Investor · Herndon, VA · Member since 2015 · 185 posts · 74 votes
Just wanted to pick other landlord's brain on how do they enforce tenants (in a good way) to change HVAC filter on a regular basis. I am not self managing my properties and out of state. Through PM if sending contractor to do that small job, it's not worth the money to pay the trip cost for this (probably 50-100 bucks). I assume HVAC filters are required to be replaced every 2-3 months based on the usage and weather plus it improves its efficiency and reduce energy bill.
Few ideas floating like order and sending filters at the property, automated email reminder. gift card or some way to reward them (bottle of wine or something) after few months say 6-8 months....After all it is in my interest to keep the property in good shape.
How are you incentivizing your tenant to exhibit good behavior and take care of property well?
Real Estate Agent · Las Vegas, NV · Member since 2015 · 2k+ posts · 1k+ votes
10y
I put it into the lease that if unit breaks due to the filter not being changed tenant is liable I then will drop off 3 filters and send quarterly reminders
Real Estate Agent · Las Vegas, NV · Member since 2015 · 2k+ posts · 1k+ votes
10y
I put it into the lease that if unit breaks due to the filter not being changed tenant is liable I then will drop off 3 filters and send quarterly reminders
Its in the lease. When I check the property every month, if it hasn't been changed I tell them to do it while I'm there.
You check the property every month how do your tenants like that. It is in my lease that the filters be replaced every other month I leave twelve filters in the garages and for the most part the tenants have been really good at replacing them. I also explain that when they put in a filter that they need to right the date installed on the filter so when I do come by to inspect the properties I know when the last time the filter was replaced.
Investor · Herndon, VA · Member since 2015 · 185 posts · 74 votes
10y
I have that clause in the lease - replace HVAC filter every month.
I liked the idea of sending over the filters, setup automated email reminders and ask them to write last replaced date. Let me see how this goes. I am trying to establish some systems to make things easier and appreciate everyone's suggestion.
Its in the lease. When I check the property every month, if it hasn't been changed I tell them to do it while I'm there.
You check the property every month how do your tenants like that. It is in my lease that the filters be replaced every other month I leave twelve filters in the garages and for the most part the tenants have been really good at replacing them. I also explain that when they put in a filter that they need to right the date installed on the filter so when I do come by to inspect the properties I know when the last time the filter was replaced.
In this property in question I could care less how they react to it. They've proven themselves not great care takers of the place and next time their lease is up. I dont plan on renewing, its on the low end of rentals and although profitable I regret placing this family in this house.