LED down lights - for long term rental

Discussion in 'Renovation & Home Improvement' started by housechopper2, 11th May, 2019.

Join Australia's most dynamic and respected property investment community
  1. housechopper2

    housechopper2 Well-Known Member

    Joined:
    5th Oct, 2016
    Posts:
    493
    Location:
    Melbourne
    We are replacing all the old lights in our rental property with LED down lights. The electrician is recommending fittings where the whole fitting and LED are one unit and will last for 50,000 hours (over 10 years if used for 8 hours every single day).

    Does anyone else have experience using these?
    Would you recommend this approach for a place we hope to own for 10+ years?

    I’m tempted to request he install fittings where the tenants can replace the LEDs themselves.

    Although 10 years is a very long time...

    Could I get the tenants in 10 years time to replace the whole fitting?

    Thoughts?

    Osram Tri Colour LED Downlight 8W Dimmable
     
  2. The Y-man

    The Y-man Moderator Staff Member

    Joined:
    18th Jun, 2015
    Posts:
    13,436
    Location:
    Melbourne
    We've had 2 for about a year (?) now in our house - so far ok.....

    The Y-man
     
    housechopper2 likes this.
  3. Propertunity

    Propertunity Well-Known Member

    Joined:
    19th Jun, 2015
    Posts:
    3,476
    Location:
    NSW
    No.
     
    housechopper2 and wylie like this.
  4. mikey7

    mikey7 Well-Known Member

    Joined:
    30th Mar, 2016
    Posts:
    1,173
    Location:
    Sydney, Brisbane
    I replaced the 50W downlights with 5W LED downlights in my house a couple of years ago. We barely keep lights on, and I've had a whole heap die on me already.
    The box said 50,000 hours as well.. I reckon they lasted 1,000 hours.

    Was a mixture of 'Click' and 'Osram' brands.
     
    broc119 and housechopper2 like this.
  5. euro73

    euro73 Well-Known Member Business Member

    Joined:
    18th Jun, 2015
    Posts:
    6,125
    Location:
    The beautiful Hills District, Sydney Australia
    I have 66 of these in my home and haven't had a single issue. Flawless performance for @ 2 years .

    ECOGEM - SAL
     
    broc119 and housechopper2 like this.
  6. housechopper2

    housechopper2 Well-Known Member

    Joined:
    5th Oct, 2016
    Posts:
    493
    Location:
    Melbourne
    That makes me think I should ask to have the traditional design with removable bulbs. I don’t see any benefit to us as landlords buying these as a whole unit. Every faulty light is going to result in an electrician calllout fee.
     
    SeafordSunshine likes this.
  7. Beano

    Beano Well-Known Member

    Joined:
    7th Apr, 2016
    Posts:
    3,345
    Location:
    Brisbane
    Yes if it is in the Commercial lease
     
  8. housechopper2

    housechopper2 Well-Known Member

    Joined:
    5th Oct, 2016
    Posts:
    493
    Location:
    Melbourne
    It’s residential. I am surprised an electrician would recommend this setup for what is clearly a rental property.
     
  9. Scott No Mates

    Scott No Mates Well-Known Member

    Joined:
    18th Jun, 2015
    Posts:
    27,094
    Location:
    Sydney or NSW or Australia
    If the LED costs more than a standard bulb, they won't pay for it, if it is a tall ceiling, they won't pay for it.

    You can't buy new fittings which aren't LED so bite the bullet.
     
  10. bunkai

    bunkai Well-Known Member

    Joined:
    26th Jun, 2015
    Posts:
    858
    Location:
    Sydney
    Not that an electrician is the most expensive trade but these are installed with a plug so anyone can replace them... In terms of TCO it would be hard to say a fitting plus replaceable "globe/led..." would be cheaper ... $12 ea pp?
     
  11. Joynz

    Joynz Well-Known Member

    Joined:
    5th Apr, 2016
    Posts:
    5,751
    Location:
    Melbourne
    I can’t see anyone expecting a tenant to get on a ladder, climb into the roof space and replace any broken lights though...

    Though good quality ones should not need replacing very often.
     
    housechopper2 likes this.
  12. wylie

    wylie Moderator Staff Member

    Joined:
    18th Jun, 2015
    Posts:
    13,932
    Location:
    Brisbane
    We've replaced fittings for LEDs as we've needed to upgrade lighting, or do internal painting.

    Get the sparkie in to swap out old and/and or ugly lights for new downlights and then the painter (used to be me ;)) can patch and paint.

    We've done it at home and in our IPs.
     
  13. housechopper2

    housechopper2 Well-Known Member

    Joined:
    5th Oct, 2016
    Posts:
    493
    Location:
    Melbourne
    I am getting LEDs. The decision is whether to:
    1. Get LEDs as one unit integrated with the fitting or
    2. Get the fittings installed so a separate LED bulb can be replaced by tenants when needed

    It appears 2 is a no brainer. The property has standard height ceilings and 1 just commits us to needing a Tradie to climb into the roof space whenever one needs replacing. I can’t believe they are made as one unit, makes absolutely no sense to me.
     
  14. housechopper2

    housechopper2 Well-Known Member

    Joined:
    5th Oct, 2016
    Posts:
    493
    Location:
    Melbourne
    The LED costs more than a standard (halogen or traditional) bulb. If they don’t want to pay for a new LED bulb they can leave it in the fitting till the tenancy changes and I’ll take it out of their bond :)
     
  15. Joynz

    Joynz Well-Known Member

    Joined:
    5th Apr, 2016
    Posts:
    5,751
    Location:
    Melbourne
    Get the option that allows insulation to be laid over the fitting.
     

PFI provide our clients with the opportunity to purchase an investment property, together with performing equity investments from a wide range of ASX listed securities some providing monthly income. This is the value of advice.