All Forum Posts by: Chris Collins

@Brian Sherman

I am an HVAC contractor from Cleveland.

Adding forced air would be very expensive due to needing ductwork to be run throughout the property.

A more cost effective option would be to install mini split heat pumps. You would need to save the electric baseboard as auxiliary heat, because the heat pump won't cut it when it's below 30 degrees, however, using a heat pump should reduce your utility costs. As a bonus, the mini split would also provide AC.

I also agree with @David Dachtera it would be a worth while investment to sub meter and have the tenant pay utilities.

@Calvin Lin

Has your HVAC equipment been inspected? Filters changed? Coil cleaned? Maybe the unit is low on freon and can't keep up on hot days so it runs constantly.  Maybe they have the thermostat set at 72, but it never gets below 74 due to the above issues.

It's been a hot summer, HVAC equipment that isn't running properly can cost a small fortune.

@Kevin Saunders welcome to Cleveland! It's a great time to be in this area. 

I'm a local commercial/industrial HVAC contactor, as well as a buy and hold investor. Happy to help in any way I can.

@Cary F. I have been using Thrasher, Dinsmore and Dolan.  They certainly aren't inexpensive, but they are very very good and I trust them.  PM me and I can give you my contacts name, if you are interested.

@Ethan Sonnichsen The ductwork problem is an interesting issue that we see frequently here in Cleveland.  I would not add the AC unless return is added upstairs as it will be 5+ degrees warmer and the tenants wont understand why (id imagine you would get calls saying the air isnt working upstairs, when in fact it is).

Im sorry to say, but you wont get a price of 5K to do all of that work, and if you do, run.  Installing a condenser (outdoor unit), indoor coil and lineset, as well as the electrical service needed outside, will probably run you 5k. 

I dont know your market, but if central air isnt a common feature, then I would forgo adding it.  I allow tenants to provide their own window units for my properties.  

@John T. I am working with a property manager on the east side of Cleveland.  In full disclosure, I am his first client, as he is starting his business.  

His day job is maintenance manager for a local commercial property owner/property management company.  He has a lot of contacts in town for repairs and is able to leverage his relationship with contractors to get things done.  I know him from his work there, as I am their HVAC contractor.

He is a great guy, hard worker and very reasonable.  Send me a PM and I can put you in touch with him.

Thanks,

Chris

@Fredrick B.

Hey Fredrick I'm a Cleveland east sider in the market for long term rentals.

Welcome!

@Jonathan G. it is an epa violation to fill a unit with freon without repairing a leak. I can send you the paperwork next week if you'd like to have it.

There are a few exceptions to it, but the law does exist. The fines are very hefty if you're caught.

The contractor is also supposed to keep a log of how much freon is used with each customer to track usage.

@Jonathan G. I own a commercial Hvac company out of Cleveland. You are 100% correct that miss diagnosis is a frequent issue in our industry. 

Techs frequently look for the complicated issue first, because that's where they have been burned in the past, even the seasoned ones.

One of the other issues techs can have is multiple issues at the same time. If the unit has a dirty condenser coil it can mask a low freon issue.

My best advice is to find a company who stands behind their work. mistakes happen, and when they do, the next call out should be warranty if within 30 days.  Also recommend finding a company that has a number of techs and a service manager. Often times a second set of eyes is all that is needed. If you aren't confident in a techs diagnosis ask for the service manager to come out! most company's who are successful use the service manager to smooth over tough situations and make customers happy.

@Joseph Morris I'm a lake county guy myself. Business is in Willoughby and rentals are in Euclid.

Good luck with your goals! I'd be very interested to follow your story on an international property.