All Forum Posts by: Ryan K.

Thanks for the replies. The $1800 is a complete guess. At this point, not 100% what is or isn't in place for A/C beyond a poured concrete pad and wiring hook-ups outside and presumably a compatible thermostat inside, as well as the vents for the forced hot air furnace. I will investigate this afternoon.

Closed on the house in late April with snow on the ground. Tenant walked through the property in May, no thoughts of A/C then (she didn't ask, I didn't mention it). Lately, we're in a drought so it's been 85+ every day. She works from a home office in the front south-facing room, so probably boils all day.

If this tenant does turn-over after 1-yr, the house will be shown in the summer months so potential tenants would hopefully recognize the value added by A/C and potentially pay more in rent.

However, I ran the idea of A/C and extra monthly charge by my GF. She's an accountant (appraiser and an accountant, we've got some really thrilling conversation starters) and very money conscious, which is great and keeps me in line. She thought it was stupid and a waste of $ and that when we live in the main house, we won't need A/C.

Lastly, the utilities (gas, electric, water, sewer, trash) are not separately billed between the main house and carriage. In the lease, the occupant of the main house pays 2/3, we pay 1/3. Our 1/3 would certainly grow if the main house had A/C.

So this investment has a little more to it. There is a detached 3-car garage with a 1br 1ba 550 sf carriage house above. This is where I (and my girlfriend and dog) live! A twist on the classic - buy a duplex, rent out half. Eventually (like once we marry, have kids and need more bedrooms; 2-5 years out), we will move into the main house and rent out the carriage house.

There is already a poured concrete pad and hookups outside for an air conditioner, probably a compatible thermostat in home already. Perhaps investing in a good, new, high efficiency A/C unit for the main house now would be wise. Maybe I'll float the tenant this idea, with a slight increase in monthly rent.

Realistically only need A/C 3-5 months here. Do I increase rent year round? How did you arrive at $35/mo?

15 year lifespan = 180 months
$1,800 cost (?)
~$10/mo.
Front load onto tenants over the next couple years, $35/mo for 24 months = $840, nearly paid off half the investment in 2 years.

It stays pretty warm in our 2nd level apartment too, been thinking about a window unit for the carriage house. The dog would appreciate it.

Thanks guys, this is what I was thinking - simple honesty. She's recently divorced and taking a step down into this home, so I hope the lack of A/C doesn't ruffle her feathers too much.

I recently purchased my first property. It is a very nice home in a great neighborhood, 3bd 2.5 ba, $2k/mo rent. The tenant has been in for 1 month. She's a really nice lady with exceptional job, background, references, etc., I hope she stays for a long time.

She txt me today and asked if I would take a look at the air conditioning because it is only blowing out tepid air. However, the home has no air conditioning.

My initial reaction was to tell her that, if the house is warm, turn off the furnace! I don't want to insult her, nor harshly burst her bubble that this home she recently rented for a year does not have A/C (as is common in this mountainous area). How should I respond?