Question AC temp

Honolulu, HI · Member since 2008 · 3k+ posts · 2k+ votes

Typically you are looking at more like 20 - 25 degrees above/below ambient for the average home HVAC. Additional factors include overall insulation, age and condition of coils and filters, and of course type of system, but the wall "thermostat" does nothing more than control the duty cycle.

Whenever tenants raise issues with heating or cooling not being satisfactory, I place a couple data loggers like these to record the actual temperature swings. You can plainly see the heat/cool cycles and temps achieved.

Placed properly, away from ducts, drafts, or artificial heat/cold sources, with this data you have proof vs. someone "feeling" too warm or too cold. Logging for a 24 hour or longer period also makes it clear if someone has tampered with it.

4 Reply

Ryan SpathBusiness Member
OP
Real Estate Agent · Boise, ID · Member since 2017 · 571 posts · 378 votes
3mo
Quote from @Richard F.:

Typically you are looking at more like 20 - 25 degrees above/below ambient for the average home HVAC. Additional factors include overall insulation, age and condition of coils and filters, and of course type of system, but the wall "thermostat" does nothing more than control the duty cycle.
Whenever tenants raise issues with heating or cooling not being satisfactory, I place a couple data loggers like these to record the actual temperature swings. You can plainly see the heat/cool cycles and temps achieved.
Placed properly, away from ducts, drafts, or artificial heat/cold sources, with this data you have proof vs. someone "feeling" too warm or too cold. Logging for a 24 hour or longer period also makes it clear if someone has tampered with it.

Thank you for the input, I appreciate it!
[email protected]208-600-2814
0 Reply

Bruce WoodruffPro Member

Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes

3mo

The tenants are being unreasonable. There is only so much that a cooling system can do, it's just physics.... maybe give them some info like below

https://indoortemp.com/resources/what-is-cooling-limit-of-ai...

1 Reply

Sandy G.
Member since 2023 · 50 posts · 50 votes
3mo
Quote from @Bruce Woodruff:

The tenants are being unreasonable. There is only so much that a cooling system can do, it's just physics.... maybe give them some info like below
https://indoortemp.com/resources/what-is-cooling-limit-of-ai...

Great article, Bruce! Thanks so much for sharing. I have unreasonable tenants setting the AC to 60 degrees in this Florida summer heat. Any ideas how to persuade them not to do so? I've noticed this the past couple of times I've been in the unit. I've explained this to them repeatedly but it falls on deaf ears...
1 Reply
Bruce WoodruffPro Member
Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
3mo
Quote from @Sandy G.:

Quote from @Bruce Woodruff:

The tenants are being unreasonable. There is only so much that a cooling system can do, it's just physics.... maybe give them some info like below
https://indoortemp.com/resources/what-is-cooling-limit-of-ai...

Great article, Bruce! Thanks so much for sharing. I have unreasonable tenants setting the AC to 60 degrees in this Florida summer heat. Any ideas how to persuade them not to do so? I've noticed this the past couple of times I've been in the unit. I've explained this to them repeatedly but it falls on deaf ears...

Put the facts in writing and have them sign it. Any excess $$ costs due to misuse is on them. That'll stop things. Some people are stupid and need to be smacked upside the head :-)
2 Reply
Dan H.Pro Member
Investor · Poway, CA · Member since 2015 · 7k+ posts · 8k+ votes
3mo
Quote from @Sandy G.:

Quote from @Bruce Woodruff:

The tenants are being unreasonable. There is only so much that a cooling system can do, it's just physics.... maybe give them some info like below
https://indoortemp.com/resources/what-is-cooling-limit-of-ai...

Great article, Bruce! Thanks so much for sharing. I have unreasonable tenants setting the AC to 60 degrees in this Florida summer heat. Any ideas how to persuade them not to do so? I've noticed this the past couple of times I've been in the unit. I've explained this to them repeatedly but it falls on deaf ears...

Newer AC controls in the setup have user set up ranges. I do not allow guests/tenants to cool below 68 or to heat above 72. I also have the Ac set to cycle if humidity hits a high percent (I forget exactly where I set it to cycle but think it is either 70% or 75%).
If you remove the capability, you do not need to worry about uneducated guests/tenants.
Good luck
1 Reply
Drew SygitBusiness Member
Property Manager · Royal Oak, MI · Member since 2012 · 12k+ posts · 9k+ votes
3mo
Quote from @Bruce Woodruff:

Quote from @Sandy G.:

Quote from @Bruce Woodruff:

The tenants are being unreasonable. There is only so much that a cooling system can do, it's just physics.... maybe give them some info like below
https://indoortemp.com/resources/what-is-cooling-limit-of-ai...

Great article, Bruce! Thanks so much for sharing. I have unreasonable tenants setting the AC to 60 degrees in this Florida summer heat. Any ideas how to persuade them not to do so? I've noticed this the past couple of times I've been in the unit. I've explained this to them repeatedly but it falls on deaf ears...

Put the facts in writing and have them sign it. Any excess $$ costs due to misuse is on them. That'll stop things. Some people are stupid and need to be smacked upside the head :-)

There's a cure for ignorance, called knowledge.
Unfortunately, there's no cure yet for stupidity.
[email protected]248-209-6824
Logical Property Management4.9460 Reviews
Website View Page
4 Reply
Ryan SpathBusiness Member
OP
Real Estate Agent · Boise, ID · Member since 2017 · 571 posts · 378 votes
2mo
Quote from @Drew Sygit:

Quote from @Bruce Woodruff:

Quote from @Sandy G.:

Quote from @Bruce Woodruff:

The tenants are being unreasonable. There is only so much that a cooling system can do, it's just physics.... maybe give them some info like below
https://indoortemp.com/resources/what-is-cooling-limit-of-ai...

Great article, Bruce! Thanks so much for sharing. I have unreasonable tenants setting the AC to 60 degrees in this Florida summer heat. Any ideas how to persuade them not to do so? I've noticed this the past couple of times I've been in the unit. I've explained this to them repeatedly but it falls on deaf ears...

Put the facts in writing and have them sign it. Any excess $$ costs due to misuse is on them. That'll stop things. Some people are stupid and need to be smacked upside the head :-)

There's a cure for ignorance, called knowledge.
Unfortunately, there's no cure yet for stupidity.

I genuinely enjoy reading your comments throughout the forums!
[email protected]208-600-2814
0 Reply

Lindsay DavisBusiness Member

Real Estate Broker · Birmingham, AL · Member since 2019 · 327 posts · 203 votes

3mo

I’d look at this from the HVAC tech’s findings first and not only whether the tenant feels comfortable.

With AC complaints, the question is whether the system is actually performing the way it should for the home, the age of the unit, and the outside temperature. I’d want the tech to document things like indoor temp, outdoor temp, temperature split, airflow, filter condition, refrigerant levels, coil condition, and whether the unit is sized appropriately.

If the system is operating properly then I’d document that and communicate it clearly to the tenant.

The gray area is where everyone gets frustrated, so I’d want vendor notes in writing, temperatures documented, and a clear explanation to the tenant. Good communication doesn’t always mean the answer is yes, but it does help keep the issue from turning into a bigger problem.

205-205-4118

Spartan Invest4.8133 Reviews

Website View Page

0 Reply

Ryan SpathBusiness Member
OP
Real Estate Agent · Boise, ID · Member since 2017 · 571 posts · 378 votes
2mo
Quote from @Lindsay Davis:

I’d look at this from the HVAC tech’s findings first and not only whether the tenant feels comfortable.

With AC complaints, the question is whether the system is actually performing the way it should for the home, the age of the unit, and the outside temperature. I’d want the tech to document things like indoor temp, outdoor temp, temperature split, airflow, filter condition, refrigerant levels, coil condition, and whether the unit is sized appropriately.

If the system is operating properly then I’d document that and communicate it clearly to the tenant.
The gray area is where everyone gets frustrated, so I’d want vendor notes in writing, temperatures documented, and a clear explanation to the tenant. Good communication doesn’t always mean the answer is yes, but it does help keep the issue from turning into a bigger problem.

Agree, and this is what we did this time. However, this will be added to all my leases and the expectation will be set at move in from this time forward. If we pay tech to go to every property everytime a tenant has a concern, it may get costly..
[email protected]208-600-2814
0 Reply

Jim Johnson

Real Estate Agent · Memphis · Member since 2026 · 580 posts · 343 votes

3mo

I’ve run into similar situations, and a lot of the issue comes down to expectations rather than the equipment itself. Many tenants assume the thermostat works like a gas pedal—the lower they set it, the faster the house cools—but that's generally not how residential AC systems operate.

In extreme heat, most systems are designed to maintain a reasonable indoor temperature, not necessarily hit the mid-60s when it's over 100°F outside. If the system is properly sized and functioning, I'd be more interested in whether it's maintaining its expected performance than whether it can reach an arbitrary setpoint.

I’ve found it helps to set expectations proactively at move-in or in a summer maintenance email. A simple explanation of how the system is designed to operate, along with basic filter responsibilities and guidance on realistic thermostat settings during heat waves, can prevent a lot of unnecessary service calls. It's usually easier to educate upfront than troubleshoot the same concern multiple times each summer.

2 Reply

Sandy G.
Member since 2023 · 50 posts · 50 votes
3mo
Quote from @Jim Johnson:

I’ve run into similar situations, and a lot of the issue comes down to expectations rather than the equipment itself. Many tenants assume the thermostat works like a gas pedal—the lower they set it, the faster the house cools—but that's generally not how residential AC systems operate.

In extreme heat, most systems are designed to maintain a reasonable indoor temperature, not necessarily hit the mid-60s when it's over 100°F outside. If the system is properly sized and functioning, I'd be more interested in whether it's maintaining its expected performance than whether it can reach an arbitrary setpoint.

I’ve found it helps to set expectations proactively at move-in or in a summer maintenance email. A simple explanation of how the system is designed to operate, along with basic filter responsibilities and guidance on realistic thermostat settings during heat waves, can prevent a lot of unnecessary service calls. It's usually easier to educate upfront than troubleshoot the same concern multiple times each summer.

Several great points, Jim. Thanks so much for sharing! I especially like the gas pedal explanation. It's simple and should be easy to understand. I plan on using this one for sure. Hopefully, my tenants will get it.
1 Reply
Ryan SpathBusiness Member
OP
Real Estate Agent · Boise, ID · Member since 2017 · 571 posts · 378 votes
2mo
Quote from @Jim Johnson:

I’ve run into similar situations, and a lot of the issue comes down to expectations rather than the equipment itself. Many tenants assume the thermostat works like a gas pedal—the lower they set it, the faster the house cools—but that's generally not how residential AC systems operate.

In extreme heat, most systems are designed to maintain a reasonable indoor temperature, not necessarily hit the mid-60s when it's over 100°F outside. If the system is properly sized and functioning, I'd be more interested in whether it's maintaining its expected performance than whether it can reach an arbitrary setpoint.

I’ve found it helps to set expectations proactively at move-in or in a summer maintenance email. A simple explanation of how the system is designed to operate, along with basic filter responsibilities and guidance on realistic thermostat settings during heat waves, can prevent a lot of unnecessary service calls. It's usually easier to educate upfront than troubleshoot the same concern multiple times each summer.

Yes this is the new standard...thanks for sharing
[email protected]208-600-2814
0 Reply

Sandy G.

Member since 2023 · 50 posts · 50 votes

3mo

@Bruce Woodruff. Hi. Thanks Bruce. Good idea. I'm going to draft something for them to sign. Agreed. Yep, you can't fix stupid! Take care!

0 Reply

Sandy G.

Member since 2023 · 50 posts · 50 votes

3mo

@Drew Sygit. Agreed! You can't fix stupid!

0 Reply

Sandy G.

Member since 2023 · 50 posts · 50 votes

3mo

@Dan H. Hi there. I forgot to mention that these are mini split units and I'm not aware of a setting on the remote to program the temp range. Maybe someone out there knows more about that. I believe the brand is Everwell. It would be ideal to be able to set the temp range. Thanks again for your input.

0 Reply

Dan H.Pro Member
Investor · Poway, CA · Member since 2015 · 7k+ posts · 8k+ votes
3mo
Quote from @Sandy G.:

@Dan H. Hi there. I forgot to mention that these are mini split units and I'm not aware of a setting on the remote to program the temp range. Maybe someone out there knows more about that. I believe the brand is Everwell. It would be ideal to be able to set the temp range. Thanks again for your input.
I recently had an in ceiling mini split installed in my personnel home. Much better aesthetics than traditional mini split. I do not know if that one allows setting a temperature range. Because it does not have guest/# tenant use, it is not needed.

but a mini split I had installed in an STR in mid 2024 has temperature range support. It is controlled via the EWPE app.

I wish there was a standard control interface as currently I have system(s) that use TCC (Total Comfort Control), Sensei, and EWPE.

good luck
1 Reply

Jimmy LieuBusiness Member

Real Estate Agent · Columbus, OH · Member since 2019 · 3k+ posts · 2k+ votes

2mo

Quote from @Ryan Spath:

Hi BP, I have a question for some of you PM’s or self managers. I self manage a handful of my personal properties and this is the second time I have had to explain to a tenant about the AC in Idaho. Last year we had a tenant that relocated from another state and they would crank the ac up during the day and then down at night (our hottest part of the day is usually 4-8pm, in summer it stays light until 10ish) the tenant was complaining the system wouldn’t keep up with demand. We sent a tech over and they explained that in peak summer you should keep the system on the same temp all day so It is more efficient at night.

A couple days ago, I get a message from a tenant saying the ac isn’t working well. I ask some questions and it turns out they are keeping the ac at 67 during the day and dropping it to 65 at night. It has been in the 100’s here. I called my ac tech and was told a system should be able to have a 30 degree spread (100 outside, 70 inside is reasonable) Everything I am reading online is saying a 20 degree spread is optimal for the system not to strain.

Does anyone have any feedback on the above or do you have any lease language you apply on this? I don not want to be unreasonable, when its 100 outside, and you want the ac to be on 65, seems excessive and like the system may be overworked…Thanks for the feedback…

Great question! I've run into similar situations, and a lot of it comes down to tenant education rather than the HVAC itself. Most residential systems just aren't designed to maintain 65° indoors when it's 100° outside, especially during peak afternoon heat. If the system is cooling within the expected temperature differential and your HVAC tech confirms it's operating properly, I'd consider that normal performance. I don't think I'd put a specific minimum thermostat setting in the lease since that can get tricky, but I do provide tenants with a simple HVAC guide at move-in explaining realistic expectations, how to use the thermostat efficiently, the importance of changing filters, and that extreme settings won't cool the home faster—they'll just make the system run longer. Setting expectations upfront has reduced a lot of maintenance calls for me. Happy to connect and answer any questions you have!

[email protected]614-300-7535

Jimmy Lieu, Red 1 Realty4.9120 Reviews

Website View Page

1 Reply

Ryan SpathBusiness Member
OP
Real Estate Agent · Boise, ID · Member since 2017 · 571 posts · 378 votes
2mo
Quote from @Jimmy Lieu:

Quote from @Ryan Spath:

Hi BP, I have a question for some of you PM’s or self managers. I self manage a handful of my personal properties and this is the second time I have had to explain to a tenant about the AC in Idaho. Last year we had a tenant that relocated from another state and they would crank the ac up during the day and then down at night (our hottest part of the day is usually 4-8pm, in summer it stays light until 10ish) the tenant was complaining the system wouldn’t keep up with demand. We sent a tech over and they explained that in peak summer you should keep the system on the same temp all day so It is more efficient at night.

A couple days ago, I get a message from a tenant saying the ac isn’t working well. I ask some questions and it turns out they are keeping the ac at 67 during the day and dropping it to 65 at night. It has been in the 100’s here. I called my ac tech and was told a system should be able to have a 30 degree spread (100 outside, 70 inside is reasonable) Everything I am reading online is saying a 20 degree spread is optimal for the system not to strain.

Does anyone have any feedback on the above or do you have any lease language you apply on this? I don not want to be unreasonable, when its 100 outside, and you want the ac to be on 65, seems excessive and like the system may be overworked…Thanks for the feedback…
Great question! I've run into similar situations, and a lot of it comes down to tenant education rather than the HVAC itself. Most residential systems just aren't designed to maintain 65° indoors when it's 100° outside, especially during peak afternoon heat. If the system is cooling within the expected temperature differential and your HVAC tech confirms it's operating properly, I'd consider that normal performance. I don't think I'd put a specific minimum thermostat setting in the lease since that can get tricky, but I do provide tenants with a simple HVAC guide at move-in explaining realistic expectations, how to use the thermostat efficiently, the importance of changing filters, and that extreme settings won't cool the home faster—they'll just make the system run longer. Setting expectations upfront has reduced a lot of maintenance calls for me. Happy to connect and answer any questions you have!

thanks for the insight
[email protected]208-600-2814
0 Reply

Question AC temp

Question AC temp

Most Popular Reply

19 Replies