Advise on Boiler (by MAP [NY]) Nov 27, 2021 4:57 PM
Advise on Boiler (by Richard [MI]) Nov 27, 2021 6:00 PM
Advise on Boiler (by Allym [NJ]) Nov 27, 2021 6:24 PM
Advise on Boiler (by Ken [NY]) Nov 27, 2021 6:51 PM
Advise on Boiler (by plenty [MO]) Nov 27, 2021 8:56 PM
Advise on Boiler (by Robert,OntarioCanada [ON]) Nov 27, 2021 10:26 PM
Advise on Boiler (by MAP [NY]) Nov 28, 2021 6:30 AM
Advise on Boiler (by Jason [VA]) Nov 28, 2021 10:23 AM
Advise on Boiler (by MAP [NY]) Nov 28, 2021 10:32 AM
Advise on Boiler (by Jason [VA]) Nov 28, 2021 10:59 AM
Advise on Boiler (by Robert,OntarioCanada [ON]) Nov 28, 2021 12:06 PM
Advise on Boiler (by MAP [NY]) Nov 29, 2021 11:36 AM
Advise on Boiler (by Robert,OntarioCanada [ON]) Nov 30, 2021 12:20 AM
Advise on Boiler (by Robert,OntarioCanada [ON]) Nov 30, 2021 12:53 AM
Advise on Boiler (by MAP [NY]) Posted on: Nov 27, 2021 4:57 PM Message:
Our downstairs tenant has always been a bit problematic. She has a boiler system with radiators. Last year she ran the heat non stop and on high which was fine (except for the bill which is in her name)
This year she has been "struggling" due to covid and is behind on October's rent and owes Novembers rent. She has applied for ERAP which has been a disaster in NYS with no guarantee of ever seeing any money (applications have closed again a few days ago)
She has also applied to DSS as well. Seems she is trying to "save" money by keeping the boiler shut off and we suspect she is using electric heaters in individual rooms. We have told her before that electric heaters/kerosene heaters are not allowed due to being a fire hazard. She has tried to "sneak" using them before and they have popped the 15 amp circuit breaker.
We are concerned the pipes may freeze as it is an older house (circa 1870)
WWYD? --72.231.xxx.xx |
Advise on Boiler (by Richard [MI]) Posted on: Nov 27, 2021 6:00 PM Message:
I've had bad tenants do this. Once the gas is shut off for non payment they go to the portable electric heaters because the electric company is forbidden from shutting off the power in the winter. Then in the spring, they either bail out in the night, get evicted or make some kind of arrangement with the elec co.
The thing is, they will do this no matter what you tell them. If the heaters are popping the breakers, don't just put in a larger breaker. The wires likely won't handle it and may overheat causing a fire.
Instead, have an electrician put in a dedicated circuit with appropriate size wire and breaker and tell the tenant to only use that plug/sor put in electric baseboard heaters with dedicated 22Volt wiring. Also, make sure your insurance is paid up. --75.7.xx.xx |
Advise on Boiler (by Allym [NJ]) Posted on: Nov 27, 2021 6:24 PM Message:
I would put the bill in my name and pay it to save my pipes. YOu will lose a lot more if you don't. I just advised my non payer to ask for the local fuel company to put her on their program for help. They are advertising it on radio and say even if a person makes over 100K they will help. NJ is trying to phase out gas heat. Help. I also suggested that she seek Section 8 assistance. Really she is just sitting there not paying and not seeking help. They did apply for ERAP. A tenant has to be on unemployment. Her husband was and he did not receive it. Her son deserves it now but not getting it. Hubby registered R. Son registered D but may not have voted that way. I think they are looking at the Rs and Ds and paying only the Ds. --108.24.xx.xx |
Advise on Boiler (by Ken [NY]) Posted on: Nov 27, 2021 6:51 PM Message:
I would make sure i have a good insurance policy --72.231.xxx.xxx |
Advise on Boiler (by plenty [MO]) Posted on: Nov 27, 2021 8:56 PM Message:
I would get very serious about getting her to move or turn on the heat. Read the lease, start the notifications and stay on her until she moved or complies with the notice to use the heat via boiler. She is in jeopardy of causing property damage that should be avoided... If ya want to live here, here is what you gotta do. Put a date on the letter that you will be by to inspect the unit. My lease says you have five days to correct or move. Get serious! The risk is hugh. --172.58.xxx.xx |
Advise on Boiler (by Robert,OntarioCanada [ON]) Posted on: Nov 27, 2021 10:26 PM Message:
Check the gas valve by meter to be sure the natural gas is on along with test fire the gas boiler to be sure the boiler is working. Electricity is the most abused utility where if not in the tenants name then heaters are going to used then windows opened. Had a tenant complain about heat in February where went in with a thermal camera where the radiator was working along with kitchen windows was wide open. Showed the tenant that one gas high efficiency boilers was constantly running where the boiler fires continuously at a lower rate to keep a constant temperature. Explained to the tenant that if took a walk around the block there would not be a window open in any of the houses or buildings. Turning up heat where rent would have to turned up as well. No matter when a building was built upgrading insulation with spray foam which has lowest heat transfer along with new Low E windows would reduce heat loss in the wall. Insulating all the pipes near the boiler would also reduce heat loss where more heat into the rental unit. If a building was super insulated there would no need for heating or cooling which is net zero building. --99.236.xxx.xxx |
Advise on Boiler (by MAP [NY]) Posted on: Nov 28, 2021 6:30 AM Message:
update: hubs (who is an HVAC tech and electrician) checked the boiler and it seems the tstat is off. The tenant did go to a funeral that day but the upstairs tenant suspects the boiler being turned off has gone on for about 2 weeks now.
She has gas for water and loves her long, hot baths (by the looks of the water bill) so probably the gas is not yet turned off.
The basement where the boiler is located is warm (subgrade) Hubs noted that her electric meter is quite high.
Hubs was trying to see if he could make it so that the boiler cannot be shut off and maintain 62 degrees F. --72.231.xxx.xx |
Advise on Boiler (by Jason [VA]) Posted on: Nov 28, 2021 10:23 AM Message:
Map, have him look into wiring a thermostat bulb in series with the existing thermostat. This bulb would be mounted in the return duct of the system. This would make it so no matter what the tenant does at the thermostat, the system will always come on to the minimum temperature. --172.56.x.xxx |
Advise on Boiler (by MAP [NY]) Posted on: Nov 28, 2021 10:32 AM Message:
Thanks Jason (VA) I'm thinking, however, that because it is a two pipe boiler system and doesn't have any return ducts this would not work.
We have decided to give her an educational session about keeping the temperature at 62 F this week. She is generally cooperative but not the sharpest tool in the shed.
Hubs was thinking of putting the heat in our name aka gas then raising the rent but I'm thinking that is a bad idea. Again, last year she was cranking the heat; if it was "free" she'd crank it even higher! No way could an increase in rent cover the gas bill. Plus you're not allowed to increase the rent more than 5% no matter what. (socialist republic of NYS)
I will also refer her to the HEAP office. I can't fathom that she doesn't know about that program, however. --72.231.xxx.xx |
Advise on Boiler (by Jason [VA]) Posted on: Nov 28, 2021 10:59 AM Message:
They also make a Tstat bulb that would strap on the return pipe near the boiler. This would have the same effect as what I mentioned above. --172.56.x.xxx |
Advise on Boiler (by Robert,OntarioCanada [ON]) Posted on: Nov 28, 2021 12:06 PM Message:
Insulating all the heating and hot pipes in the basement will reduce the annual amount of natural gas consumption where the heat off boiler and hot water tank will still be sufficient to keep the basement warm enough so pipes will not freeze. Installing a Tekmar thermostat where the sensor is in the rental unit then control from basement where the minimum temperature can be set. Since the federal free for all was put to a end then wonder why they did not challenge that the state free for all was challenged for being not constitutional. Serious damage is being done to the economy where rental housing providers provide good paying jobs along with support local communities as goods and services are bought locally not the third world. In order to reduce carbon there needs to be investment in improving envelop of buildings along upgrading heating equipment. --99.236.xxx.xxx |
Advise on Boiler (by MAP [NY]) Posted on: Nov 29, 2021 11:36 AM Message:
to Robert in Ontario Canada, Can you tell me which tekmar tstat model you are referring to? thx --174.208.xx.x |
Advise on Boiler (by Robert,OntarioCanada [ON]) Posted on: Nov 30, 2021 12:20 AM Message:
#519 where mount the control in the basement then run up sensor to rental unit where mount on a piece of metal so control will respond to temperature changes. Website is www.tekmar controls.com where can see installation instructions. If the rental uses baseboard heat then cleaning out fins along with installing reflective tape on top of fins will put more heat into room at a lower temperature. If tenant pays up rent then they can get benefits by installing insulation on heating, hot water pipes in basement. Un insulated pipe acts as a radiator where a lot of heat in not required in basement. --99.236.xxx.xxx |
Advise on Boiler (by Robert,OntarioCanada [ON]) Posted on: Nov 30, 2021 12:53 AM Message:
There are some good videos on You Tube about installing 519 thermostat control along with insulating heating, hot water pipes. Lowering the temperature of the heating system where heating equipment will last longer. --99.236.xxx.xxx |
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