Electricity bill is skyrocketing to $450!

[Jane Kim]

Hi,

I'm not sure if anyone else is going through this in Los Angeles/Moreno Valley so I'm reaching out if this is normal. I have a 2000 sqft home with 5 rooms that's currently being rented out by tenants. Utilities are included in the rent price. My gas, water, and waste service come out to a steady/normal amount, but only my electricity bill skyrocketed to $312 in January for 3 tenants and is estimated to be $450 in February for 5 tenants. Previously, it was $100 for December when there was only two tenants in the house. Is this the amount of electricity bill that I should be exacting for a 5 people household during this cold weather?

I know that one of my tenant uses an oil filled radiant space heater for 24/7 because it helps her fall asleep and keeps her warm. It didn't realize that this would make the electricity bill come out to $300-450. I have to admit that the house does get really cold, but I'm able to endure it if I wear a jacket and fleece pants, but I know that my comfort level is different from others. I was thinking of a few ways to approach this situation, but it would help me greatly if you guys can give me some advice on this and how you guys would approach this situation. 

In the lease agreement, it states that a tenant must get a written permission if "changing the amount of heat or power normally used on the property as well as installing additional electrical wiring or heating unit." so I have rights to ask the tenant to pause her space heater. I was thinking about first asking her if she's open to contributing to only the electricity bill. Her contract ends on June 10th this year so it's only a few months away, but I'm okay with terminating the contract early if she must have her space heater on 24/7. No one turns on the central heater at home so should I install a smart thermostat to keep the house at a consistent temperature? What if I install the smart thermostat and the electric bill goes even higher? Or should I no longer include utilities for my next tenants? What would you guys do in my situation?

[Cory J Thornton]

@Jane Kim - There are systems of the house that can cause jumps in the utility bill or can be adjusted to help manage the utility bill. 

The biggest utility cost is attributable to the HVAC system that supports the home. If there is a mechanical failure in the unit, then it may be able to keep the home comfortable, without the occupant even knowing anything is wrong. 

- If a system is low on Freon it will run longer, taking more time to heat or cool, and increase the utility bill. 

- If there are electric heat strips, then there could be a failure causing the electric heat to run when it isn't supposed to or that causes the electric heat to run, because the primary heat source is not functioning properly. 

- If there is an airflow issue in the home (collapsed duct work / dirty filter) it can cause the mechanical systems of the home to provide inefficient comfort (longer run times) while working harder to achieve comfort (higher amp draw). 

If you have a service provider you trust, it may be worth having them go over your HVAC system. If I was in your shoes I would hate to make a bunch of lease changes, and still have high utilities. 

- One other step to help reduce utilities is to properly adjust the thermostat on your water heater. If everyone in the home has to add cold water, to cool down the hot water you paid to heat, then whatever was cooled, was wasted. The optimal thermostat setting will be where you can turn the water all the way hot, achieve the temperature you like, and not have to add cold water. Most water heaters will store the water in the tank at the temperature selected. There is a lot of energy that goes into keeping water at 135 degrees as opposed to 115 degrees. 

Best of luck in this scenario ... I have not ever invested in a rent by room property so I would be interested to learn anything about how this gets resolved. 

Keep us all posted! 

[Troy P.]

Looking at the bigger picture, you have to provide heating in a home that requires it.  You cannot control the cost, but you can (to some degree) control the usage.  One option is to run the main unit to a more comfortable level and let the others supplement their space with a heater connected to a kill-a-watt outlet meter.  You can then charge them extra for using the extra electricity which became more of a luxury than a necessity.  Although I would go with the next option.

Another option is increasing rent for all tenants across the board.  If an increased electricity bill is bringing you here looking for advice on this, I'm assuming this should be done regardless.  The owner should not be the only one suffering through increased energy costs.  That has to be handed down to the tenant to some degree as well.

My final thought is that you can keep your current rent rate but split electricity costs equally between all tenants.  This may be more pallatable for those looking for paying less rent, but not very appealing for those who regularly spend extended time away and would be paying for others' usage.  There's a lot to consider here...

[Dennis Nguyen]

I would monitor your bill over the next couple of months first before you do change anything. December and January are the colder months in the year which makes sense for the tenants to turn on the heat more. I doubt it would be that high consistently as we move away from winter. 

[V.G Jason]

It's your state's policies. Go look at energy prices for December & January. 

[Richard F.]

Aloha,

Additional items to check for excessive usage, due to partial internal failure, is your electric water heater, and your freezer. A freezer will often have a failure affecting the defrost cycle, which generates heat periodically to prevent ice buildup. If this sticks in the "on" cycle, the heat generation will drive your kwh's up considerably. Similarly, the water heater elements can sometimes short due to mineral buildups, draining off more kwh's than normal cyclical operation.

Check your billing from the utility company for the difference in kwh usage from month to month or year to year. The cost per kwh varies, so although it hits you in the wallet, the monthly billing amount doesn't tell you if there is a problem you can fix.

[Richard F.]

One additional possibility, IF you have hot water pipes in or under a slab, you could also have a hot water leak that is not apparent within the unit.

[Bill B.]

If your central heat isn’t electric turn up the whole house heat, you’ll save money. I assume you don’t expect your roommates to wear a jacket in the house to be comfortable. Even while they sleep?

Electric oil filled heaters usually use 600-900-1500 watts per hour. (Assuming they are on 24/7 and the house is built so poorly that it never turns off because it never gets to a comfortable temperature.) you have 24x30x call it 1000watts. 720kw per month. The “average price” in LA according to google is 26 cents/kWh. So that could run $180/mo. But it truly shouldn’t be on 8 hours a day even if it’s “turned on” 24 hours a day unless there is basically zero insulation and lots of leaks. And that would only be $60/mo. 

Easiest solve is having home tested most utility companies do this for free. And if your central heat isn’t electric, turn it up. 

Ps. In 2020 a kWh was 18.5 cents in LA (according to google). So you have an almost 50% price increase in 2 years. It’s part of the “California tax”. My electric bill for just my wife and I can hit $200/mo and I’m paying 11 cents kw. That’s about $500/mo at your rates. 

[Allan C.]

@Jane Kim last few month utility bills in SoCal have been high due to dislocation in natural gas prices from rest of nation. This may occur more frequently in the future due to reduced storage and alternative demand sources.

As you revise your lease you should have tenants cover utilities, or put a max $ amount that you’ll cover on the monthly bill.

[Carlos Ptriawan]

remember there's war in ukraine

[V.G Jason]

Quote from @Allan C.:

@Jane Kim last few month utility bills in SoCal have been high due to dislocation in natural gas prices from rest of nation. This may occur more frequently in the future due to reduced storage and alternative demand sources.

As you revise your lease you should have tenants cover utilities, or put a max $ amount that you’ll cover on the monthly bill.

 This. California gas traded $50 for January 2023. In winter it's usually $4-$8. What do you expect your bill to be?

[Jane Kim]

Thank you everyone for the advice! Considering and mashing everyone's advice together, this is an update on what I've done. 

I've checked my HVAC system and there are no leakage nor am I due for a new heater. I've realized two tenants were using space heaters which is the cause of a sudden increase in electric usage and understanding the fact we're in the colder months of the year, including the war in Ukraine, which is factoring in on the cost per kWH. I've also called Cal Edison and learned that 800 kWh should be the average use for my household and 1200 kWh being on the high end.

I've installed a smart thermostat and it decreased my electric usage in half. I'm expecting 700-800 kWh per month. The central heater is set at 69-70 degrees at a consistent rate so we're at a comfortable temperature. My gas bill did go up, but, in total, I'm saving about $100~150 in utility bills. 

For my next tenant, I plan on increasing the rent and including terms of use for space heater which will state that it will need to be plugged into a watt usage monitor. I'll have to keep my eyes on the utility bills in the next couple of months to see if I should include the max amount I'll cover as a landlord.

Thank you everyone for your advice! You guys truly helped me understand this situation better and solve the issue like a pro. This is my first time being a landlord and a property manager, but I'm slowly learning! :)

@Troy P.  @Dennis Nguyen 

@Richard F.

@Cory J Thornton

@V.G Jason

@Bill B.

@Carlos Ptriawan

@Allan C.

[Matthew Paul]

Those electric radiators suck up electric . I used one in my shop and the bill tripled . I said the hell with that and put in a mini split 

[Clement Ndifor]

Quote from @Jane Kim:

Thank you everyone for the advice! Considering and mashing everyone's advice together, this is an update on what I've done. 

I've checked my HVAC system and there are no leakage nor am I due for a new heater. I've realized two tenants were using space heaters which is the cause of a sudden increase in electric usage and understanding the fact we're in the colder months of the year, including the war in Ukraine, which is factoring in on the cost per kWH. I've also called Cal Edison and learned that 800 kWh should be the average use for my household and 1200 kWh being on the high end.

I've installed a smart thermostat and it decreased my electric usage in half. I'm expecting 700-800 kWh per month. The central heater is set at 69-70 degrees at a consistent rate so we're at a comfortable temperature. My gas bill did go up, but, in total, I'm saving about $100~150 in utility bills. 

For my next tenant, I plan on increasing the rent and including terms of use for space heater which will state that it will need to be plugged into a watt usage monitor. I'll have to keep my eyes on the utility bills in the next couple of months to see if I should include the max amount I'll cover as a landlord.

Thank you everyone for your advice! You guys truly helped me understand this situation better and solve the issue like a pro. This is my first time being a landlord and a property manager, but I'm slowly learning! :)

@Troy P.  @Dennis Nguyen 

@Richard F.

@Cory J Thornton

@V.G Jason

@Bill B.

@Carlos Ptriawan

@Allan C.

 A little late to the party, but have you considered solar for your property? 

Rather than continued rental of your utility cost switch to ownership and you can then know and guarantee what you pay every month and then pass on the surplus to the tenants for whatever is not covered by your solar system. 

also the equity bump on your property helps as well.

[Theresa Harris]

If you are having to wear a jacket to be comfortable in a house, the temperature needs to go up.

Check your bill to see if the electricity usage went up or if the price went up.  See what the bill is for the next two billing cycles and mention to the tenants that it went up quite a bit this last month and you are monitoring it because if it does stay high, you will need to increase the rents.

[Rick Albert]

I would call the utility company to see if rates are going up. For example So Cal Gas upped their rates temporarily. 

I agree with @Theresa Harris, you shouldn't have to wear a jacket in your own household.

When I include utilities, I always put a cap. For example, "if utility costs exceed $X, then tenant pays the difference." We have had an unusual winter so how you define "normal" is very subjective and if I were a tenant, I would push back.

[Clement Ndifor]

Quote from @Rick Albert:

I would call the utility company to see if rates are going up. For example So Cal Gas upped their rates temporarily. 

I agree with @Theresa Harris, you shouldn't have to wear a jacket in your own household.

When I include utilities, I always put a cap. For example, "if utility costs exceed $X, then tenant pays the difference." We have had an unusual winter so how you define "normal" is very subjective and if I were a tenant, I would push back.

 What are your thoughts on solar for your property as well?  Considering you are also in California, this must have come up in your thought process at some time I'm sure.

[Jaron Walling]

Quote from @Matthew Paul:

Those electric radiators suck up electric . I used one in my shop and the bill tripled . I said the hell with that and put in a mini split 

 Dare god. That's crazy and I believe it. My mom used one of those for a long time and her electric bill went sky high. She installed firewood burning stove in the kitchen to heat during the cold winter months. It's way cheaper. That's country living for ya. 

[Rick Albert]

Quote from @Clement Ndifor:

Quote from @Rick Albert:

I would call the utility company to see if rates are going up. For example So Cal Gas upped their rates temporarily. 

I agree with @Theresa Harris, you shouldn't have to wear a jacket in your own household.

When I include utilities, I always put a cap. For example, "if utility costs exceed $X, then tenant pays the difference." We have had an unusual winter so how you define "normal" is very subjective and if I were a tenant, I would push back.

 What are your thoughts on solar for your property as well?  Considering you are also in California, this must have come up in your thought process at some time I'm sure.

 I have looked into solar. Here are my thoughts:

1. Tenants don't think about utilities when renting and I don't want to pay utilities for tenants. If they stop paying rent, I'm still on the hook to keep their lights on. For utilities that are shared, I do a separate fee. For example my ADU pays a $50/month water fee on top of their rent.

2. Solar only makes sense to install when you put on a new roof. The cost of removing to fix a roof is in the thousands. 

3. In my agent experience, I have never represented a buyer or seller that paid for or received a premium for having solar panels. When I ask my buying clients who bought a property with solar, they said it was nice but would never pay a premium for it.

4. Google has a free, what appears to be unbiased, feature that shows how many years it would take to get your money back. For my property, it said 10 years. I have no intention of living here for 10 years (we are actually now planning on selling in the next five years). Here is the link: https://sunroof.withgoogle.com...

I'm all for being environmentally conscious, but it has to make sense.

[Clement Ndifor]

Quote from @Rick Albert:

Quote from @Clement Ndifor:

Quote from @Rick Albert:

I would call the utility company to see if rates are going up. For example So Cal Gas upped their rates temporarily. 

I agree with @Theresa Harris, you shouldn't have to wear a jacket in your own household.

When I include utilities, I always put a cap. For example, "if utility costs exceed $X, then tenant pays the difference." We have had an unusual winter so how you define "normal" is very subjective and if I were a tenant, I would push back.

 What are your thoughts on solar for your property as well?  Considering you are also in California, this must have come up in your thought process at some time I'm sure.

 I have looked into solar. Here are my thoughts:

1. Tenants don't think about utilities when renting and I don't want to pay utilities for tenants. If they stop paying rent, I'm still on the hook to keep their lights on. For utilities that are shared, I do a separate fee. For example my ADU pays a $50/month water fee on top of their rent.

2. Solar only makes sense to install when you put on a new roof. The cost of removing to fix a roof is in the thousands. 

3. In my agent experience, I have never represented a buyer or seller that paid for or received a premium for having solar panels. When I ask my buying clients who bought a property with solar, they said it was nice but would never pay a premium for it.

4. Google has a free, what appears to be unbiased, feature that shows how many years it would take to get your money back. For my property, it said 10 years. I have no intention of living here for 10 years (we are actually now planning on selling in the next five years). Here is the link: https://sunroof.withgoogle.com...

I'm all for being environmentally conscious, but it has to make sense.

 let's simplify the conversation a bit. 

1. Everyone pays rent every month, with solar each payment is cutting down on that rent and is counted towards ownership like a mortgage. 

2. Electricity rates are always going up, not just due to inflation but also an increase in demand from the grid. So the price you can pay today for electricity will always go up. 

3.  Only 6% of homes in the US are solar, meaning the probability of actually meeting someone who has successfully been through the process is low.  Improving but still low. 

I would love to discuss this further with you however, as a realtor it could significantly boost your portfolio.  I'm sure you will have many questions that are hard to answer in a chat. 

[Dan H.]

Is this a house you share with the tenants?

We have the tenants pay utilities.  This is 1) so that they conserve 2) that they are the one impacted by rising utility costs.  Note I am not the bad guy if utilities rates rise.  If I am paying the utilities, the tenants are not aware of the rising costs of utilities.  3) They are more likely to report issues such as water leaks, etc.  This reduces the damage that can be done if these went unreported.

Note, if there is an item like a slab leak that results in increased water usage but is not the tenant's responsibility, we attempt to estimate the cost of the utilities that are a result of a problem with the unit and we pick up those costs.  I could claim it is not my fault, but it certainly is not the tenant's responsibility.  Our underwriting always has a miscellaneous expense allocation.  It is for these types of irregular occurring events that happen.  So, we have allocated to be able to pay for utility costs that are not the tenants' responsibility. 

We want the tenants to conserve utilities.  We want tenants to report issues with utilities quickly.  Having the tenants responsible for the utility costs accomplishes these goals.

Good luck

[Clement Ndifor]

Quote from @Dan H.:

Is this a house you share with the tenants?

We have the tenants pay utilities.  This is 1) so that they conserve 2) that they are the one impacted by rising utility costs.  Note I am not the bad guy if utilities rates rise.  If I am paying the utilities, the tenants are not aware of the rising costs of utilities.  3) They are more likely to report issues such as water leaks, etc.  This reduces the damage that can be done if these went unreported.

Note, if there is an item like a slab leak that results in increased water usage but is not the tenant's responsibility, we attempt to estimate the cost of the utilities that are a result of a problem with the unit and we pick up those costs.  I could claim it is not my fault, but it certainly is not the tenant's responsibility.  Our underwriting always has a miscellaneous expense allocation.  It is for these types of irregular occurring events that happen.  So, we have allocated to be able to pay for utility costs that are not the tenants' responsibility. 

We want the tenants to conserve utilities.  We want tenants to report issues with utilities quickly.  Having the tenants responsible for the utility costs accomplishes these goals.

Good luck

 My strategy with real estate is to simplify everything upfront so that it is more attractive for my clients when I say all expenses are included on the rent amount they pay.  This is why solar was good for me as They know everything is included up to a certain point, then they pay past it.  roughly 10 of 12 months they don't pay but for the odd 2 summer months, they paid around $6 for each.  They also self-regulate when they know someone went over.  

Also, I get to take advantage of the tax credits and roll into my fix and flip projects as solar gives 18 months of interest-free cash.  That is a big reason why I also love it for real estate investors.  I do projects where I make $15,000 easily and I'm content with interest-free money. 

[Rick Albert]

Quote from @Clement Ndifor:

Quote from @Rick Albert:

Quote from @Clement Ndifor:

Quote from @Rick Albert:

I would call the utility company to see if rates are going up. For example So Cal Gas upped their rates temporarily. 

I agree with @Theresa Harris, you shouldn't have to wear a jacket in your own household.

When I include utilities, I always put a cap. For example, "if utility costs exceed $X, then tenant pays the difference." We have had an unusual winter so how you define "normal" is very subjective and if I were a tenant, I would push back.

 What are your thoughts on solar for your property as well?  Considering you are also in California, this must have come up in your thought process at some time I'm sure.

 I have looked into solar. Here are my thoughts:

1. Tenants don't think about utilities when renting and I don't want to pay utilities for tenants. If they stop paying rent, I'm still on the hook to keep their lights on. For utilities that are shared, I do a separate fee. For example my ADU pays a $50/month water fee on top of their rent.

2. Solar only makes sense to install when you put on a new roof. The cost of removing to fix a roof is in the thousands. 

3. In my agent experience, I have never represented a buyer or seller that paid for or received a premium for having solar panels. When I ask my buying clients who bought a property with solar, they said it was nice but would never pay a premium for it.

4. Google has a free, what appears to be unbiased, feature that shows how many years it would take to get your money back. For my property, it said 10 years. I have no intention of living here for 10 years (we are actually now planning on selling in the next five years). Here is the link: https://sunroof.withgoogle.com...

I'm all for being environmentally conscious, but it has to make sense.

 let's simplify the conversation a bit. 

1. Everyone pays rent every month, with solar each payment is cutting down on that rent and is counted towards ownership like a mortgage. 

2. Electricity rates are always going up, not just due to inflation but also an increase in demand from the grid. So the price you can pay today for electricity will always go up. 

3.  Only 6% of homes in the US are solar, meaning the probability of actually meeting someone who has successfully been through the process is low.  Improving but still low. 

I would love to discuss this further with you however, as a realtor it could significantly boost your portfolio.  I'm sure you will have many questions that are hard to answer in a chat. 

 To your points:

1. Still not my problem as a landlord since the tenants are paying utilities. 

2. Again, still not my problem. Eventually, yes, I will have to go with solar. But I don't need to today and I would never add it to a rental unless it is state required. 

3. I'm in Los Angeles, there are plenty of people with solar. People like it, I'm just saying from a resale and rental perspective, it hasn't moved the dial in my world.

I do not have any questions at this time.

[Clement Ndifor]

Quote from @Rick Albert:

Quote from @Clement Ndifor:

Quote from @Rick Albert:

Quote from @Clement Ndifor:

Quote from @Rick Albert:

I would call the utility company to see if rates are going up. For example So Cal Gas upped their rates temporarily. 

I agree with @Theresa Harris, you shouldn't have to wear a jacket in your own household.

When I include utilities, I always put a cap. For example, "if utility costs exceed $X, then tenant pays the difference." We have had an unusual winter so how you define "normal" is very subjective and if I were a tenant, I would push back.

 What are your thoughts on solar for your property as well?  Considering you are also in California, this must have come up in your thought process at some time I'm sure.

 I have looked into solar. Here are my thoughts:

1. Tenants don't think about utilities when renting and I don't want to pay utilities for tenants. If they stop paying rent, I'm still on the hook to keep their lights on. For utilities that are shared, I do a separate fee. For example my ADU pays a $50/month water fee on top of their rent.

2. Solar only makes sense to install when you put on a new roof. The cost of removing to fix a roof is in the thousands. 

3. In my agent experience, I have never represented a buyer or seller that paid for or received a premium for having solar panels. When I ask my buying clients who bought a property with solar, they said it was nice but would never pay a premium for it.

4. Google has a free, what appears to be unbiased, feature that shows how many years it would take to get your money back. For my property, it said 10 years. I have no intention of living here for 10 years (we are actually now planning on selling in the next five years). Here is the link: https://sunroof.withgoogle.com...

I'm all for being environmentally conscious, but it has to make sense.

 let's simplify the conversation a bit. 

1. Everyone pays rent every month, with solar each payment is cutting down on that rent and is counted towards ownership like a mortgage. 

2. Electricity rates are always going up, not just due to inflation but also an increase in demand from the grid. So the price you can pay today for electricity will always go up. 

3.  Only 6% of homes in the US are solar, meaning the probability of actually meeting someone who has successfully been through the process is low.  Improving but still low. 

I would love to discuss this further with you however, as a realtor it could significantly boost your portfolio.  I'm sure you will have many questions that are hard to answer in a chat. 

 To your points:

1. Still not my problem as a landlord since the tenants are paying utilities. 

2. Again, still not my problem. Eventually, yes, I will have to go with solar. But I don't need to today and I would never add it to a rental unless it is state required. 

3. I'm in Los Angeles, there are plenty of people with solar. People like it, I'm just saying from a resale and rental perspective, it hasn't moved the dial in my world.

I do not have any questions at this time.

It doesn't have to be a problem, but it could be an answer.  The added equity that solar gives is a bonus.  Knowing that each passing year you are also owning more of the utility cost that your property will generate is a bonus.  As you go along passing on those savings to your tenants will be something that I'm sure they will smile about.  

If you know you will have to go solar eventually, why wait till you have to rather than see how you can monetize it today?  I think your resistance from your tone of voice is in being pushed in a direction you don't feel comfortable with, so I would rather urge you to explore what would make it a need for you so you can get yourself prepared for the curve. 

The biggest problem with solar is financing it is costly upfront, but again use the same principles for why we buy a home, and apply that to buying your energy. 

[Carlos Ptriawan]

Quote from @Clement Ndifor:

Quote from @Rick Albert:

Quote from @Clement Ndifor:

Quote from @Rick Albert:

Quote from @Clement Ndifor:

Quote from @Rick Albert:

I would call the utility company to see if rates are going up. For example So Cal Gas upped their rates temporarily. 

I agree with @Theresa Harris, you shouldn't have to wear a jacket in your own household.

When I include utilities, I always put a cap. For example, "if utility costs exceed $X, then tenant pays the difference." We have had an unusual winter so how you define "normal" is very subjective and if I were a tenant, I would push back.

 What are your thoughts on solar for your property as well?  Considering you are also in California, this must have come up in your thought process at some time I'm sure.

 I have looked into solar. Here are my thoughts:

1. Tenants don't think about utilities when renting and I don't want to pay utilities for tenants. If they stop paying rent, I'm still on the hook to keep their lights on. For utilities that are shared, I do a separate fee. For example my ADU pays a $50/month water fee on top of their rent.

2. Solar only makes sense to install when you put on a new roof. The cost of removing to fix a roof is in the thousands. 

3. In my agent experience, I have never represented a buyer or seller that paid for or received a premium for having solar panels. When I ask my buying clients who bought a property with solar, they said it was nice but would never pay a premium for it.

4. Google has a free, what appears to be unbiased, feature that shows how many years it would take to get your money back. For my property, it said 10 years. I have no intention of living here for 10 years (we are actually now planning on selling in the next five years). Here is the link: https://sunroof.withgoogle.com...

I'm all for being environmentally conscious, but it has to make sense.

 let's simplify the conversation a bit. 

1. Everyone pays rent every month, with solar each payment is cutting down on that rent and is counted towards ownership like a mortgage. 

2. Electricity rates are always going up, not just due to inflation but also an increase in demand from the grid. So the price you can pay today for electricity will always go up. 

3.  Only 6% of homes in the US are solar, meaning the probability of actually meeting someone who has successfully been through the process is low.  Improving but still low. 

I would love to discuss this further with you however, as a realtor it could significantly boost your portfolio.  I'm sure you will have many questions that are hard to answer in a chat. 

 To your points:

1. Still not my problem as a landlord since the tenants are paying utilities. 

2. Again, still not my problem. Eventually, yes, I will have to go with solar. But I don't need to today and I would never add it to a rental unless it is state required. 

3. I'm in Los Angeles, there are plenty of people with solar. People like it, I'm just saying from a resale and rental perspective, it hasn't moved the dial in my world.

I do not have any questions at this time.

It doesn't have to be a problem, but it could be an answer.  The added equity that solar gives is a bonus.  Knowing that each passing year you are also owning more of the utility cost that your property will generate is a bonus.  As you go along passing on those savings to your tenants will be something that I'm sure they will smile about.  

If you know you will have to go solar eventually, why wait till you have to rather than see how you can monetize it today?  I think your resistance from your tone of voice is in being pushed in a direction you don't feel comfortable with, so I would rather urge you to explore what would make it a need for you so you can get yourself prepared for the curve. 

The biggest problem with solar is financing it is costly upfront, but again use the same principles for why we buy a home, and apply that to buying your energy. 

 what's the best solution for solar right now ? is it the lease option ?

[Clement Ndifor]

Never lease for me as you never have the opportunity to own.  

Lease is only good for NGOs as that is the only real way for them to go solar. 

Purchase due to tax credits but you can leverage government support programs as a business owner depending on the size of your property. 

I would be glad to offer you a consultation.

As someone told me recently, only let the numbers determine what you do.