Tenant ran AC without filter

[bigb56]

Hoping for some input from HVAC guys and maybe landlords. Went to do some routine maintenance today on one of my rentals which included dropping off HVAC filters as the tenant had told me a few weeks ago they were out of filters. For several years I have supplied all of my tenants with new filters and showed them how to change them and everything has gone well up till now. When I went to change the filter I opened up the door to the furnace room and there was an old dirty filter laying there on the floor, opening the unit I found it had been running without the filter for who knows how long.

Here is what I am thinking:
1. Have my AC guy come and open up the unit, inspect and clean the evaporator, the blower motor and cage and clean out the drains and trap. Question is will it be possible to clean the evaporator back to a normal condition? (It's an "A" coil) In my mind this is the number one priority.

2. I am on the fence as to whether the tenant is responsible for damages. I think I made a mistake by putting them in charge of filter changes. One could say the tenant had no idea running without a filter would damage the unit and maybe they thought the filter was only to keep the air in the house clean. If they had not been shown how to do it and maintenance was done by me only, or hired by me , and they went and removed it anyway then I would probably have more cause to hold them responsible.

What do you guys and gals think?

 

[Richard Cranium]

Just have it cleaned.
I have my tenants change the filter, I buy a case at a time so they have enough for a full year. They email me a pic when they change it so I can see how dirty the filters are.

 

[redsky49]

Just clean the coil and fan, condensate pan, and confirm clear running of condensate drain. Hit everything accessible with a biocide and button back up.
If the unit was running when you inspected it, very unlikely any serious damage done.
You might want to take a peek at the ductwork (where accessible) to see if anything has built up, and vacuum the face of all grilles and registers.
I would just consider it part of being a landlord. Little to be gained from going after tenant.

 

[southalabama]

If the tenant isn't responsible enough to change the filter going after them for damages may turn into an exercise in futility. Irresponsible people are irresponsible.

Clean the unit and make it part of your scheduled maintenance.

 

[PFSard]

I had his problem when I bought my current house 7+ years ago (foreclosure). No filter. I have no idea howl long this occurred. I cleaned the evaporator coil, blower motor etc (not the duct work). Pretty dirty.

Not saying what you should do without actually seeing the situation, but... I haven't had any problems since.

 

[larry4406]

Just clean the coil and fan, condensate pan, and confirm clear running of condensate drain. Hit everything accessible with a biocide and button back up.
If the unit was running when you inspected it, very unlikely any serious damage done.
You might want to take a peek at the ductwork (where accessible) to see if anything has built up, and vacuum the face of all grilles and registers.
I would just consider it part of being a landlord. Little to be gained from going after tenant.

I think this is a good plan.

Redsky49 - nice to see you posting again!

 

[Falcon67]

I had his problem when I bought my current house 7+ years ago (foreclosure). No filter. I have no idea howl long this occurred. I cleaned the evaporator coil, blower motor etc (not the duct work). Pretty dirty.

Not saying what you should do without actually seeing the situation, but... I haven't had any problems since.

Same - when we bought this repo in 2010, the A coil was block with crud and dog hair. Soaked in coil cleaner, crawled under in the plenum with home brew has-mat gear and used a brush to get it off. Water rinsed from the back side, Blow gun to force stuff out of the fins, etc, etc. A lot of hard work but it worked well enough for a few more years.

 

[RustyJunk]

They make filters that only need to be changed annually, my father in law used them at his beach rental. You will need to modify the intake though because they are about 4'' thick, I think they sell a kit to do it.

 

[Jim greengo]

They make filters that only need to be changed annually, my father in law used them at his beach rental. You will need to modify the intake though because they are about 4'' thick, I think they sell a kit to do it.

It depends entirely on how much the system gets used,and how clean the house is kept.

 

[LS6 Tommy]

Bang the tenant's wife.

Tommy

 

[Bretny]

Send them the bill for the cleaning. I bet they dont forget the filter next time.

 

[Trey T]

Send them the bill for the cleaning. I bet they dont forget the filter next time.

Lol ... I would send the bill just to scare them, but I wouldn't piss anybody off that's renting my own home.

 

[4x4OnTheShore]

Lol ... I would send the bill just to scare them, but I wouldn't piss anybody off that's renting my own home.

Agreed! I'd show them the bill to stress the importance. Maybe a warning, but they are still in your home!

 

[bigb56]

Thanks for all the advice, I will get it cleaned and tell the tenant next time they do something like that they will get the bill