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All Forum Posts by: Tanya F.

Tanya F. has started 17 posts and replied 611 times.

Post: Looking for an agent to help us in Stamford

Tanya F.Posted
  • Rental Property Investor
  • Madison, WI
  • Posts 623
  • Votes 336

Old, (1955) house in not-great condition that might be good for a developer.

It's in central west Stamford near Cos Cob. South of Merritt Pkwy and North of downtown.

A little under 2 acres of land, including a pond, close to Fort Stamford.

We are looking for recommendations for agents who can help us make the best plan. 

Post: Green Property Investing

Tanya F.Posted
  • Rental Property Investor
  • Madison, WI
  • Posts 623
  • Votes 336
Yep, we do that. 
Slowly.
We've owned our properties for over 20 years, and slowly update with more green things
Energy star appliances. Better insulation, high efficiency windows when the old ones are shot.
Solar panels on one property. Provide garden beds for tenants!

Post: Solar panels on a rental house?

Tanya F.Posted
  • Rental Property Investor
  • Madison, WI
  • Posts 623
  • Votes 336

We have solar on our two family rental. We bought the panels outright, and installed them on a brand new, south-facing roof. You do not need batteries unless you're out in the middle of nowhere.

Check out the net metering for your utility in doing your calculations. Someone's $30-60K number mentioned above is nonsense. We paid $12K and the system is well on its way to paying for itself. Talk to some solar companies in your area to see if it makes sense. 

Our rental is in a hippie town and we attract responsible, green-minded tenants both with solar panels and garden beds in the yard. We include utilities in the rent and get top dollar for these units. The utility bills are negative in summer and positive in winter, ending up at around zero for the year. Tenants pay us about $40-50 per month per unit for electric.

You'll find a lot of these kinds of posts on the boards here. You asked if anyone has experience. You'll find that none of the naysayers have any experience. 

If your area has good incentives/rebates and a good net metering policy, then you'll find that it'll be a quite good ROI.

Post: Sustainability and Green Strategies

Tanya F.Posted
  • Rental Property Investor
  • Madison, WI
  • Posts 623
  • Votes 336
Yes!
Check out most of my posts, and my contact list. That's pretty much most of what I talk about on here.

Post: STR and Pool Heaters

Tanya F.Posted
  • Rental Property Investor
  • Madison, WI
  • Posts 623
  • Votes 336
Quote from @Jim Windgassen:

I started my refrigeration system hacking back in 1991 when I lived in a college dorm suite during the summer in Illinois.  The midwest gets very hot during the summer, and this dorm had no air conditioning which made sleeping at night miserable.  The college banned window air conditioners, so that was not an option.  We had free water in the bathroom of our dorm, and I am pretty handy.  I took an old window A/C that I bought for $25 and I cut the stock air cooled condenser out of it.  I then used a piece of PVC pipe and some copper tubing to make a water cooled refrigeration condenser which we connected to the A/C unit to replace the air cooled condenser.  I used an old solenoid valve from a junk humidifier to turn on the water when the A/C compressor started.  We tapped the water line under the sink to get our cooling water for the condenser, and then we ran a hose into the toilet where we dumped the hot exhaust water down the drain.  It was kind of noisy and butt ugly, but it worked really well !

We had the only air conditioned dorm on campus which made our place a very popular place to hang out !

When I lived in Florida 20 years ago, I used a miniature version of my pool heater (called a heat recovery de-superheater) with my air conditioner to make almost all of the hot water for my house for free.  Why on earth this is not done more commonly is also baffling to me. The payoff time of my investment was less than a year.  It easily saved me several hundred dollars a year in electricity.

Most people don't really understand how an air conditioner or heat pump works, so I guess it doesn't occur to people to use the large amounts of waste heat from their air conditioners for something useful instead of just throwing it away into the air.  Air conditioners / heat pumps don't "make" cold; they simply pump heat from one place to another.   You can pump the heat out into the air, or just as easily into a pool or to heat your water.

The economics of a heat recovery system from an air conditioner are much better than that of installing a solar electric system.  A semi close second is replacing a traditional electric hot water heater with a heat pump hot water heater, especially if the hot water heater is located in a garage or another space that you would want to cool and de-humidify anyway.  A regular resistive hot water heater gives you one unit of water heating value for every unit of electrical energy you put into it.  A heat pump hot water heater gives you about 3 units of heat for every unit of electricity that you put into it.


Love this, Jim!
Definitely thinking about a heat pump water heater whenever it's time to replace our current electric one. (12 years old)
We hardly run our AC here in WI, just a dehumidifier is enough. Our house stays cool from shade trees. 

But you've got me thinking about ways to move heat around - one of our rental properties currently has no AC (and no pool). If we were to get a heat pump that interfaced with the forced air gas furnace for heating in spring/fall, and cooling in summer, would there be a way to further improve efficiency by putting heat somewhere? Maybe not worth it.

Post: Solar on 1 to 4 Unit Rental Properties

Tanya F.Posted
  • Rental Property Investor
  • Madison, WI
  • Posts 623
  • Votes 336
Quote from @Brian Davis:

Yes, But they say the credit may be taken under section 48. Its a difference of where the tax credit is taken from what I can understand.  See this link with accountants discussing it on intuit:  https://ttlc.intuit.com/commun...


Also, see https://www.thetaxadviser.com/...
and https://news.energysage.com/so...

Post: Solar on 1 to 4 Unit Rental Properties

Tanya F.Posted
  • Rental Property Investor
  • Madison, WI
  • Posts 623
  • Votes 336
Quote from @Brian Davis:
Quote from @Chris Seveney:

@Brian Davis

Unless you are in a location that has great srec credits, the IRR is not that great.

The feed in tariff is $0.29 in CT

That's a great rate. I think if your properties have south-facing roofs, unobstructed, your calculations are going to come up with a resounding DO IT.
CT has always been one of the best states for promoting solar. I grew up in CT and had solar on my house since the 1970's!

We have solar on our rentals, and there's nothing as good as that  .29 /KWh rate here in WI. But the numbers still work for us. Plus, the panels attract great green-minded tenants in the neighborhood where we have them. There's value in that.

Post: Energy saving for cabin in Pigeon Forge.

Tanya F.Posted
  • Rental Property Investor
  • Madison, WI
  • Posts 623
  • Votes 336
+1 for heat pump water heaters, especially if you're also running a dehumidifier in the basement. You get 2 for 1!
Maybe have the main water heater be a heat pump, and the second one keep one you have, but put it on a timer.

Post: Energy saving for cabin in Pigeon Forge.

Tanya F.Posted
  • Rental Property Investor
  • Madison, WI
  • Posts 623
  • Votes 336

It'd be interesting to know which is the main electricity draw- I'd guess water heaters or hot tub.

Re HVAC: how's the attic and wall insulation on this house? Do you have an idea? Window film is a good idea. How are the windows? If they're old, replacing some with lowE windows might be something to consider. I like the blinds idea. Need not be motorized, but just having window coverings (and shade trees outside!) keeps our house very cool.

Definitely put the water heaters on a timer. At least one of them. We have TOU electric metering and only turn on the water heater at night when the electric rate is 0.04 per KWh. It stays plenty warm enough during the daytime for us (40 gal tank, 2 adults)

You might be a good candidate for solar hot water, to supplement both the water heaters and the hot tub. People save a lot with solar hot water for swimming pool heaters. Otherwise it's usually not worth it, but something to price out. (My dad does solar hot water in New England)