All Forum Posts by: Vern M.

I started as an A/c tech before working up the ladder to being a regional facilities maintenance director. I've seen regularly scheduled maintenance reduce the number and damage caused by blocked drains (which is usually accompanied by tech OT, water damage to that unit and the unit below, etc), I've scheduled run cap replacements every season, so that is also a frequent work order, filter changes and coil cleans reduced the frozen evaporator calls, (which is always found with 2 in of ice on it, and had been running for 2 days straight.) Overall, properties that had 10+ year old units saw a reduction in compressor change outs, fan motor replacements, and tons of OT and contractor costs. I think that I calculated it, per unit, to about 3 hrs per year and less than $100 in supplies.

@Cameron Tope is on the money here. itemize, store all photos, and don't forget to include pay the manhours for removing the carpet, disposal and equipment used. 

 I believe that you have gone above an beyond for the resident. It sounds reasonable to assume that the unit is properly sized as you got 2 contractors to confirm. The next thing to look at is what is affecting the temps. Air leakage into the unit, will definitely impact the ability for proper cooling. Likewise, high humidity and heat will also affect it.  Last thing to look at is the user. If the user is using it incorrectly, (improper settings, using while door open, blocking registers, etc) or has different expectations of cooling (ie, hot flashes, used to having it always 60 degrees, etc.)

I am reluctant to install a portable a/c, unless they don't have any a/c at all. This usually turns into a complaint about high electric bill and they want money off rent. A couple of questions, "what are the requirements of landlords providing a/c where you are?" "What is your city's definition of cooling?" "When you have inefficient cooling, especially for as long a the resident has been complaining of it, there are generally problems with it feeling muggy in the apartment, followed by complaints of mold, mildew or smells. Have they mentioned or experienced any of these?"

It sounds  

@Eric M. most times the paint gets an additive that makes it "resistant" to mold growth. The only reason I mention this is that when you tell people that the paint will kill mold, certain assumptions are made that mold will never come back to that spot, or that you don't have to do a thorough cleaning before putting the paint on, etc.

This paint can also be used for smoke damaged wood. 

I started as a hvac tech when I got into this field. a properly sized and installed system will be enough to cool the home. 78 is not a bad temp, but most of my residents set theirs at 74-76. make sure all the windows are closed, dryer vent is still attached, placement of thermostat, and def have the hvac tech or supervisor come out to evaluate system.

NOT mold killing.  That would be done by the chemical cleaning part. Now, this could be the encapsulation after the cleaning, but if its over everything, that's way too much.

What you want to do is look for moisture damage. wood bulging, warping, weakening, etc. That will give you an idea as to why the paint is there and what they are trying to hide.

I had a unit where they stole all the appliances just weeks before a move in.  For unoccupied units, I get a security system that works on cellular service and has doorbell camera. Unless appliances are already inside, they go in last. A steel enclosure over condensing units, and refrigerant locks on r-22 units, are common. We don't really have exterior water heaters here in the DMV

Just like @Erik B. said, " break the foot of the bowl by the bolts". Pretty sure you don't want to get your face close enough to unscrew.

Also, you could find out the location of shelters that do and don't take pets, as well as remind them that staying in the unit with a cat 4 hurricane running through don't make them a hero.

have them take photos of their stuff, keep all of their documents stored in a ziplock bag and kept in a secure place, bring in or tie down exterior stuff, get rid of flammables, if you have problem areas that collect water, then def hit those areas with tarp and sandbags. Then call your 3 favorite water extraction, carpet cleaning, handyman and roofers, and keep on their first response list.

If you have time, hit those sump pumps, batteries, leaning trees, drains and gutters.