Posts Trending Discussions Followed Forums Real Estate News & Current Events General Landlording & Rental Properties Buying & Selling Real Estate Deal Analysis See All
  • Education

    Read

    BiggerPockets Blog BPInsights: Expert Analysis Coronavirus Content & Resources Guides Glossary Reviews Member Blogs

    Watch

    Webinars Video Library Financial Independence Blueprint Intro to Real Estate: Rentals

    Listen

    BiggerPockets Real Estate Podcast BiggerPockets Money Podcast BiggerPockets Business Podcast Real Estate Rookie Podcast Daily Podcast (Audio Blog)

    Topics

    Business Operations Finance Finding Deals Property Management Property Types Strategy
  • Network

    Recommended Vendors

    Real Estate Agents Mortgage Lenders Companies Hard Money Lenders Contractors Investment Companies

    Search

    Members Events Jobs
  • Tools

    Calculators

    Rental Property Fix and Flip BRRRR Rehab Estimator
    Wholesaling Mortgage Payment 70% Rule Airbnb

    Services

    BPInsights: Property Insights Tenant Screening Property Management Lease Agreement Packages

    New Feature

    BPInsights (beta)

    Quickly analyze a property address or ZIP Code to compare your rent in your neighborhood.

    Analyze a property
  • Find Deals
    Real Estate Listings Find Foreclosures External Link Ads, Jobs, and Other
  • Bookstore

    Real Estate Books

    Profit Like The Pros Bidding to Buy See all books

    Featured Book

    BiggerPockets Wealth Magazine book cover
    BiggerPockets Wealth Magazine

    Written by financial journalists and data scientists, get 60+ pages of newsworthy content, expert-driven advice, and data-backed research written in a clear way to help you navigate your tough investment decisions in an ever-changing financial climate! Subscribe today and get the Oct/Nov issue delivered to your door!

    Get the Magazine
  • Pricing
Log In Sign up
User
Quick search links
Podcast Hard Money Lenders Books Washington
ForumsArrowGeneral Landlording & Rental PropertiesArrowAdding Mini splits in duplex
  • Newest Posts
    • Newest Posts
    • Unanswered Discussions
  • Trending
    • Top Discussions
    • Trending Discussions
  • Browse Forums
Search Nova
Create post

Adding Mini splits in duplex

20 Replies

  • Share on Facebook
  • Share on Twitter
  • Share on LinkedIn
Rotate Log in or sign up to reply
user profile avatar
  • Posts 46
  • Votes 21

Tyler Labelle
from Charlotte

posted about 1 year ago

I just went under contract on 3 all brick duplexes that have window unit heating and cooling.  local PMs are telling me thats going to limit my rental cap.  they said 50$ a month more for non window unit.   these are 2 bed 1 bath 750sf per unit.  I was thinking of putting  duel head mini splits in each unit as they do tenant turns and maximize rents.  currently its under market at 600$ per door. PMs tell me they should be at 700-750 with window units and 800 without.  each unit has own electric meter and pays it.   opinions?  

Rotate Log in or sign up to reply
user profile avatar
  • Posts 4.9K
  • Votes 2.4K

Jaysen Medhurst
Rental Property Investor from Greenwich, CT

replied about 1 year ago

@Tyler Labelle , I'm a huge fan of mini splits. They are very efficient, quieter than window units, and certainly more attractive (from the outside anyway). Many units also provide heat and in a warm climate like Charlotte they may be able to eliminate any other heating units you currently have. That could be a long term savings, if you never have to replace a furnace again.

That said, mini-splits can be pricey. Though this tends to be driven by labor. I think you really need to shop around and be cognizant of any instillation challenges.

What is the current electrical service to each unit? These will require 240V, 40-Amp (I think) service. If you have to upgrade the electrical service to each unit, that may be deal killer...or an opportunity. E.g. if you're currently paying for HW, you could install electric tankless water heaters for each unit and eliminate that operating expense.

Lots to consider. If you provide some more specifics, we can help you think it through.

Rotate Log in or sign up to reply
user profile avatar
  • Posts 46
  • Votes 21

Tyler Labelle
from Charlotte

replied about 1 year ago

@Jaysen Medhurst . I'm not sure of capacity of breakers yet but ill check on the inspection monday.  ill be able to do most of the work myself only paying for the electric and final pressure test.   Currently each750sf unit has two window units heating and cooling it all.  I know it must be struggling with that.  these little places look pretty good but the window units make them look section 8 right away.   

Rotate Log in or sign up to reply
user profile avatar
  • Posts 46
  • Votes 21

Tyler Labelle
from Charlotte

replied about 1 year ago
Rotate Log in or sign up to reply
user profile avatar
  • Posts 46
  • Votes 21

Tyler Labelle
from Charlotte

replied about 1 year ago
Rotate Log in or sign up to reply
user profile avatar
  • Posts 46
  • Votes 21

Tyler Labelle
from Charlotte

replied about 1 year ago
Rotate Log in or sign up to reply
user profile avatar
  • Posts 4.9K
  • Votes 2.4K

Jaysen Medhurst
Rental Property Investor from Greenwich, CT

replied about 1 year ago

Yeah, @Tyler Labelle . These places could be cute. I highly doubt the window units are providing heat.

I'd be very cautious about doing all of the work yourself. Many manufacturers won't honor the warranty unless they've been professionally installed. You can certainly do the grunt work, but make sure you're covering yourself.

Rotate Log in or sign up to reply
user profile avatar
  • Posts 46
  • Votes 21

Tyler Labelle
from Charlotte

replied about 1 year ago
Originally posted by @Jaysen Medhurst :

Yeah, @Tyler Labelle. These places could be cute. I highly doubt the window units are providing heat.

I'd be very cautious about doing all of the work yourself. Many manufacturers won't honor the warranty unless they've been professionally installed. You can certainly do the grunt work, but make sure you're covering yourself.

The selling agent was very specific thats all they have.  I said dont they have base board heaters as well?  he said nope just the heating/cooling window units.  I was shocked.  he said it was a little chilly in there when he was in to take photos.   it's amazing how some people will live and not even complain.  That's just not how I Roll and I'll be upgrading them.  But honestly I'll be looking to get rid of most of the tenants down the road and will likely do the upgrades as that happens.   I was thinking just have an electrician come one time and run power to a box outside each unit and just cap it that way im paying one time and can likely get a better price on a package deal.  

 

Rotate Log in or sign up to reply
user profile avatar
  • Posts 4.9K
  • Votes 2.4K

Jaysen Medhurst
Rental Property Investor from Greenwich, CT

replied about 1 year ago

Huh, I'm very surprised that you could get a C of O or insurance without some kind of permanently installed heating. Curious about what you see when you walk the property, @Tyler Labelle .

Rotate Log in or sign up to reply
user profile avatar
  • Posts 46
  • Votes 21

Tyler Labelle
from Charlotte

replied about 1 year ago
Originally posted by @Jaysen Medhurst :

Huh, I'm very surprised that you could get a C of O or insurance without some kind of permanently installed heating. Curious about what you see when you walk the property, @Tyler Labelle.

Yeah it's hard to say for sure until I get inside myself but he was admit about it.  It's one of those deals where i needed to put it under contract asap and i'll sort the rest after inspections.  time was of the most importance and they weren't going to show unless under contract since its 6 occupied units.  I don't blame them.

 

Rotate Log in or sign up to reply
user profile avatar
  • Posts 23
  • Votes 12

Landrin Lewien
Rental Property Investor from La Crosse, WI

replied about 1 year ago

@Tyler Labelle

Mini splits otherwise known as heat pumps are awesome, I’m an HVAC contractor and I highly recommend these units. They are 300% efficient in the heating mode, regular baseboard is only 100% efficient. The initial cost is pretty expensive but I believe it pays off. Electrical costs go along as there will need to be a disconnect at the condenser(outdoor unit) and power to each head. And I would definitely recommend getting a contractor to do the work.

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Rentals, Traditional Financing, and Taxes & Accounting
  • Posts 171
  • Votes 216

Tab Teehee
Rental Property Investor from Lake Suzy, Florida

replied about 1 year ago

@Tyler Labelle

Tyler I was asking the same questions as you about 2 years ago and went ahead and installed mini splits in every room of a 20 unit complex. These are heat pump units that create amazing heat in sub zero weather conditions.

My reasoning for going with a ductless system was partially due to the existing ductwork in the lower level units was completely rusted out and every hvac system was original from 1972!

Check with your electric company and see if they offer rebates for installing these energy efficient systems. I received a rebate of $800 for each unit and additional rebates for sealing up the old ductwork and increasing the attic insulation.

After researching all of the different brands of systems and reading reviews, I ended up going with a bit of an off brand manufacturer...Pioneer. So far, with these systems going through a winter, a summer and now winter again, I couldn't be happier with their performance. We installed indoor units in each bedroom and one in the living room, so residents can control temps separately in those rooms via remote control. The service from Pioneer has been outstanding and I have no regrets, thus far. If you'd like more info, feel free to PM me.

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Managing Tenants, Traditional Financing, and Team
  • Posts 151
  • Votes 120

Adam D Rinehart
Investor from Houston

replied about 1 year ago

@Tyler Labelle I just put 3 single zone units in a 2/2 850 sf property I have in Houston. All 3 furnished and installed were half the price of a central unit and gives great flexibility. The house previously had window units and taking those out just makes the house have better curb appeal while letting me get more in rent.

Rotate Log in or sign up to reply
user profile avatar
  • Posts 18
  • Votes 27

Jacob Morgan
Investor from CO/MD/NY/VA

replied about 1 year ago

@Tyler Labelle

I'm going to guess that there is a separate heating system in each unit. Perhaps electric baseboard and maybe hot water, especially if these houses were converted from SF to 2-family at some point in the past. As for the cost of the units, i don't think that $50 is enough of an increase over base to justify the investment cost in equipment. You will likely pay over $3000 for each of these units installed professionally. Depending on your neighborhood and likely class of renter, they may or may not be necessary. With rents being around $600 for those units, this suggests the more budget end of the rental spectrum and for that AC unit type is not much of a concern. If you are really concerned about the looks, buy them a moveable in-room AC unit to replace the window units. BTW, i have no problems with window units personally and don't associate them with low class - just older houses usually.

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Real Estate Finance, Rentals, and Traditional Financing
  • Posts 194
  • Votes 180

Nick Gann
Real Estate Agent from Murfreesboro, TN

replied about 1 year ago

@Tyler Labelle I love em! Im not a licensed hvac technician, and many of them will require this to back a warranty, but i do my own installs as well. The Cooper Hunter brand is one I love. All you need is a little electrical know how and a vacuum pump (pick up on amazon for about 150$). Or you can buy the quick connect versions from Mr. Cool and not need the vac.

If you hire someone to install, thats going to be your primary cost over the unit cost. But depends on your investment model and abilities.

Either way, excellent invention and I would take it everyday over a standard central heat and air unit or window units or baseboard heating etc.

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Real Estate Finance, Rentals, and Traditional Financing
  • Posts 194
  • Votes 180

Nick Gann
Real Estate Agent from Murfreesboro, TN

replied about 1 year ago

@Nick Gann meant to add in there, you could do multiple 12k btu units and utilize the nearest 20amp circuit. This would save you running a 30amp for higher btu output... but this will definitely depend on access to breakers and where you have to put the unit and run electrical.

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subjects:
Single Family, Residential, and Taxes & Accounting
  • Posts 146
  • Votes 51

Sean H.
Developer from north carolina

replied about 1 year ago

When you start having to put more than one head with 2 bedroom units, it gets pretty close in cost to a central unit. Im all for them in a studioesque apt, but when you start having a lot of separate doors, it gets hard to distribute the heat. Every time i try to get a quote for a 3 head unit, it comes out around 4k+ which isn't much less than just 1.5 ton gas pack. 

Rotate Log in or sign up to reply
user profile avatar
Check Rosette Top Subject:
Residential
  • Posts 1.8K
  • Votes 2.0K

Ola Dantis
Multifamily Syndicator from Houston, TX

replied about 1 year ago

@Tyler Labelle  

If you have the CapEx and that spend justifies the rent increase, I'd say go for it.

At the end of the day, you are adding value to the properties and if you are holding long term it could be a good idea. 

Rotate Log in or sign up to reply
user profile avatar
  • Posts 27
  • Votes 15

Lewis Schwartz
Flipper/Rehabber from Jackson Heights, NY

replied about 1 year ago

@Jaysen Medhurst

Hey Bro,

I installed fujitsu MiniSplits in my Duplex! You have multiple options on the configuartions. They are 220V/ 30amps each. Hope this helps. You need to do a BTU Calculation Based on square Footage etc.

Best,

Lewis.

Rotate Log in or sign up to reply
user profile avatar
  • Posts 27
  • Votes 15

Lewis Schwartz
Flipper/Rehabber from Jackson Heights, NY

replied about 1 year ago

@Tyler Labelle

Im a Huge fan of mini splits.

I personaly use fujitsu. I have them in our Duplex I installed them with my Cousin. They also have supplemental heat which is great incase you loose a boiler. Added Layer of protection. Plus they are extremely quiet and energy efficient. I highly reccomend installing them.

Rotate Log in or sign up to reply
user profile avatar
  • Posts 46
  • Votes 21

Tyler Labelle
from Charlotte

replied about 1 year ago

Great insight everyone,  yeah these are 2 bed 1 bath units so in reality it probably needs a 3 head.  and yeah they look to be pretty pricy but maybe I can get away with 2 heads and some ceiling fans.  I still haven't been in the units and they are pushing me back on the day ill be able to enter.  from what i understand is these units are long and narrow the house being long and split down the center length wise.  and that being said i was thinking one on each end. 

Rotate Log in or sign up to reply
  • 1
Related Resources General Landlording & Rental Properties
Have Top-Notch Tenants? Here’s How to Keep Them
5 Essential Property Maintenance Tasks To Keep Your Rental in Tip-Top Shape
Rental Arbitrage: The Secret to Making a Fortune on Airbnb Without Owning Property
8 Reasons the Best Landlords Always E-Sign Rental Agreements
6 Tips for Listing Your Rental Property Online
Resources Read, see, and learn more!
Link Real Estate Investment Calculators
Link BiggerPockets Blog
Link Path to Purchase
Link Mortgage Loans
Link Find a Contractor
Link Real Estate Agents
Link Hard Money Lenders
Link Real Estate Listings

Top Contributors

Nathan G.
Nathan G.
Cody, WY
9.76
Score
Supada L.
Supada L.
7.77
Score
Joe Splitrock
Joe Splitrock
Sioux Falls, SD
6.25
Score
Joe Villeneuve
Joe Villeneuve
Plymouth, MI
6.04
Score
Bjorn Ahlblad
Bjorn Ahlblad
Shelton, WA
6.02
Score

General Landlording & Rental Properties Trending Discussions

  • Raising Rent: Good idea or bad business practice
    43 Replies
  • POLL: Rent delinquencies, January 2021.
    26 Replies
  • PM Referral in Cleveland
    8 Replies
  • Just starting out, use VA loan?
    8 Replies
  • Am I bound by a previous owner's property management agreement?
    7 Replies
Log in Sign up

Log in

Forgot password?

If you signed up for BiggerPockets via Facebook, you can log in with just one click!

Log in with Facebook

Or
btn_google_dark_normal_ios Created with Sketch. Continue with Google

Let's get started

We just need a few details to get you set up and ready to go!

Use your real name

Use at least 8 characters. Using a phrase of random words (like: paper Dog team blue) is secure and easy to remember.

By signing up, you indicate that you agree to the BiggerPockets Terms & Conditions.

Or
btn_google_dark_normal_ios Created with Sketch. Continue with Google

Why create an account?

Receive a free digital download of The Ultimate Beginner's Guide to Real Estate Investing.

Connect with 1,000,000+ real estate investors!

Find local real estate meetups and events in your area.

Start analyzing real estate properties, we do the math for you.

It's free!

Explore

  • Membership
  • Community
  • Education
  • Marketplace
  • Tools
  • FilePlace
  • REI Resources
  • Perks
  • Glossary
  • Reviews
  • iOS App
  • Android App

Company

  • About Us
  • Press
  • Advertising
  • Careers
  • Stats
  • Contact Us

Important

  • Editorial Guidelines
  • Terms of Use
  • Rules
  • Privacy
  • FAQ

Social

  • Facebook
  • Twitter
  • YouTube
  • Instagram
© 2004-2021 BiggerPockets, LLC. All Rights Reserved.