Air conditioning in rental units following brownstone restoration

Hi. We did a complete brownstone facade restoration last year and are thrilled with the results. However, we have a dilemma regarding air conditioners in the upper two floor rental units. Our family lives in the bottom two floors of a 4-story building and we rent out the top two floors (each 1.5 BR apartments). Previously we allowed the tenants on the top two floors to have window unit air conditioners. We can no longer allow air conditioners in the front of the building (the bedrooms of the apartments) as the drainage from the units will damage the facade. The apartment we live in (lower 2 floors) has been renovated and our renovation included the installation of both mini splits and a recessed unit with duct work so this is not an issue for our apartment. The condensers for our units are on our roof. Does anyone have suggestions for how to cool the top 2 floors? We have considered installing mini splits in the rental units but really would like to avoid the construction issues associated with this. Is there a windowless unit that anyone has used with success ? We can still allow window units in the back of the house but there is a wall separating the back living area from the bedrooms so the cool air would not reach the front of the apartments. There are ceiling fans throughout both units. Thanks in advance for any advice.

jennyred

in General Discussion 7 years and 2 months ago

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anotherposter | 7 years and 1 month ago

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A rental with mini splits (with me paying the electric) would be very enticing if I were moving. The portable a/c units work okay but are insanely loud and I think need to be emptied of water regularly since their major function is to dehumidify the space. I would also like it for the option of having some control over extra heat if I wanted it. It seems like a better long term solution, but you could go with window units for now and install the ductless between tenants.

jps2591

in General Discussion 7 years and 1 month ago

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We’re doing a complete renovation/restoration on a 4 story 2 family brownstone and are trying to decide about a few items related to HVAC.
https://www.pickeronline.com/nagpur/ac-dealers

murph | 7 years and 2 months ago

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I forgot. Open window look out and inspect the framing, caulking and facade surface.
Seal caulking if needed, touch up painted frame if needed and staple plastic on the surface of the facade to direct drainage over the edge.

murph | 7 years and 2 months ago

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Do you have a choice? Climate change means warmer winters and summers. Double hot spell. Climate of North Carolina by 2030.
Here’s the trick: insist on a thru-the-wall unit with a sleeve. It will cost more but it works best. It should sit fully inside the window and not put weight on window structure. With the unit just protruding through the sash tilt it slightly toward the outside to allow proper drainage. Support this tilt with hard polystyrene baffles and perhaps a towel to kill noise and leakage. New units are light so you can take it out to store in the fall. Repeat next spring.

housepoor | 7 years and 2 months ago

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Our tenants have window a/cs and the problem is not damage to the facade but rather the green moss-like substance that comes when the water is not directed away from the facade. It does not look like there is any damage being caused (although I have not gotten up close), but the green stuff is visible and it is high up — I can’t really get to it. For that reason I suggest the tubing that directs the water away from the facade.

slopefarm | 7 years and 2 months ago

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Yeah, what Landlord said. I don’t get it. The facade can’t handle water?

I don’t see how you can credibly keep the renters from putting in AC units if you don’t supply A/C through central, mini-split etc. A windowless unit sits on the floor and takes up space, and still has to be vented out a window.

deva | 7 years and 2 months ago

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i mulled this issue over and over and there is just nothing available other than regular conditioners for the windows.. Strangely, the design of air conditioners did not improve in many decades — they are still very bulky and inconvenient to install. But after many years of research i failed to find any solid alternative short of installing central air or mini splits which is very pricey.

jeffied | 7 years and 2 months ago

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Have a plastic cover made for the facade! My Aunt Molly did this for a couch she recovered and it looked just like new after 30 years.

yudashasom | 7 years and 2 months ago

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If the air conditioners are in good shape/installed correctly, and are not left on 24/7, they should not cause damage.

landlord | 7 years and 2 months ago

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I second jcarlson50’s remark. I had my facade redone 3 years ago and my tenants have been using their AC units without any damage or discoloration to the facade. Your new facade should be able to handle 50 years of extreme winter weather, I doubt an AC leaking water down the face of the facade would cause any damage.
I also have one tenant who does not have an AC and swears by installing a fan by the window drawing air in and another fan at the other end of the apartment (railroad apartment) drawing air out.
Did the contractor tell you that an AC dripping water could damage the facade?

camp6ell | 7 years and 2 months ago

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How Trumpian: keep the scum that pay your mortgage in as much discomfort as possible!

Guest User | 7 years and 2 months ago

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We did our brownstone facade in 1999 and have used window air conditioners at the front of our one family for almost 20 years. No damage, no stains whatsoever. It’s so hot in the summer that any water dripping is soon dried up, I don’t think you will have an issue for 3 months of the year. Your tenants may be extremely uncomfortable iafter the sun all day – it’s horrendously hot on our top 4th floor.

AndrewPorter | 7 years and 2 months ago

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Ceiling fans when the humidity is 90% are totally useless. If air conditioning units are on windows you can’t see from the street in front, I don’t see why they couldn’t be used, especially when equipped with plastic tubing to draw the water away from the facade.

SoSlope | 7 years and 2 months ago

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Portable air conditioners are inefficient and expensive, but better than nothing.

greenworks | 7 years and 2 months ago

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Portable air conditioners like the ones mentioned here http://www.businessinsider.com/best-portable-air-conditioner

They are expensive and take up floor space but are either self evaporating or have a tank for condensate.

They can be loud too but not all are.

mozeeatupu | 7 years and 2 months ago

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Ceiling fans do a decent job of cooling and tenants like them

jennyred | 7 years and 2 months ago

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Hi and thank you so much for this. We are trying to avoid the tubing down the front of the building but definitely an option. And, yes we wrote it into the rider for the tenants but also guaranteed we would provide an alternative cooling method.

EJR | 7 years and 2 months ago

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When you say that you can’t allow air conditioners, have you spelled this out in the lease, and/or were the tenants made aware of this before they signed the lease? I’m not a L/T lawyer, but I don’t believe you can mandate this change in the middle of a lease term. The easiest solution, though it’s not aesthetically very pleasing, is to attach tubing to the drip valve on the air conditioner. See explanatory video here: https://www.youtube.com/watch?v=kqtwCf2IdAQ