The Unreasonable Expectation Problem
Many of our clients ask for a standard clause in the lease or a special stipulation regarding the tenant's responsibilities and the A/C condensate drain lines. It's very concerning to us when we see this, as it shows that the landlord or property manager has what we call an "unreasonable expectation." Your expectations are going to get you in trouble.
Do you actually think most tenants will locate the A/C condensate drain line and pour vinegar into it regularly? Did you show them where it is?
Do you really think a tenant will even change the A/C filters? Just because you have a filter subscription program doesn't mean they change them. They pile up in the garage. Stop kidding yourself.
The Hidden Dangers
Many A/C condensate drain lines run throughout the attic, walls, and crawlspaces and, with time, get disconnected through no fault of anyone. There is no way for you or the tenant to know if this has occurred.
If the A/C air handler is in the attic, do you want the tenant going up there? Our lease has wording that specifically prohibits the tenant from going into the attic if one exists.
Want to hear stories about how tenants went into the attic and fell through the ceiling or stepped on a roofing nail? Let's be sensible here.
What Actually Happens
Condensate drain lines get clogged up, and you end up with water damage or, if you're lucky, a service call because the float switch triggered. However, these safeguard items become useless after many years in a hot attic. They often don't work.
Now you have a big bill, and the tenant refuses to pay it. The owner is livid and blames you for the tenant's failure to maintain the HVAC system. Could the owner successfully make you eat that bill?
There IS a Solution to This Madness
First, making the tenant responsible for preventive maintenance like cleaning out a condensate line is just wrong.
Successful, proactive property managers make sure that maintenance is done by a professional on a regular basis. Who will pay for this? Often the owner will have no problem paying, and you can get a discounted rate from your HVAC vendor (typically $100 to $150) via bulk pricing.
The Smart Property Manager's Strategy
- Negotiate special discounted pricing from your HVAC vendor.
- Rather than ASKING the owner, TELL the owner what will happen.
- Clearly state what the cost will be.
- Put the burden on the owner to OPT OUT.
- Do all of this via email for a paper trail.
In most cases, the owner will NOT opt out. The result is you protecting the owner's property and saving everyone the hassle and expense of a clogged line.
Trust us on this. We deal with it all the time and the damage can be severe. Make it your goal to get your owners on a maintenance plan ASAP.
