guide for tenant installing window a/c?

hi landlords, my tenant installed a window a/c unit on the top floor rental. we are very sensitive about the safety and unavoidable damage to the window frame. how have others handled this? as of now, they have no bracket, but we want to insist they use one. what charges are reasonable? by the way, the house rules stipulates that they must consult us before installing one. they did not, which is another issue we need to deal with. they are nice, friendly, and we like them, but we need to be firm with this. advice, please. thanks.

workisfun

in Landlord 9 years and 9 months ago

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workisfun | 9 years and 9 months ago

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Suzanne-You essentially wrote the script for what we said on Saturday. Twenty years of getting nickle and dimed by landlords in crumbling 40-unit building apparently left some wounds! This house is our first home and biggest investment by far. We feel good about the resolution. Thanks for all the feedback!

Suzanne | 9 years and 9 months ago

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An A/C is completely reasonable. If you like your tenants as you say you do, then your approach seems strangely nickel-and-dime. Call them, say “we see you have an A/C. We would like it to be installed differently, so can we come up tonight and do that? By the way, this is the reason we asked you to check with us first, because certain ways of installing an AC can hurt the facade, and because we are on the hook for any damage it causes. So please keep that in mind in the future. Anyway, happy to come up and bracket it securely.” And no, do not charge anything. Come on.

tm07 | 9 years and 9 months ago

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Two years ago, my co-op was inspected for Loocal Law 11\. I had to order dozens of exterior A/C brackets from Home Depot. We charged $75 per A/C unit, which covered the bracket and the installation. We have thirty year old aluminum windows and no one has complained about sill damage. We ask people to take out the A/C in winter to reduce complaints about cold.

anotherposter | 9 years and 9 months ago

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ps158, we’ve not had any problems. It was installed after we put in new windows and I didn’t notice any problems closing the screen or windows we have (standard Marvins) when the unit was taken out, but maybe I’m forgetting something. The stability and option to easily take a unit in and out is great.

resident2 | 9 years and 9 months ago

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DO NOT let your tenants install their own air conditioners. If it falls out; you are liable. Ineffably when a tenant or a contractor handyman on their behalf (tenants) install the air conditioner, they are not thinking about your (the landlords) long term maintenance of the building. If each tenant is screwing them in and out of the frames, not only every season, but for new tenants different sized air conditioner…your windows are going to be like Swiss cheese very quickly. I have a clause in all my leases/rider; clearly stating that the tenant should schedule with the landlord (or super) for all air conditioner installations. And if they allow any outside contractor; PC Richards, Home Depot whoever to install them, then the cost of a new window will be on the tenant. Because they will all damage the window. Break the thermal seal, make holes in the frame etc. Whenever you see a tenant doing something that is clearly mentioned in your lease, speak to them about. It will at least draw their attention to re-reading the lease and not doing other dumb things that are mentioned in the lease, not to do. Most tenants do not read the whole lease before signing it.

Aces | 9 years and 9 months ago

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(Kramer enters the apartment with the air conditioner in his arms) KRAMER: Commando 8 has arrived! JERRY: Take it to the window. KRAMER: 12.000 BTU’s of raw cooling power. (Kramer places the air conditioner in the window) KRAMER: Installed! GEORGE: That’s it? You don’t have to screw it in or anything? KRAMER: No, just plug it in and the Commando 8 does the rest.

workisfun | 9 years and 9 months ago

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I was considering caulking the holes when the unit indy in the window. There is no ideal solution. However, I plan to keep the bracket instead of asking he tenant to provide her own. Tris way, no matter who install over the coming years, we will only need two holes for the same bracket.

ps158 | 9 years and 9 months ago

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anotherposter: we just bought those brackets to install for our rental unit, but have not yet installed them, because our contractor said once the AC is taken out in the Fall, the window (or maybe it was the screen) won’t close with the bracket screwed into the frame. So, we’ll have to remove the bracket every Fall and reinstall come Summer. He also mentioned we’ll have problems with water leaking given the screws into the frame. Has that been your experience? We have vinyl windows. Are there any other kind of brackets out there that can be “permanent” – meaning not having to take out / reinstall with the changing seasons?

rh | 9 years and 9 months ago

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Like others have mentioned, we do it for our tenants because we want it installed a certain way. Free of charge, of course.

transworld | 9 years and 9 months ago

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You should install the bracket for them and for free. Living in NYC you know you have to let people have fresh air.You should not have paid the $60 and tell your previous landlord to f* off

workisfun | 9 years and 9 months ago

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When I was renting, I was charged $60 per window unit because of the damage to the window frame. The Home Depot bracket linked to above is our preferable support. But it is screwed into the window frame. Should we not be asking for any compensation for that? How many summers will go by before the back and forth of a heavy unit really messes up the window tracks? Thanks.

concord | 9 years and 9 months ago

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Btw, ‘fee’ should be. $0

concord | 9 years and 9 months ago

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Like rick said…and if uou have a wide exterior sill ou can rest the ac on some wooden support between sill and ac unit (bracket wont work).

anotherposter | 9 years and 9 months ago

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It seems pretty reasonable that someone on the top floor is going to need an a/c at some point and I agree with Rick that you need to assist if you want it done a certain way. I understand the reluctance to use the ones that attach the ac to the window–they make it harder to take it out so you can have the window back once the heat is past. We just had a bracket installed on the outside of the window so that an a/c can be put in and taken out easily, with the brace staying in place. Like [this one](http://www.homedepot.com/p/AC-Safe-Universal-Light-Duty-Air-Conditioner-Support-AC-080/100091666).

Rick | 9 years and 9 months ago

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I have found as a landlord, you have to step up and lend a hand if you want this done right. I often install my tenants ACs for them if I think they lack that basic skill. If the unit is large and beyond your skills hire a handyman to do it. Better to jump in and work with them so you can be sure it’s installed safely.