Re: AC Needs Repair - Landlord Forum thread 332769

Re: AC Needs Repair by CA/OR on March 27, 2015 @20:36

I'm coming in at the tail end of the issue but would like to echo some of the statements made in the thread.

Hot in CA at this time of the year? Yes. But is a 2-3 break in A/C service constitute an emergency? No. As others mentioned, it's inconvenient, you were responsive in trying to remedy the problem immediately, and that remedy will take a few days. They need to know you care & are on it, but now they need to wait it out. In the mean time, I'd offer to buy them a few fans (fans that your warranty company may reimburse or partially cover).

I believe someone who purchases a home warranty insurance is NOT trying to take the cheap way out. Sometimes it's a good economic option in an older house with older appliances...parts/material and labor for HVAC is expensive, water heaters are expensive, etc. Like any insurance, sometimes you pay your $450-$600 and never have a need for it during the year - other times, it pays triple in savings. The hard part is finding a good company. A company will work hard to get your issue taken care of as soon as possible or will allow for work arounds and then reimburse. And even with a good insurance company, sometimes living in a large metro area makes it difficult for immediate service by a vendor. For example, one non-emergency issue in the LA area house may take two days for a vendor to address, while the same issue in central Oregon would have a vendor to the house same day as the call. I would provide the name of company I use but don't want to go against any protocols. I've saved a lot in the last 9 months with HVAC issues, new fridge, and general plumbing.

And the purpose of the insurance is not just cost savings,
it's also a ready source for maintenance issues (as in what vendor to call). I have a steady, trusted handyman, but if maintenace issues fall within warranty, my tenant can call the company on thier own and work it from there, but we've agreed that in immergent matters (immergent that the warranty company can not address fast enough) then we will seek the fastest qualified vendor on our own (and in two cases, the insurance company reimbursed fully).

Last point/recommendation - do not let the tenant dictate to you how maintenance will be addressed or paid (i.e. they will have maintenance done & then deduct from rent). If you're good with that arrangement (& I hope it's in your lease), fine -- but don't let them rail-road you.

Apologies for the ramble

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