Gas appliances in rental?

Question

Water heater, and gas heat...

Are there any issues/problems with this? I'm more familiar with electric. thanks

Account Closed · Answer

for charlotte, gas is cheaper...that being said, my tenants prefer all electric bc they prefer one bill and one utility deposit..if you have gas, make sure to get a CO detector

Jon Holdman · Answer

I've never heard of such a thing as a gas stove giving off an oily film either.  Gas is either natural gas (methane, CH4) or propane (C2H6).  When either burns, you get two outputs from the combustion - water and carbon dioxide.  Nothing else, provided the combustion is clean, which is typically is in a gas range.  A new stove might have residual oil from the manufacturing process.  Impurities might burn into something else.  But an oily film that coats the entire house?  I don't see where that would come from.

I get rid of gas for ranges.  For water heaters and furnaces, its really the only practical alternative.  But for ranges, electric is simpler and, IMHO, safer.  I have direct experience with this one, from many years ago when my sister blew up my grandma's oven.  It was an old one that didn't have an automatic lighter.  You had to turn it on, then throw in a match.  Well, it didn't light.  She noticed a bit later, thew in the match and "WOOM", the oven tried to escape the kitchen.  Still a topic of family discussion some 25 years later.  And yes, a tenant could easily do the same thing, not realizing the risks.  Rather than try to educate them, I prefer to just install electric ranges.

Around here at least, gas ranges require venting to the outside where an electric range does not.

J Scott · Answer

Good info...thanks guys...

Btw, any idea why I can't give upvotes?  Can I "run out" of upvotes for some period of time?  Is this a new forum implementation or have I just never noticed it before?

Don Hines · Answer

One of the funniest stories I know is related to this topic. I will share if you don't mind on your thread.
I was doing a flip rehab across the street from a very entertaining rental. All kinds of things happened over there from accidentally setting their car on fire to a knock down drag 'em by the hair cat fight. One evening the man of the house came over as I was working to ask my advice about converting his stove from gas to electric. I told him how involved it was and that if I owned the house I would want to know his intentions. Then he asked me "cain't I just run a cord from two different plug ins and make 220 go to my stove." I told him again he should check with his landlord. And, I watched to see if the house suffered the same fate as the car. I was finished up and sold a couple of months later. I don't know what happened or why he didn't want gas anymore.
Don

Steve Babiak · Answer

To answer to problems with natural gas burners:

1. Potential for gas leaks (especially when pilot lights extinguish).  Electronic ignition is available for newer models of appliances to eliminate need for pilot flames.

2. Insufficient fresh air to support combustion can lead to "back drafting" (air for combustion is sucked in via the chimney and exhaust vents, thus pulling exhaust gases back in as well).  Air make up kits (something called a scuttle) can be installed to provide ample fresh air for combustion.  Direct vented heaters (and hot water heaters) can also be used to avoid this issue, as they will directly draw air in from the outside (intake pipes are required to be located close to exhaust pipes to avoid air pressure differentials).

3. CO build-up and poisoning can occur if exhaust system has leakage or blockage (or back draft).  Chimney liners (typically stainless steel) can be used to eliminate leakage from within the chimney.  Direct venting will send the exhaust out without a need for chimneys.  CO detectors can be used to alert when high CO levels occur.

And open flames will be present on the stove top when lit.

Fireplaces can also be natural gas; if this is a higher end rental it might have one.

In my area, within the City of Phila gas and electric are supplied by different utility companies (two bills) AND the gas is supplied by a municipal utility (hence it is lienable against the owner if the tenant fails to pay!).  Outside the city, there are places where gas and electric are both supplied by the same utility, and so there is only one bill for both (and gas is not lienable here).

Mark N.A · Answer

My low-income tenants do not like gas and would rather have electric baseboard heating (actually they'd rather have central but that ain't -happening).

I have one old and large 3 bed with high ceilings where I added electric baseboard heaters but also left a couple very nice gas space heaters just in case.  They haven't used the gas in two years.

Mitch Kronowit · Answer

It's true you cannot under estimate the stupidity of some people, but provided you're renting to your average middle-class worker bee with half a grain of intelligence, it shouldn't be a problem.

I've had a total of 2 gas leaks involving gas stoves over the past 10 years and in both instances the tenants shut down the stove/oven and called the gas company (free of charge to all parties). In one case the stove had to be replaced (not free  :mrgreen: ). The other time, the leak was fixed by removing the gas fitting on the regulator and reinstalling it with some fresh pipe compound (only cost me the drive).

Mitch Kronowit · Answer

In California, at least the southern part, natural gas typically fuels the furnaces, water heaters, stoves, and clothes dryers. It's really not an issue as most people here are accustomed to using gas for certain things and electricity for others.

We do what Bryan does and provide a CO detector to our tenants. We also state in the lease that they are responsible for testing it once a month and to report to us immediately if the item fails to work, breaks, or goes missing somehow.

Account Closed · Answer

jon brings up a good point...last winter and again this year, the same gas company has made me change the venting sysem on each of the same 4 apartments for gas water heaters...what a pain...they are very cautious about gas ventilation and leaks here, and it creates extra liabilities and also hassles for landlords

Bill Gulley · Answer

Whereas I agree with Jon, I voted for Jason, since he needed to be reloaded with votes to enable him to vote for others. So, there ya go....

Electric is safer, period, and that's what they get!

Gas appliances in rental?

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