Skip to content
×
PRO
Pro Members Get Full Access!
Get off the sidelines and take action in real estate investing with BiggerPockets Pro. Our comprehensive suite of tools and resources minimize mistakes, support informed decisions, and propel you to success.
Advanced networking features
Market and Deal Finder tools
Property analysis calculators
Landlord Command Center
$0
TODAY
$69.00/month when billed monthly.
$32.50/month when billed annually.
7 day free trial. Cancel anytime
Already a Pro Member? Sign in here

Join Over 3 Million Real Estate Investors

Create a free BiggerPockets account to comment, participate, and connect with over 3 million real estate investors.
Use your real name
By signing up, you indicate that you agree to the BiggerPockets Terms & Conditions.
The community here is like my own little personal real estate army that I can depend upon to help me through ANY problems I come across.
General Landlording & Rental Properties
All Forum Categories
Followed Discussions
Followed Categories
Followed People
Followed Locations
Market News & Data
General Info
Real Estate Strategies
Landlording & Rental Properties
Real Estate Professionals
Financial, Tax, & Legal
Real Estate Classifieds
Reviews & Feedback

Updated almost 4 years ago, 12/30/2020

User Stats

6
Posts
1
Votes
Alex Ghameshi
1
Votes |
6
Posts

High Electricity and Gas Bills for Triplex

Alex Ghameshi
Posted

Hello,

I am in the process of purchasing a 1890 built triplex in Fitchburg, MA. The current setup by the owner is that he pays for electricity and heat for the tenants. There is one 3-bedroom (5 people) and two 1-bedroom (2 and 4 people) in the triplex. I assumed that worst-case I would expect a $700 total bill on average between all the tenants ($100 x 3 = $300 for electricity and $133 x 3 for gas) considering that the average for my own different 2-bedroom (1890) apartment is $60/ month for electricity and $100 for gas/month.

When I called the gas and electricity company, it turned out to be much more. $500 for electricity on average/ month and $600 for gas, with a total of around $1100, severely cutting into my cashflow. At this point, my thoughts are why is the electricity bill so high, considering heat is natural gas.

In terms of electricity, there are 4 panels, however, it seems like the owner hasn’t tried to figure out which panel belongs to which floor (per the realtor) even though the panels were clearly labelled 1st Floor, 2nd, and 3rd and general. So my plan is to get an electrician in and verify that each panel indeed belongs to each apartment and reduce the rent for each floor by $100 and tell them to take care of the electricity bill. Before doing this, I do plan on asking the local utility service to do an energy audit to make sure if there are indeed any air gaps/ insulation issues, they are resolved so that the tenants don’t feel like I am screwing with them (they are all TAW).

In terms of heat, there is a single oil boiler that has been converted to natural gas in early 2010. It’s a super old American Standard Oil Boiler (1960s) which seems to be functioning, but I have no idea how long it will keep on going. I have a feeling that this boiler is probably inefficient and replacing it might help with the heat bill. Hoping that the energy audit will help me determine if it’s worth switching to a new gas boiler right away or just waiting until the oil boiler bites the dust makes more sense financially. Splitting the heating into three boilers so that the tenants eventually take care of the heating bill will probably not be cost effective at this point.

I guess the point of this whole story is, is there something I am missing? Any suggestions? Lessons learnt from someone who has been through this? Do you agree that the heat/ electricity bills are high (around 3000sqft. of living area in total or it’s normal when tenants don’t care about the bills)?

Following are the specs of the boiler:

American Standard A-3 Oil Boiler No. A-36

Gross Output: 208 MBH

Installed Radiation: Steam Sq. ft: 650 ; Water: 180.9 MBh

Firing Rate per Hr. 2.00 GAL

Also, do you think I need an electrician to figure out the panel situation or can I just individually trip circuits manually in each panel and confirm using a multimeter what each circuit is providing power to (if it’s a power receptacle)? I would like to learn things as it’s my first rental investment but if I need a professional, I would like to do the right thing.

Thank you, I will appreciate any insights.

Loading replies...