Air Conditioning and Heating Advice for our Renters

At the beginning of the first really hot and humid weather of summer, or the first really cold spell each winter, we receive numerous maintenance requests from our renters concerning their air conditioning and heating systems. In the majority of cases we send out an AC technician and they find nothing wrong with the air conditioning or heating system and that it is performing within specification. As a result we have to bill the service call to our renter.

So this doesn't happen to you, here is some advice from Hoffman Realty's Property Managers

Summer

My AC system is working so much harder to cool my home

At the start of summer each year we receive lots of maintenance requests from our renters concerning their air conditioning systems. The systems are working but they have concerns about the performance of the system. The maintenance requests fall into two categories:

1. The AC system is running a long time to cool to the desired temperature. For example: "I turn on my AC when I get home from work and it takes until 2 AM to reach the temperature I set".
2. The AC system will not reach the desired temperature. For example: "I set my thermostat to 75F and during the day I cannot get it cooler than 78F”.

In these two examples, the air conditioning system is likely working correctly. However, our renter will often insist that we send out an AC technician. When we do the AC technician finds nothing wrong with the air conditioning system, that it is performing within specification, and we have to bill the service call to our renter.

Why is this happening?

Its Hot Outside: With the start of summer in Tampa Bay the exterior temperatures increase. Air conditioning systems are sized to maintain about a 15F to 20F temperature differential between the interior and exterior temperatures. In the heat of the day when it is 96F in the shade (and even hotter in direct sun) it may not be possible for your air conditioning system to cool your home lower than around 80F, and the system will run constantly, without cycling.

Its Humid Too: Summers in Tampa Bay also bring increased humidity. Your air conditioning system not only has to work harder to maintain the temperature differential between the inside and outside, but also to remove the humidity from the air. This takes a lot of energy, so the air conditioning system is going to run a lot longer in the summer than in the spring, just trying to remove moisture from the air. This is also true at night where the exterior air is much more humid (at night) than during the day.

What can I do?

Set your thermostat higher. Set you thermostat higher in the summer than spring. Comfort is a function of temperature and humidity. A thermostat setting of 78F in the summer can give you as much comfort as a thermostat setting of 74F in the spring. We recommend 78F when you are home in the evening and at night, and 84F - 86F when you are away from your home during the day.

Use fans: When fans are moving air it feels much cooler. They don't use much energy and you can set your thermostat higher too. Fans save money on your utility bill.

Close blinds and shades: Close the blinds and shades on windows facing the sun that cause solar heating during the day. The best way to keep a home cool is to keep heat out.

Be aware of internal heat and humidity generators: Cooking, washing clothes, bathing / showering and opening exterior doors increases the interior heat and humidity. Use vent fans wherever possible to vent the hot and humid air to the exterior and try to avoid these activities during the heat of the day.

Winter

My heating system isn't keeping my home warm enough

During the first really cold spell each winter year we receive lots of maintenance requests from our renters concerning their heating systems. The maintenance requests fall into two categories:

1. The heating system will not reach the desired temperature and runs all the time. For example: "I set my thermostat to 75F and at night I cannot get it warmer than 65F”.
2. The heating system was working but, after I adjusted my thermostat, is now blowing cold air. For example: "I adjusted my thermostat several times and now the system is not blowing warm air".

In these two examples, the heating system is likely working correctly. However, our renter will often insist that we send out an AC technician. When we do, the technician finds nothing wrong with the heating system, that it is performing within specification, and we have to bill the service call to our renter.

Why is this happening?

Its Cold Outside:  Heating systems and homes in Tampa Bay are designed to maintain about a 20F temperature differential between the interior and exterior temperatures. We don't have all the insulation of northern properties. Therefore, if it is 45F outside, it may not be possible for your heating system to warm your home in to 75Fs.

You may have a heat pump: Heat pumps are great as they can save you a lot of money on your heating bill. However they have their quirks. Heat pumps do not like the thermostat being adjusted. They like to be set at one temperature and left alone so they can run through their heating and defrost cycles. You may also need to supplement your heat pump with Emergency Heat during very cold weather.

What can I do?

Set your thermostat lower. Set you thermostat lower in the winter than summer. This will save you money on your utility bill.

Set your thermostat then leave it alone if you have a heat pump: If you have a heat pump and adjust the thermostat several times you can interrupt the defrost cycle causing the outside coils to freeze up and the system to stop working. The fix for the problem is simple. You just have to turn off the system for several hours, to let the outside coils defrost, then turn it back on and leave the thermostat alone.

Use Emergency Heat mode when needed if you have a heat pump: In cold weather you may need to use the Emergency Heat mode on your thermostat as heat pumps become less efficient as it gets colder. Some modern thermostats automatically switch in Emergency Heat for you and show it on the thermostat's display.