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tenant wanting roof to be insulated

Discussion in 'Property Management' started by Elives, 11th Jun, 2016.

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  1. Elives

    Elives Well-Known Member

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    Hi all,

    one of my tenants has sent me a message asking for the roof space to be insulated as it's currently cold (being winter). these tenants have been in the property for 5-6 years. i purchased the property just over a year ago. they pay on time which is good. but i just thought it was a bit of a weird request. etc i'm a tenant my self but i wouldn't ask my landlord for this i'd just turn the ac on / buy a $10 heater from kmart. it's in qld as well. being qld we have short winters as well.

    is this a weird request? would you pay for the roof to be insulated in the above scenario?

    Cheers, Elives
     
  2. wylie

    wylie Moderator Staff Member

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    No ;).

    Maybe ask if they are prepared to pay a little extra rent because it is you who is paying a fair bit to give them something they "want".
     
  3. Elives

    Elives Well-Known Member

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    i was leaning towards the same answer haha, my friend recently had his house done just the cheap chopped up paper stuff he said it was $800 and that was cheap compared to the better insulation materials / methods.
     
  4. Joynz

    Joynz Well-Known Member

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    There is no such thing as good or bad insulation, assuming the same Rvalue is purchased.

    Paper is just as good as batts at the same Rvalue. Though I wouldn't use it as I prefer to diy batts.

    Install insulation for Queensland! How low do the temperatures get?

    For Melbourne, I might, though.
     
  5. Elives

    Elives Well-Known Member

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    i thought batts were better quality compared to paper. umm depends where you live but generally in qld our winter is much shorter then southern states. yea i could understand if the property was in melbourne.
     
    Last edited: 11th Jun, 2016
  6. Joynz

    Joynz Well-Known Member

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    Paper can settle. But when you purchase the paper insulation they should be adding a bit extra to allow for that.

    The Your Home guide to sustainability suggests particular solutions for QLD as it has different needs to other states re. Insulation.
     
  7. Scott No Mates

    Scott No Mates Well-Known Member

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    Duh! Insulation slows heat transfer so its benefits aren't limited to loss of heat in winter but also slows the transfer of summer heat too - how long is your summer?
     
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  8. wylie

    wylie Moderator Staff Member

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    In Queensland we need it more to keep the heat out I would think.
     
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  9. Bayview

    Bayview Well-Known Member

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    Maybe in the next lease.

    With the relevant and corresponding amount of rent increase to go with it...

    Or; they can do what we have had to do - go to a shop and buy a fricken heater...
     
  10. D.T.

    D.T. Adelaide Property Manager Business Member

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    Here's a framework that can be used to ponder any request.

    Need to differentiate between repairs and improvements. Repairs are obligatory, no question.

    Improvements are optional. Since we're investors, they should be considered in the context of :
    1) improving value of property (increases equity)
    2) improving rent achievable (increases cash flow)
    3) improving desirability of property, in turn keeping tenants longer or finding them sooner (protects cashflow).

    Your property manager should be able to advise if or when points 2 or 3 are needed based on current rent market conditions in your suburb.
     
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  11. SeafordSunshine

    SeafordSunshine Well-Known Member

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    It sounds a bit unusual, but the message I hear is that the tenant is thinking longer term.

    1.Is the current rent market rent? ( if not time for an increase)
    2. I don't think Insulation requires any maintenance once installed.
    3.How much in energy bills are they going to save by insulating.
    Perhaps you could make it work for you by doing a few sums.. cost of installing .. vs energy bill savings.. vs rent increase?
    I hope this helps
     
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  12. Elives

    Elives Well-Known Member

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    i have sent them a message back saying i would need to increase the rent to compensate for the insulation. the house has a solar hot water unit on it as well so there doing ok as rentals go haha.i don't really want to fork out the money as it's not really cosmetic / needs to be done.
     
  13. No Probs

    No Probs Well-Known Member

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    I bet if you lived in the house you would be getting it done. I recently insulated my roof DIY for a cost of $800. I did this in summer as it was stinking hot without it, and now I'm benefiting in winter. I think it's pretty much a must have. I would have the home insulated for the tenants and ask for $5-10 a week extra rent, then your rental will be insulated and the tenants will pay it off over 1-2 years.
     
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  14. wylie

    wylie Moderator Staff Member

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    I doubt any tenant would pay $5 or $10 extra a week (but of course, that is just my opinion). I've had tenants who've asked for air-con and who haven't been prepared to pay $10 extra a week, and that costs more than adding insulation.

    We would consider adding it though for good tenants (and have added air-con over the years) and when they leave then we are renting an air-conditioned house and can ask more rent. Same goes for dishwashers added and other similar things that you can see. Unfortunately, tenants cannot "see" insulation and whilst I've had tenants not choose our houses due to not having a deck, or not being air-conditioned, I've never ever had a tenant ask if the roof is insulated.
     
  15. Elives

    Elives Well-Known Member

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    if i lived in a house that was cold etc i'd put a jumper on or buy a $10-20 heater from kmart. saying that we've had insulation installed on 2 properties (where i've lived) and to be honest i've never really noticed a difference. how have you gone with your insulation have you noticed a big difference?

    Cheers, Elives
     
  16. Joynz

    Joynz Well-Known Member

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    I have noticed a big difference, comparing the insulated and non insulated rooms.

    I also have thick curtains as a huge amount of heat is lost through windows and gaps under the door etc.
     
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  17. Scott No Mates

    Scott No Mates Well-Known Member

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    @fullylucky - take note & ban @Elives from any of your properties [​IMG]
     
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  18. datto

    datto Well-Known Member

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    My friend paid an extra $10 per week for 3 years for an A/C.

    When he vacated he took the A/C with him claiming it was his as he paid for it!
     
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  19. Scott No Mates

    Scott No Mates Well-Known Member

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    @datto - there is a small risk if you say that the reason for the rent increase is for a specific item - this might be one of them times it's best to keep quiet.
     
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  20. Elives

    Elives Well-Known Member

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    where i'm living atm the walls are old vj walls non insulated and you can hear the other tenants in the next room / sound. so sound is a big one i think insulation works with. money worth spent then in your case. what type of insulation did you get btw?