6

The Furnace

Freezing Pennsylvania winters make the furnace a vital component of your rental property. Not only will a failure put your tenant’s welfare at risk, a lack of heat could cause the pipes to freeze and even burst.

The reasonable repair time is 24-48 hours. If the furnace needs to be fully replaced, it may take a few days, but most HVAC contractors can replace common furnaces quickly. 

How to be Prepared

Keep your furnace in good condition:

  • Schedule seasonal cleaning and maintenance for the furnace. 
  • Confirm your tenant knows the size of the furnace filter and how to change it.

Landlords are typically responsible for repairing the furnace components, but your tenant is responsible for replacing the filter as needed. 

Troubleshoot with the Tenant

Tenants are generally responsible for the following:

  • Furnace filter is clean. A $25 clogged filter can take a furnace down. 
  • Check the batteries in the thermostat. The thermostat is part of furnace operation.
  • Confirm the circuit breaker is shut. 

Ask your tenant to confirm these common maintenance issues before scheduling a service call.

Repairing the Furnace

If the furnace requires service:

  • Contact an HVAC company immediately to investigate. 
  • If the weather is freezing and a furnace repair is delayed for a part of replacement order, request space heaters from the HVAC company. If they don’t have any available, consider supplying some for your tenant to stay warm. 

Repairs might range from $250-1500, and a standard gas furnace replacement may be $4000-6000.

The Furnace and Vacancy

A vacant rental property is especially vulnerable to frozen pipes and pipe-bursts in the winter months, December through March.

If your rental property will be vacant during the winter, consider having the plumbing winterized by a certified plumber. They will shut the main water supply and drain all the pipes to prevent freezing.

Regular maintenance of the furnace in your rental property can greatly reduce the risk of a mid-winter failure. Keep your tenant and your pipes cozy by scheduling a furnace cleaning every October.

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