Portable AC/Heat units in rental property

[Donald Francis Reese Jr.]

I have a small 900-1000 square foot home In Columbus GA. Avg winter temp gets around 37-40 degrees The gas heater is shot and the ductwork is torn (located  in tiny crawl space) I already know cats did it. Central air was never installed. I’m getting costs to add central air and or mini splits from 10-13k plus another 1-2k to upgrade electrical service. The area rents anywhere from 450-700 and majority of houses have window units with gas heaters so tenants would be accustomed to the setup. My only concern is how well the ac/heater units heat- would a couple of these units suffice for heat in a room? Has anyone had any experience with these before with heart their rentals or home even? 

I own the home free and clear and do plan on financing to install a ac unit. For one I have other obligations for this year. Really looking for a quick fix without spending tons of money. 

[Jennifer T.]

I usually get shot down on the forums when I suggest this, I think especially because it's not common in other areas of the country, but I do what you're talking about all the time and it works great.

My properties are in New Orleans.  Very similar weather to you.  Houses aren't worth much (relatively speaking).  Rents are on the okay side, but nothing amazing.  Nor do they go up much or at all if a house has central vs. windows/portables.  And windows/portables are super common anyway.

I very much get it.  It's not worth it to spend $10K on a new system with new duct work...and, yes, that's exactly how much it is here.  That's the CHEAPEST quote I got from many quotes, just last year.  I know it's a lot cheaper in other parts of the country.  I don't know why it's so much more expensive here, even in the off season.  But it is.

I digress.  Here's what I do.  For rooms with two egresses, I put in a window unit that has both heat and a/c.  Just make sure it's an adequate size for the square footage of the room.  When in doubt, spend a little more to go bigger.  Used ones are a great way to save money because those window guys last forever, but it can be tough to find used that also include the heat.

For rooms with only one egress, I use a portable a/c where the vent can be pulled out of the window easily and an electric wall heater.  I've never used an electric baseboard heater, but those seem like they would work fine also.

And the results?  Rarely a complaint.  As long as you make sure you're not going too small of an equipment for the room you are trying to heat/cool.  The complaints I do occasionally get are the a/c in the summer.  But I get those for my houses with an HVAC also.  Because when the "feels like" outside temperature is in the triple digits, there is only so much that can be done.

Every once in awhile you'll run into a property insurance company that doesn't like window units.  But that hasn't been an issue for me.  And this is coming from someone in Hurricane Alley, where insurance options are already few and far between.