AC HVAC and lease clause

[Yuriy Tymoshenko]

Happy AC season opening everyone! The summer is kicking up a notch in Florida and Im getting constant AC trouble calls for my properties as HVAC are working in the sixth gear. This weekend I had to deal with tenant who wants the immediate repair of her AC. Off course, they mistakenly think that there is a state statute that requires me to provide them with AC immediately. My heart definitely goes out to them for being in 80 degree house, but there is limited amount of things that I can do over the weekend. 

Im getting tired of this perceived emergency of AC repair so Im thinking about changing my lease to include clause about AC repair to emphasize that no AC repairs are possible during the weekends and federal holidays.  This way I don't have to explain every time to my tenants that State of Florida requires me to provide them with the heating, but not with cooling( unlike Arizona that is requiring to repair AC 5 days after the written notice from tenant).

Thoughts?

[Gail K.]

 Tenants typically assume you have an HVAC repair person (or ANY repair person) safely stored up a body orifice ready to be pulled out to address a repair the minute they call (which, by the way, is typically one minute AFTER the HVAC repair company shuts down for the weekend....in which case the tenant will tell you they have been without air for the past two days but have only now managed to figure out how to dial your number to tell you this).    They have no concept of actually waiting throughout the weekend to have a repair addressed once the temperature goes over a certain limit.

We often go over, pretend to fiddle with the unit and can sometimes diagnose the problem as a frozen unit, especially if the box of 12 filters I've left for them at move in have grown dusty with cobwebs still sitting in the closet untouched and the one being used looks like it's grown a nice beard.  At other times we can only take on the appearance of attempting to look wise but report a part must be ordered and this cannot be done until Monday but in the meantime we have brought over one or two of the window shakers we keep in stock to help tide the poor tenant over until a weekday when a real HVAC repair person can check out the unit.

Gail