All Forum Posts by: John Pierce

I reduced my HVAC calls by 95% when I started providing tenants with air filters. Each year, when the lease automatically renews, I send each of my tenants a case containing 12 cheapo air filters from Amazon. I also train each of my tenants to change the air filters when they sign the lease. If you own enough rentals, it is worth learning to solve the easy AC and heat pump issues yourself. The most common issues are dirty air filters, bad capacitors (usually go out in summer and can be ordered for less than $10 on Amazon), bad breakers (usually trip in winter with electric step heat), dirty coils (I clean coils during tenant turnovers), bad thermostats, and low refrigerant. I fix all of my own HVAC issues that do not involve adding refrigerant or swapping out units.

I reduced my HVAC calls by 95% when I started providing tenants with air filters. Each year, when the lease automatically renews, I send each of my tenants a case containing 12 cheapo air filters from Amazon. I also train each of my tenants to change the air filters when they sign the lease. If you own enough rentals, it is worth learning to solve the easy AC and heat pump issues yourself. The most common issues are dirty air filters, bad capacitors (usually go out in summer and can be ordered for less than $10 on Amazon), bad breakers (usually trip in winter with electric step heat), dirty coils (I clean coils during tenant turnovers), bad thermostats, and low refrigerant. I fix all of my own HVAC issues that do not involve adding refrigerant or swapping out units.

Courtney is talking about a ductless mini-split heat pump, which could be installed in an occupied unit with limited disruption. Installing a traditional ducted system would be more invasive due to the necessity of installing the duct work.

The time to install a heat pump, central AC, or furnace is not when the house is occupied. I would wait until the house is vacant and install a heat pump then. Do not install baseboard heaters. They are too inefficient. Tenants know that baseboard heat is expensive and may use that as a reason not to rent the home. Even if they do rent the home, tenants may not have enough money to pay the rent if you have a cold winter and all of their money is going towards electric bills.

Yes, this is common practice. If your roof looks old, your windows are broken or your crawl space door does not shut, your insurance company will tell you to fix them or they will drop you.

This does not sound profitable.

Very effective, especially if you pay the $40 to join for a month. I always rent my houses within a week of listing them.

It's true that Battery Park and Barton Heights are dramatically improving. The renovation of the Highland Park School into a retirement home may prove to be a catalyst for change in Highland Park. The new traffic circle at the Six Points intersection in Highland Park is a dramatic improvement. Also, Brookland Park Boulevard is undergoing a transformation near Chamberlayne Avenue that may help Highland Park as well.

Still, I don't like to bank on appreciation with real estate investments and I don't think that the housing stock in Highland Park will lead to the high end renovations going on in surrounding neighborhoods.

VCU students do not typically rent in the Northside, and definitely not in North Highland Park.

Hey Scott.

I have experience in North Highland Park.  My houses are all rented Section 8.  A 3 bedroom all-electric house (with a heat pump) should rent for $1085.

I wouldn't get a 4 bedroom rental in that area.  It's a low income area and big houses have high utility costs.  That means that you don't get paid.  Also nobody has a 4-bedroom voucher, so Section 8 isn't really feasible.