AC Unit Replacement Too Costly & Seeking Alternative Solutions?

Question

The AC unit and damper system in my rental property just went out yesterday and my property management company is proposing a fix of ~$5k to replace the AC and ~3k to replace the dampers using their trusted contractor. I'm planning to ask my pm to see if they can get a 2nd opinion but as I know most professional pm companies are usually reluctant to go out of their way to do so seeing how they've got processes already in place and insider ties to their contractor they use. Just wanted to see whats the fastest most efficient way to go about handling this as I want to try my best not to delay and upset the tenant as well especially in this Texas heat!

Also as a side note, the damper system did go down before some time about 6 months ago but I had the PM use a temporary workaround by forcing the dampers open since the 3k to replace them sounded a little too costly at the time being. Not sure if tahts what caused the AC unit to work harder all this time eventaully leading to its demise.

Also not sure if it helps but the PM has informed me they have sent portable AC's to the property as a temporary fix until I make a decision although I'm not sure how much time I can sit on this.

Bruce Woodruff · Answer

I just saw window units at Home Depot for $200. Buy 2 -3 and throw them in there. You can possibly use them later and you'll save so much money. Summer is almost over, so if you can stretch this a couple weeks you'll be fine. Offer them a slight discount on their rent too, like 20%.

Get them out of the hotel, it's gonna kill you. Take a day off work and go buy those units...one day and you're done...

Scott Mac · Answer

You might want to have another A/C tech check the Circuit board of the main unit in the house, it will be a YORK, or etc...furnace board on the main furnace unit.

They look for signs of bad capacitors or burning on the board--or a blown fuse on the board.

Also have them check the damper control circuitry (probably on the wall next to the furnace), the one's I've seen use relays.

Maybe you will get luck and it's only a circuit board replace for a few hundred--they seem to have a service life and are replaceable.

You need a good honest tech (which might mean two or three tries at different techs), vs. Slick Willie the Salesman who will tell you the main heat part is cracked and CO is going to kill everyone unless you buy a new one from him right now.

This could be a real problem, but I've stood over a tech who came no where near the supposed cracked part (inspected by tech 2-it wasn't cracked) and proceeded to try to upsell me a new "super expensive energy efficient furnace--when it was just the board). That furnace is still in operation 4 years later with zero problems a/c and handler works like new.

And do have a wall mount CO tester in the unit..it's code.

Do you need a whole new system, that's a lot of money to rely on only one bid.

Like with car repairs, unless you understand the system and know the (Lingo), there will always be those guys out there who will try to sell you "Blinker Fluid" and an engine rebuild when all you need are brake pads: https://www.youtube.com/watch?v=MXW0bx_Ooq4

Good Luck!

https://www.amazon.com/Upgraded-Replacement-York-Furnace-S1-03101264002/dp/B00EFAY6FG/ref=pd_lpo_3?pd_rd_i=B00EFAY6FG&psc=1

Carlos Ptriawan · Answer

I used to offer the same to my PM to exact the same proble, PM flatly refused windows AC unit. It's terribly expensive to maintain the so-called cashflow property LOL

Chris Seveney · Answer

in my pm contracts i typically have language that says anything over X amount we require 3 bids. I would approach the PM and ask them to get additional pricing. Also ask what type of HVAC system did the specify, there are a range of systems from high end to low end equipment that can vary significantly in cost. Have them breakdown labor and materials.

Nathan Gesner · Answer

Another reason the PM doesn't want to seek bids? It ruins their relationship with contractors. They procure three bids, they reject two of them. If that happens regularly, the contractors no longer want to provide bids or perform work for the PM.

Tell the PM you need at least one bid and authorize the PM to pay the vendor for their estimate so it's not a complete waste of anyone's time.

Allie Pfannenstiel · Answer

Consider getting a used one? I have a guy here in AZ who has given us great deals on used ones the last 5 years and they have worked great!

Drew Sygit · Answer

@Nick L. as @Nathan G. stated, getting too many bids can strain relationships with contractors that do a good job for a fair price.

If an owner insists on multiple bids, we will get one from a trusted source and then two from random contractors.

Bruce Woodruff · Answer

No you have the right to change sources of heating and cooling as long as they work. If you have dry weather maybe consider a swamp cooler?

Nick L. · Answer

That sounds like a great idea! But isnt it a requirement to restore the home back to its original state of when the tenant first moved in? Meaning if at the time the tenant moved in there was a central AC unit then they would expect us to do so if I want to keep them happy or is that up to me the homeowner's disgression? Would like to know more from you seeing how your from Arizona which also faces the similar levels of heat. And yes I'll def see things out with the PM to see if we can work out a discount of some sort for the time being. Trying everything I can do not lose a tenant here.

AC Unit Replacement Too Costly & Seeking Alternative Solutions?

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