Floor heater broken, can I provide space heaters to tenants?

Question

Hi Guys,

Property is in Los Angeles, CA

The old floor heater has broken in a unit I manage and I was wondering if I could supply the tenants with space heaters for their unit. We are a bit reluctant, but not unwilling, to change out the old floor unit for a double wall unit because, it just does not get that cold in Los Angeles.

I'm not even 100% sure if we are legally obligated to fix the heater as it never gets so cold that the house becomes inhabitable.

Any help is appreciated,

Thanks

Neal Little · Answer

Legally heat is necessary, AC not.

I am with Rob Lane...take care of the customer.  Though in this case, you said you manage, not own, the property.  This may mean the customer is not the tenant but the owner.

If I am the owner, and not a slum lord, I fix the heat to as good or better.

If I am a slum lord owner I tell the property manager to not spend any money I don't legally have to spend, telling the tenants to buy a sweater...it's LA after all.

So you see my friend, the answer to your question really, is who are you?

Gail K. · Answer

As a general rule a landlord legally is required to provide some source of heat (although, interestingly enough, in many states, there is no requirement for air conditioning).

However,  there is nothing that specifies what source of heat (central versus vent-free gas heaters versus base heaters).  If one source of heat goes out another type can be provided.   Keep in mind, though, that simple portable space heaters are a source of many fires each winter.

As previously mentioned there are some good wall heaters available.  We've put Panel Heaters (Delonghi) in a rental that had no central heat or air; attached these to the walls with star screws so they wouldn't "walk" when tenants left.   These typically run under $100 on Amazon.

Other options (if you have access to gas) are vent-free infrared heaters with sensors that shut down the unit if oxygen is depleted.  These also can attached to walls.

Gail

Robert Lee · Answer

Hi Michael, the heating unit was not working when they moved in.  Not sure if we are obligated to fix it.

Thank you for your response!

Account Closed · Answer

So the tenant moved in to a property with a broken "furnace" for lack of a better word, and now wants heat. You didn't see that coming? And you want to hand out an unknown number of space heaters with or without extension cords to heat a entire apartment? Why bother? Tell the tenant he knew the apartment came without heat when he moved in. That should settle your concern about whether you can be forced to repair the central heater. When this tenant moves out or the place burns down, you'll repair everything the right way for the next tenant. By the way, how much money are we talking about and what is the rent? Sincerely wishing you the best with this investment, you'll need it.

Account Closed · Answer

If the property was centrally heated when the tenant moved in, you are probably obligated to repair or replace it. Space heaters are a fire hazard, just ask your insurance agent if they are a good idea to replace a primary heating unit. Best of luck with your investment.

Tyler Brown · Answer

Looking at the 10 day forecast for LA, I see overnight lows getting into the mid 40's.  That's pretty cold to be without heat and many judges would indeed find that a habitability issue.

Who pays for the utilities?  An electric space heater is fine for warming your feet when you're on the couch, but they get very expensive to run when you're talking about heating an entire room or section of a home.

Matt Thompson · Answer

Depending on the sq. footage/# of rooms your best bet may be a Ductless Split System.

It will not only be cheaper then replacing the existing heating system, you don't have to worry about the fire hazard mumbo jumbo. Easy to install, maintain, and come with warranties if it were to break down in the future.

Let me know if you need any help finding the best one for your tenants and budget

Matt

Ryan Leavitt · Answer

@Robert Lee do you have equipment breakdown insurance?  PM me to discuss.

Stephanie Medellin · Answer

Hi Robert,

Have you ever occupied the unit?  It seems unlikely that you would never need heat.  I lived in an older house built in 1939 in LA with single pane windows and we always had the heat on in "winter" months.  I believe that yes you are required to provide a heat source and I don't think that includes portable or temporary units.  The tenants probably wouldn't mention it if they weren't cold!

Rob Lane · Answer

I say take care of the customer.  Turnover only leads to costing you more money and time.  Space heater are fire hazard.  A landlord in KS is about to go to jail over this I here.

Floor heater broken, can I provide space heaters to tenants?

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