Tenants using Space Htrs.
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Tenants using Space Htrs. (by Roy [AL]) Sep 15, 2021 7:09 AM
       Tenants using Space Htrs. (by NE [PA]) Sep 15, 2021 7:21 AM
       Tenants using Space Htrs. (by Roy [AL]) Sep 15, 2021 7:30 AM
       Tenants using Space Htrs. (by NE [PA]) Sep 15, 2021 7:39 AM
       Tenants using Space Htrs. (by NE [PA]) Sep 15, 2021 7:54 AM
       Tenants using Space Htrs. (by Jason [VA]) Sep 15, 2021 7:55 AM
       Tenants using Space Htrs. (by NE [PA]) Sep 15, 2021 8:01 AM
       Tenants using Space Htrs. (by Jason [VA]) Sep 15, 2021 8:02 AM
       Tenants using Space Htrs. (by WMH [NC]) Sep 15, 2021 8:08 AM
       Tenants using Space Htrs. (by Roy [AL]) Sep 15, 2021 8:17 AM
       Tenants using Space Htrs. (by Roy [AL]) Sep 15, 2021 8:34 AM
       Tenants using Space Htrs. (by NE [PA]) Sep 15, 2021 8:42 AM
       Tenants using Space Htrs. (by NE [PA]) Sep 15, 2021 8:49 AM
       Tenants using Space Htrs. (by Roy [AL]) Sep 15, 2021 8:51 AM
       Tenants using Space Htrs. (by Pat [VA]) Sep 15, 2021 8:52 AM
       Tenants using Space Htrs. (by Roy [AL]) Sep 15, 2021 9:02 AM
       Tenants using Space Htrs. (by NE [PA]) Sep 15, 2021 9:09 AM
       Tenants using Space Htrs. (by Roy [AL]) Sep 15, 2021 9:12 AM
       Tenants using Space Htrs. (by Robert J [CA]) Sep 15, 2021 9:22 AM
       Tenants using Space Htrs. (by Roy [AL]) Sep 15, 2021 9:48 AM
       Tenants using Space Htrs. (by RB [MI]) Sep 15, 2021 9:54 AM
       Tenants using Space Htrs. (by Jason [VA]) Sep 15, 2021 10:01 AM
       Tenants using Space Htrs. (by Jason [VA]) Sep 15, 2021 10:10 AM
       Tenants using Space Htrs. (by Robert,OntarioCanada [ON]) Sep 15, 2021 10:13 AM
       Tenants using Space Htrs. (by Roy [AL]) Sep 15, 2021 10:19 AM
       Tenants using Space Htrs. (by Roy [AL]) Sep 15, 2021 10:36 AM
       Tenants using Space Htrs. (by NE [PA]) Sep 15, 2021 10:37 AM
       Tenants using Space Htrs. (by Roy [AL]) Sep 15, 2021 10:53 AM
       Tenants using Space Htrs. (by NE [PW]) Sep 15, 2021 11:03 AM
       Tenants using Space Htrs. (by Robert J [CA]) Sep 15, 2021 11:31 AM
       Tenants using Space Htrs. (by Jim [OH]) Sep 15, 2021 11:48 AM
       Tenants using Space Htrs. (by Ray-N-Pa [PA]) Sep 15, 2021 12:20 PM
       Tenants using Space Htrs. (by Vee [OH]) Sep 15, 2021 1:02 PM
       Tenants using Space Htrs. (by Roy [AL]) Sep 15, 2021 1:30 PM
       Tenants using Space Htrs. (by NE [PA]) Sep 15, 2021 1:39 PM
       Tenants using Space Htrs. (by Roy [AL]) Sep 15, 2021 1:48 PM
       Tenants using Space Htrs. (by NE [PA]) Sep 15, 2021 1:55 PM
       Tenants using Space Htrs. (by NE [PA]) Sep 15, 2021 2:05 PM
       Tenants using Space Htrs. (by Roy [AL]) Sep 15, 2021 2:13 PM
       Tenants using Space Htrs. (by Roy [AL]) Sep 15, 2021 2:26 PM
       Tenants using Space Htrs. (by NE [PA]) Sep 15, 2021 2:48 PM
       Tenants using Space Htrs. (by Robert,OntarioCanada [ON]) Sep 15, 2021 5:04 PM
       Tenants using Space Htrs. (by PG [SC]) Sep 15, 2021 5:17 PM
       Tenants using Space Htrs. (by Lana [IN]) Sep 15, 2021 5:25 PM
       Tenants using Space Htrs. (by Roy [AL]) Sep 15, 2021 6:12 PM
       Tenants using Space Htrs. (by Lana [IN]) Sep 15, 2021 6:18 PM
       Tenants using Space Htrs. (by Roy [AL]) Sep 15, 2021 6:44 PM
       Tenants using Space Htrs. (by John [CT]) Sep 17, 2021 3:37 PM

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Tenants using Space Htrs. (by Roy [AL]) Posted on: Sep 15, 2021 7:09 AM
Message:

Most of my small economy houses have gas wall mounted heaters in them, however, my tenants will not use them since they don't want 2 power bills during the winter months.

Yesterday, my cleaning lady told me that all of the wall outlets in the master bedroom are dead or just not working. Using an electrical current tester, I detected power at each outlet. I then started removing each duplex outlet and noticed that one of the duplex wall receptacles had "melted". The insulation on incoming black/wire wires was fine and just the plastic duplex outlet (where the wires connect to it) had melted. I installed a new duplex outlet and now all wall outlets in this room are working again.

It is obvious to me this melted outlet is where my previous tenant had plugged his space heater into. I can not prevent my tenants from using space heaters. I have tried many times and it is like beating a dead horse. The brand new, city inspected gas wall heaters I put in this house 3 years ago have never been used once.

My question is: how do you make a house safe for electric space heaters which I think pull 15 amps?

--68.63.xxx.xxx




Tenants using Space Htrs. (by NE [PA]) Posted on: Sep 15, 2021 7:21 AM
Message:

Your tenants probably canít get gas in their name due to past due bills. Keep your insurance up and donít worry about it. --24.152.xxx.xx




Tenants using Space Htrs. (by Roy [AL]) Posted on: Sep 15, 2021 7:30 AM
Message:

NE,

They can get electricity, water and cable TV in their names, why would gas service be any different? My tenants are not deadbeats.

NE - Does anything with your tenants safety concern you at all? --68.63.xxx.xxx




Tenants using Space Htrs. (by NE [PA]) Posted on: Sep 15, 2021 7:39 AM
Message:

Roy, not really, I donít have your level of worry in my business. If I have a 14-2 circuit on a 15 amp breaker and they continuously overload it and burn the house down, thatís their fault and thatís why I have insurance. You can GFi every plug if you want for $20 + a piece and have them call you when everything starts tripping. Or you can put a 20 amp breaker on a 15 amp line so the space heater doesnít trip the breaker and burn the house down that way. Your drawing so much power through those plugs with space heaters that heat is a by-product. --24.152.xxx.xx




Tenants using Space Htrs. (by NE [PA]) Posted on: Sep 15, 2021 7:54 AM
Message:

Roy, let me put it another way. If your circuit and panel are either grandfathered in or re-done to code, then youíre basically just worrying beyond your level of responsibility. You cannot build or outmaneuver stupidity.

You stated yourself that you cannot get them to stop doing this. So you can either remove the tenant or not worry about it. Because the second you leave the house, they are plugging those back in. --24.152.xxx.xx




Tenants using Space Htrs. (by Jason [VA]) Posted on: Sep 15, 2021 7:55 AM
Message:

The melted outlet is a result of them unplugging the heater while itís on and heating. As long as your breakers are properly sized to the conductors, thereís not much you can do short of installing dedicated 20a branch circuits throughout the property. --172.56.x.xxx




Tenants using Space Htrs. (by NE [PA]) Posted on: Sep 15, 2021 8:01 AM
Message:

And the 20 amp circuit solution ran to rooms for these people to use their space heaters takes you beyond what is required by code. Why would you go beyond code? Are you going to raise the rent for doing this? --24.152.xxx.xx




Tenants using Space Htrs. (by Jason [VA]) Posted on: Sep 15, 2021 8:02 AM
Message:

The melted outlet could have also been a result of it being worn out. If space heaters are going to be used (they will be), you need to make sure all of your outlets hold the plugs solidly with no wiggle. If they arenít solid, electrical arcing will occur, which is the cause of electrical fires. If the house is old, you should replace all of the outlets and call it good. --172.58.xxx.xxx




Tenants using Space Htrs. (by WMH [NC]) Posted on: Sep 15, 2021 8:08 AM
Message:

We had 220-volt electric heaters installed in several places at one time. Tenants wouldn't use them because they believed they cost more to run that the 110 space heaters from Walmart.

If you could find something that compared the gas heaters to the plug-ins financially, you might be able to make a case that they would save money.

I doubt it though. --50.82.xxx.xxx




Tenants using Space Htrs. (by Roy [AL]) Posted on: Sep 15, 2021 8:17 AM
Message:

NE,

I have always known you were a cold-bloodied LL but now I have to assume you have ice in your veins :)

Many years ago, I quit playing the 'what-if' game in regards to what my tenant's "could do" in one of my rental houses. That being said,...I always remember what my first mentor told me when I asked him "What is the WORST thing that could happen to me if I become the owner/manager of multiple SFH houses with low-income tenants in them???

His 40+ years of Section 8 LLing experience said this: The worst thing is when your tenants do something (anything) that starts a fire inside the house. Now, if your tenants die in the fire, only your insurance company will get sued. However, if your tenants are injured by the fire and do survive the fire, at this point all legal hell breaks loose and YOU and everything you own will be sued in addition to the insurance company.

I am not a legal expert here but I am just repeating what one of my early mentors told me about 'what is the worst that can happen'. --68.63.xxx.xxx




Tenants using Space Htrs. (by Roy [AL]) Posted on: Sep 15, 2021 8:34 AM
Message:

WMH,

In other houses of mine, I have those same 240 volt wall mounted electric heaters you mentioned. And for the same reasons, my tenants will not use them and continue to use their Walmart 120 volt space heaters. --68.63.xxx.xxx




Tenants using Space Htrs. (by NE [PA]) Posted on: Sep 15, 2021 8:42 AM
Message:

Roy, thatís why you always go worst case scenario. If youíre at code, you are at code. Like I said, you cannot out build stupidity. Insurance and more insurance and more insurance. And yes, I am ice cold. If I have a primary heat source in the house and my wiring is done to code and I have insurance and my tenants are fully screened, my job is done. If they use a secondary heat source and overload my circuits and burn my house down and get injured, I call my insurance and I zip my lips.. --174.249.xx.xx




Tenants using Space Htrs. (by NE [PA]) Posted on: Sep 15, 2021 8:49 AM
Message:

Roy, you could send them a bill for changing out the plugs and look at them ice cold and say if this ever happens again pack your stuff and get out of here. --174.249.xx.xx




Tenants using Space Htrs. (by Roy [AL]) Posted on: Sep 15, 2021 8:51 AM
Message:

Jason,

3 years ago, when this house got a total top to bottom rehab ($18K),..a modern breaker box was installed and all 240 circuits/receptacles were replaced. All of the inside 120 volt wall outlets got replaced but the wires feeding those outlets were not replaced since they had no damage. This is a 1940's vintage 2/1 house. All plumbing in the house was re-plumbed with PEX also. --68.63.xxx.xxx




Tenants using Space Htrs. (by Pat [VA]) Posted on: Sep 15, 2021 8:52 AM
Message:

We converted our oil furnaces to heat pumps every chance we got for the same reasons. Tenants couldn't or wouldn't fill a tank with oil.

It seems to me they will B!%*h about how much it takes to heat or cool, no matter what, so I've mostly stuck with the "consumer based use cost" theory when answering what are utility costs? --71.219.xx.xxx




Tenants using Space Htrs. (by Roy [AL]) Posted on: Sep 15, 2021 9:02 AM
Message:

NE,

This is the house where the tenant skipped-out on me 10 days ago. He is gone and no forwarding address given. Now, I am keeping the melted outlet and I will be showing it to my next tenant(s) and I will explain to them how this happened. Will this do any good? Probably not.

I have had a discussion with my master electrician and he recommends installing a 'home run' 20amp circuit in each bedroom. Would you all agree? --68.63.xxx.xxx




Tenants using Space Htrs. (by NE [PA]) Posted on: Sep 15, 2021 9:09 AM
Message:

Ask your barber if you need a haircut. --174.198.xx.xx




Tenants using Space Htrs. (by Roy [AL]) Posted on: Sep 15, 2021 9:12 AM
Message:

NE,

Just remember when the raging inferno is over with and you have a 'living witness' that gets rolled into the courtroom in a wheelchair with multiple oxygen tanks,...and of course your tenant will lie to judge as to how the fire started,...need I say anymore here? This is an ambulance chasers 'dream come true' type case. --68.63.xxx.xxx




Tenants using Space Htrs. (by Robert J [CA]) Posted on: Sep 15, 2021 9:22 AM
Message:

Something is serious wrong with your electrical system. Either your breakers aren't tripping because they are old or not functioning correctly OR you have the worse crappy duplex outlets seriously underrated.

Many people I know will buy a 15 amp rated duplex outlet with "push wire" ports. Then they will hook it up to the wires by just pushing in place the wires. Then when using a 1500 watt space heater (12.5 amps), it doesn't allow full flow of electrons and the wire and outlet heats up and you have a problem.

Instead if you purchased a commercial 20 amp duplex out let and used the screw connectors to the wires, you get full flow of power and would reduce the heating up problem.

I would first check out and find which outlets in each room have 12 gauge wiring hook up to a full 20 amp breaker --- then I would label it "Safe for small space heaters". --47.155.xx.xxx




Tenants using Space Htrs. (by Roy [AL]) Posted on: Sep 15, 2021 9:48 AM
Message:

Robert J,

My master electrician, who did all electrical work here in 2018, will do a complete electrical check on this house before I re-rent. That will happen early next week. All of my electrical and plumbing needs are handled by certified and licensed trades people. Plus, all of my houses get inspected by the city so that I can get a Certificate of Occupancy. If one of my houses burns down, I can assure you that I will not be the only defendant in the courtroom. --68.63.xxx.xxx




Tenants using Space Htrs. (by RB [MI]) Posted on: Sep 15, 2021 9:54 AM
Message:

Fact:

About 85% of things people worry about never happen.

NE, "ask your barber if ya need a haircut".

Priceless. --24.151.xxx.xx




Tenants using Space Htrs. (by Jason [VA]) Posted on: Sep 15, 2021 10:01 AM
Message:

"3 years ago, when this house got a total top to bottom rehab ($18K),..a modern breaker box was installed and all 240 circuits/receptacles were replaced. All of the inside 120 volt wall outlets got replaced but the wires feeding those outlets were not replaced since they had no damage. This is a 1940's vintage 2/1 house. All plumbing in the house was re-plumbed with PEX also."

Then the melted receptacle was caused by the tenant unplugging the heater under load. Unless you have a hammer and a compromised conscious, you can't fix stupid. --73.177.xxx.xx




Tenants using Space Htrs. (by Jason [VA]) Posted on: Sep 15, 2021 10:10 AM
Message:

When you replaced the receptacle, did you find that your master electrician back stabbed the receptacle, or were the wires wrapped around the terminals? Back stabbing them is much faster, but no quality electrician, master or journeyman, would ever use that termination method because of the dangers it presents. Go onto a commercial or industrial job and youíll never find a back stabbed receptacle. --73.177.xxx.xx




Tenants using Space Htrs. (by Robert,OntarioCanada [ON]) Posted on: Sep 15, 2021 10:13 AM
Message:

If the house is not well insulated then the cost of heating and cooling will be high. Most jurisdictions it is not legal to use space heaters for a primary source of heating where electric baseboards or natural gas. Here electricity is very expensive compared to natural gas then no one would want to use electric heaters. Before a tenant moves in make sure they sign up for all utilities. A high efficiency split heat pump will use half the power of a electric baseboard heater. If a building was super insulated then there no need for heating or cooling system which is called net zero. --99.236.xxx.xxx




Tenants using Space Htrs. (by Roy [AL]) Posted on: Sep 15, 2021 10:19 AM
Message:

RB,

People buy tons of insurance because they worry about all

of the 'what-ifs' in life. I have a very basic Cash Value Fire Policy on my rental houses,..high deductible and I hope my insurance company will answer the phone if I ever have a claim.

I have checked the statistics in my county for the odds of any house burning to the ground. There is a 4% chance of any house (regardless of neighborhood) to have a fire that creates a partial loss (kitchen fire) and a 1% chance that any house will catch fire and burn to the ground.

` --68.63.xxx.xxx




Tenants using Space Htrs. (by Roy [AL]) Posted on: Sep 15, 2021 10:36 AM
Message:

Robert in Canada,

Installing central H/A (heat pumps) in Class D hoods is not cost effective due to the petty theft issue that anything with copper creates. This is one reason to re-plumb with PEX. Steel cages have to be built around the outside unit too. Plus, teaching one of my tenants how to use a modern digital thermostat is challenging to say the least. They will set it on 60 in summer and 85 in the winter and when the bill shows up, they go ballistic.

They all seem to prefer window units for A/C and space heaters for heat. If I rock the boat here, I will only shoot myself in the foot.

--68.63.xxx.xxx




Tenants using Space Htrs. (by NE [PA]) Posted on: Sep 15, 2021 10:37 AM
Message:

Roy, you do know there are fire inspectors for house fires, correct? --174.198.xx.xx




Tenants using Space Htrs. (by Roy [AL]) Posted on: Sep 15, 2021 10:53 AM
Message:

NE,

Of course I know about fire inspectors. 1 year ago, an upscale apartment complex (30 units) here burned to the ground. When the fire inspectors could not definitively determine the actual cause of the fire, they gave their default answer,...'it was probably electrical'. --68.63.xxx.xxx




Tenants using Space Htrs. (by NE [PW]) Posted on: Sep 15, 2021 11:03 AM
Message:

Well good, then the landlords insurance will pick it up. --174.198.xx.xx




Tenants using Space Htrs. (by Robert J [CA]) Posted on: Sep 15, 2021 11:31 AM
Message:

Back in 1985 I got a new client. One common issue they had was a electrical garage fire in a Beverly Hills garage, a electrical fire in a Los Angeles garage and a third electrical fire in a west L.A. garage. The second common denominator was a Russian born licensed electrician. My clients were also immigrants. No one before me could understand the common denominator why there were three garage fires. I had to solve it for them.

Back in Russian, parts weren't ready available, so tradesman had to improvise. Now in American to pre purchase and stock wire in bulk is costly. So they tape conductors together and then pull them thru a conduit, causing the electrical tape to pull down and expose the copper in the wire. In time it would short out either on another wire or on the grounded body of the conduit, causing a fire.

Just because you hire a "professional" doesn't mean it's fool proof. Most LICENSED TRADESMEN will have employee's in training and THEY CAN MAKE AN HONEST MISTAKE! --47.155.xx.xxx




Tenants using Space Htrs. (by Jim [OH]) Posted on: Sep 15, 2021 11:48 AM
Message:

Loose connections cause heat, melting and fires. Overloading of circuits causes tripping of breakers or the blowing of fuses. Space heaters do not cause fires, Idiots drying clothes on them, placing them too close to combustibles, or worse yet bypassing the tip over switches cause fires.

Roy, you cannot control tenant behavior. You can control if they stay in your premises that you have allowed them to reside. You get to choose. Don't relax your acceptable standards.

PS; Anyone using the push in wiring connections on receptacles needs to get their head examined for dementia. Firm screw down type connections only folks. Think surface area of contact. Jeesh. --184.57.xxx.xx




Tenants using Space Htrs. (by Ray-N-Pa [PA]) Posted on: Sep 15, 2021 12:20 PM
Message:

I have seen where someone operating a vacuum yanked on the cord and caused a direct shorted from the outlet to the metal box.

After examining the outlet, it appeared that the outlet wasn't tighten too well.

How do you stop tenants from doing dangerous things in your property? Frequent inspections to cut it off early along with training the resident what is acceptable and not acceptable. It is real tough to do that if as many other landlords do, try to do things automatically --24.101.xxx.xxx




Tenants using Space Htrs. (by Vee [OH]) Posted on: Sep 15, 2021 1:02 PM
Message:

As we have discussed for years, you can't fix stupid - you think 2021 will be any different? I doubt it, if the overload protection is rated for the wire size then the current demand placed on the removable connection (the plug of the heater and the receptacle of the wall) will show signs of heating, mostly these outlets cost below 1 dollar, so when you show a place take a few minutes and turn the breaker off and replace it - takes 7-10 minutes and done... Showing it to anyone besides your spouse is purely a waste of time - and even your spouse will not understand or care why it is brittle from heat, but when you take 15 minutes longer to get to your favorite fishing spot he or she will know why and you throw this melted outlet out into the lake and hope you don't know who pulls it back rather than a nice fish. --76.188.xxx.xxx




Tenants using Space Htrs. (by Roy [AL]) Posted on: Sep 15, 2021 1:30 PM
Message:

Vee,

When I do a 6 month inspection with the tenants living there, it next to impossible to do a 'detailed inspection'. Why? Tenant has a ton of furniture in every room, plus mounds of dirty clothes everywhere. Sometimes I can't even see the floor due to all of the clothes on it. All I can do is quick visual inspection and if nothing seems broken (ie. smoke detectors) or stinks to all high heaven (cat urine), then that is it. Inspection is done and over with.

I agree you can't fix stupid. And due to all of the unvaccinated people here, I will not be doing any more in home inspections. --68.63.xxx.xxx




Tenants using Space Htrs. (by NE [PA]) Posted on: Sep 15, 2021 1:39 PM
Message:

The more fear and worry you have, the more insurance you need Roy. Worry about space heaters, up your insurance. Cancel inspections due to the convid-19, up your insurance. Sleep easy. --24.152.xxx.xx




Tenants using Space Htrs. (by Roy [AL]) Posted on: Sep 15, 2021 1:48 PM
Message:

'Well good, then the landlords insurance will pick it up.'

You better hope (and pray) that they do. You will never know whether your insurance company is good (or bad) until you have a major catastrophic claim. You may even have to sue your own insurance company to get them to pay what they owe.

Most of my Class D rental houses are insured for about $35,000. If one of them burns to the ground, I doubt I will get check for $35K because insurance companies like to use 'depreciation' in calculating how much they should pay out. It gets complicated. --68.63.xxx.xxx




Tenants using Space Htrs. (by NE [PA]) Posted on: Sep 15, 2021 1:55 PM
Message:

I had a $90,000 fire and they paid every bit. --24.152.xxx.xx




Tenants using Space Htrs. (by NE [PA]) Posted on: Sep 15, 2021 2:05 PM
Message:

Roy, if you donít think your insurance will pay, why do you have it? --24.152.xxx.xx




Tenants using Space Htrs. (by Roy [AL]) Posted on: Sep 15, 2021 2:13 PM
Message:

NE,

I don't worry much about anything. Most of the big name well known insurance companies will not insure my rental properties. What is left are insurance companies that no one has ever heard of and they will insure anything if the premiums are paid by the due date. I just hope I never have a catastrophic claim with them. --68.63.xxx.xxx




Tenants using Space Htrs. (by Roy [AL]) Posted on: Sep 15, 2021 2:26 PM
Message:

NE,

I will not know until AFTER I have a major claim. Maybe they will pay. I have considered dropping the insurance on some of my Class D houses and just doing 'self-insure'. I have never had one claim on my rental property insurance.

Lets quit talking about insurance here. It is getting boring. --68.63.xxx.xxx




Tenants using Space Htrs. (by NE [PA]) Posted on: Sep 15, 2021 2:48 PM
Message:

Well, insurance is your answer unless you run dedicated lines & get paid in increased rent. My guess is that if you advertise 20 amp plugs in each room that itís not going to increase your rent amount or drop your vacancy rate. So weíre back to insurance. If you drop it, carry liability at least. --24.152.xxx.xx




Tenants using Space Htrs. (by Robert,OntarioCanada [ON]) Posted on: Sep 15, 2021 5:04 PM
Message:

If concerned about fires can consider installing a Uponor commercial pex sprinkler system where pex pipe connects up all the sprinkler heads. The least costly for materials and labour to install a sprinkler system where cast iron is very labour intensive to connect up the piping. I doubt they could a new house for $35,000 to meet current building and fire code standards with present cost of materials and labour. --99.236.xxx.xxx




Tenants using Space Htrs. (by PG [SC]) Posted on: Sep 15, 2021 5:17 PM
Message:

Over the years I have done a lot of electrical work.

Please consider the following - Federal Pacific breakers, if any of your houses have them, have a history of not tripping during an overload condition.

What you described was an over load condition and a fire hazard.

Replace the existing receptacle circuits with 15 amp breakers.

Make sure the wires are securely wrapped around the screw terminals and not just pushed into the back of the receptacle.

Consider replacing some of the receptacles with a Heavy duty supply house receptacle, maybe a 20 amp rated receptacle.

Tell the tenants to buy low watt heaters 500 to 600 range, not the 1500 watt heaters.

You are concerned about the tenants safety as you should be. For the repeat offenders I would find a way to get rid of them.

--72.173.xx.xxx




Tenants using Space Htrs. (by Lana [IN]) Posted on: Sep 15, 2021 5:25 PM
Message:

That's hard. You can install baseboard electric on new circuits to protect your 15 amp wall circuits. I have a whole Lease Clause about electric space heater safety.

I also use gas wall furnaces and part of the problem is when there is no gas use in off months my gas company charges $19 per month base fee. If you disconnect and reconnect the account in a period of less than 15 months there is a $155 reconnect fee. So with the extra monthly fees, they don't feel they save money on gas.

I got around this last turnover by moving the electric stove to another unit and installing a natural gas stove and when the water heater went down he got a gas water heater. That gave him the incentive to keep a gas account open. --216.23.xxx.xx




Tenants using Space Htrs. (by Roy [AL]) Posted on: Sep 15, 2021 6:12 PM
Message:

Lana,

When I first started in this business, I tried using the 6ft long baseboard heaters. Tenants covered them with furniture or clothes and always wanted to know why they no heat in the house. No more baseboard heaters for me. And no more gas stoves or gas water heaters, but for different reasons. Any gas appliance in my city has to be hooked up by a professional licensed plumber to make sure there are no gas leaks when the gas connection is made. Can you imagine having to pay a plumber to connect a gas stove?

In my town, if you pull a toilet off the bathroom floor,...you are required to have a licensed plumber put the toilet back down for you and a permit has to be pulled for this. I failed a rental inspection because my handyman did not get a permit to re-set a toilet. I kid you not,...plumbing codes in my town are strict and very frustrating. By eliminating gas appliances, I eliminate a lot of problems. --68.63.xxx.xxx




Tenants using Space Htrs. (by Lana [IN]) Posted on: Sep 15, 2021 6:18 PM
Message:

Dang Roy. We pull toilets and replace water heaters a lot. Sorry to hear that. --216.23.xxx.xx




Tenants using Space Htrs. (by Roy [AL]) Posted on: Sep 15, 2021 6:44 PM
Message:

Lana,

At every turnover, I have to pay $50.00 to my city's building dept. for a rental house inspection. When the inspector sees something in the house that requires a permit, they check their data base for paid permits and if none, I fail the inspection because one of my hired subs did not pull a permit. Rental house and multi-unit inspections are a huge revenue source for the city. --68.63.xxx.xxx




Tenants using Space Htrs. (by John [CT]) Posted on: Sep 17, 2021 3:37 PM
Message:

What happens if fail inspection if permit wasnt pulled for the work? --107.77.xxx.xxx



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