Would You Make A Repair In This Situation?

Question

Greetings BP community- thanks for everyone's contributions. I've learned so much here, I've just closed my *SECOND* deal and am preparing to rent it out!

Here's my question. I have a handyman making several minor improvements and fixes to the unit. One of the items the inspector said to explore was the stove- it has a microwave above that was blowing air off the stove into the middle of the room, instead of up into the wall and out of the unit. The inspector suggested we try to make that adjustment if possible. There is a vertical shaft above the stove in the cabinets that goes up, but then hits a piece of sheetrock. It's not clear if this has ever been vented to the outside or not. Outside on the wall, there *IS* a set of louvers that I shined a light into, where I see a duct. One of the wrinkles with this complex is that its builder went bankrupt during construction 25-30 years ago, and so some of the finishing up was done haphazardly. It would not be surprising to find out that a venting system was started, but not finished. However, it's not apparent that there *IS* anything more in the walls than that piece of ductwork by the louvers.

Here is my dilemma:

1. This unit was in use before with no problems. While ideally the stove would be vented to the outside, I was hoping to turn this unit very quickly (purchased 12/20 would like to be advertising by 12/30) and I'm concerned that with trying to get contractors in, figure out what's going on, and getting it corrected, especially in this holiday period, is going to add 2-4 weeks and I'm in a college town. I still have a shot to get a spring semester renter but if I'm not on the market until late January I might struggle to fill the unit until April/May.

2. Another theory I have pondered is that there *WAS* a connection to the louvers to vent from the stove but something about it became problematic. Critters? Who knows?

3. This is a townhouse. If I go exploring in the walls and something in my neighbor's unit is the issue, the coordination could take longer with perhaps no promise of resolution.

4. On the other hand, my inspector, who does good work, said that if I get a renter who does a lot of a certain type of cooking like stir-fry, not having the vent could become an issue over time.

What's your take- would you try to open the wall and establish a fully working vent? If so, my gut tells me this is something like a $1500-$3000 job. Anybody done something like this?

All researched opinions, hot takes, and personal experiences welcome. Some photos of the view through the louvers, the view up the area where the microwave was removed, and a pic of the kitchen with the one place I think there could possibly be a vent put in if one is missing.

Jon A. · Answer

You can buy stove vents that just recirculate the air back into the room with a charcoal filter.  They are commonly used where the stove is against an interior wall that is framed with 2x4 construction because a 6" stove vent pipe will not fit in a 2x4 wall.

Robert Biggerstaff · Answer

Get a ventless microwave

Thomas S. · Answer

Don't waste your time worrying about it. It's a rental and a student to boot.

Get the place rented and if after the fact you want to investigate venting you can do it with a tenant in place. Do not let it delay your plans.

John Thedford · Answer

Get it fixed and take the deduction before year end.

John Teachout · Answer

Both vent hoods and over the range microwaves are designed to either vent to the outside or back into the room. Either way is acceptable. I would not spend the additional funds and time at this point to change it from one to the other.

Marcia Maynard · Answer

I'd bite the bullet.  Get a regular range hood and vent it to the outside. It's not that hard to do. Cost is not that much, especially since the chase is already in place and it already exits to the outside. Most likely they closed it up when they decided to put in the microwave/hood. The tenant can get their own microwave or you can buy one that sits on the counter.

Think about the purpose of a properly functioning range hood. Bet the fire marshal would favor a proper range hood, vented to the outside. It's the safer choice. Also, venting to the outside will keep the humidity in the home down, which is better for the over all health of the home.

Make some phone calls to contractors on December 26. You might be able to get someone out there sooner than you think.

You could still advertise the unit now and if it rents soon, do the work while the tenant in place.  This looks to be a job that would take less than a day with minimal disruption if done by a qualified contractor.

Mary M. · Answer

I understand the logic of not venting esp if it isnt against an outside wall. However, i clean my units personally when a tenant moves. So i know how gross it can be. I take apart the microwaves to clean them out due to cooking grease - and i generally have to buy new charcoal filters.  And my vents actually vent outside!

Anyway, if possible save your future self some grief if possible :)

Dan Maciejewski · Answer

In my area, most rentals just use the microwave that recirculates the air in to the room.  They have little charcoal filters, and are basically useless.  Almost everybody feels that it's not worth the effort to run duct-work to vent outside unless there's an actual hood vent.  And even in that case, my electricians and HVAC guys tell me that most people just toss the duct-work into the attic and vent into the attic!?!

I like vented hoods for my personal homes, but installing the microwaves above the oven is enough of an improvement in the $1200 range to not worry about it in rentals.

Mary M. · Answer

Vent it out. You do not want disgusting greasy air blowing back into YOUR asset.

It should not be too challenging to vent it if it is on an outside wall?

If you are worried about losing money, just ponder the cleaning, painting and replacement costs after your first tenant moves out.

Would You Make A Repair In This Situation?

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