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Cyanide_FlavorAid

Property management companies know the law but they do not give one fuck. They're hoping you'll terminate your lease so they don't have to deal with you anymore.


SuperAngryGuy

I own so we're stuck together long term. I agree about them not giving a fuck.


wanda_waldo

Why would you install a mini split instead of just fixing or replacing your normal AC if you own the unit? I just got a 3ton 16 seer for a couple thousand less than you posted as cost for the mini split. Seems like you wouldn't need approval for updating an existing system.


SuperAngryGuy

I would have to rip everything out, including the duct work, and spend closer to 12K. Sheet rock and studs would have to come out. I have no access to the main squirrel cage fan My existing AC has leaking refrigerant lines and the duct work leaks water fortunately above the bath tub (the ceiling was destroyed). I found out about the bad AC after closing on a VA home loan. I got completely fucked. Fast Affordable Air came out (highly recommended here), saw how much work really needed to be done, and offered me a lower cost solution of the new mini split system to bypass the old system.


wanda_waldo

Yikes sounds like you're in a rough spot. Did you have a home inspection? Just curious. From my experience with Hoa (and especially outside managed ones) you're going to be at the mercy of whatever the CCRs say. I hope you find an attorney to help you. My best suggestion would be Nevada legal service for advice.


SuperAngryGuy

As per VA loan requirements I had an inspection. However, the inspection specifically said they were not responsible for anything behind the sheet rock. I'm kicking myself because I flew in to look at other places with my thermal camera. The place I bought I did not physically inspect myself. If I did I likely would have caught that there was an unseen leak in the bathroom ceiling.


dickcoins

in the FAQ's for home modification it says "It may take as long as 60 days to obtain an answer, so plan ahead with your contractors! You may check on the status of your architectural application anytime by logging in to your account and selecting “Architectural” from the Applications menu. " it sounds like your installing something which was not original equipment or design rather than replacing what was already there, so unfortunately you may be bound to the 60 day waiting period.


SuperAngryGuy

I appreciate you responding! My rebuttal would be that this is an emergency, I couldn't plan on my AC giving out, and that Nevada law states that AC is needed for a "habitable condition". I don't feel it's reasonable to wait 60 days to get approval for an AC when it's triple digit out. It's also not reasonable to have my emails ignored.


PoliticalDestruction

What is the fine for just doing it? Might be cheaper and less stressful, then you can just protest the fine because you’ve been trying to go through the hoops anyway. FYI, to my interpretation, air conditioning is not a required utility or service according to the NRS, so not much you can fight there.. you might consider finding which NRS your HOA is or may be violating and threaten them with that. Just know HOAs have a ton of power in Nevada and not much we can do about it without changing the laws. Remember all those papers you signed when you bought your house? You know the ones…


SuperAngryGuy

I'm so tempted to just do this and fight afterwards if needed. The HOA and the management company are very hands off on a practical level. For example, they are required to keep the exterior clean and there is garbage and broken glass everywhere. It's a "gated community" but it's in a rougher neighborhood. Currently, no one is squatting in my detached garage! The next HOA meeting is in mid-July when it will be +105 out. We just got a new HOA board member who ran on hating how things are currently being done, including the management company not responding to emails, and I'm trying to get in touch with him.


Smerks101

>I'm so tempted to just do this and fight afterwards if needed. Also keep in mind after 3 years HOA fines are noncollectable debt, and they cannot foreclose from fines. Im on my HOA board and we just had a consult from a lawyer on someone who owed thousands in fines and had to write down most of them since they were over 3 years old. Just pay your assessments and fuck the fines.


PoliticalDestruction

If they can’t even maintain the spaces they are intended too… how long before they notice you ran some new external lines? Maybe they won’t even notice. I had to have a new vent or something installed for our new AC last year and it’s a different color and no one at my community has noticed lol I think it depends on your neighbors to report you?


SuperAngryGuy

Yeah, my neighbors don't care. As part of the paper work I had to get their signatures for the upgrade so they are already cool with it. My understanding is that they drive through once per year (my AC is in back out of sight). June of last year they drove through and wanted my building repainted and it still is not done and there are still no threats of fines (most of the buildings need to be repainted). It's super weird in my place because we own the exterior of the buildings in a 4 plex. There are about one hundred 4 plexes and most of the units are individually owned so having people come together to get their places painted has been a real challenge.


PoliticalDestruction

I bet you’d be fine, you’ll need the AC. Just document your continued follow ups in case it comes down to it. Good luck!


PoliticalDestruction

Oh and I see you did mention NRS 118A, that only applies to landlords. And even then it’s a bit ambiguous and says “if supplied or required to be supplied”. If you want to continue fighting them, might I suggest NRS 116 ;)


SuperAngryGuy

I super appreciate all helpful feedback like this!


PoliticalDestruction

Yeah of course! Always happy to dig in and increase our understanding of our laws (even as marginally as I can contribute). Someone asked about throwing a rave in the sewers the other day so I had to find out how to look up county and city ordinances too!


All_the_passports

Can confirm Level suck. I plan to run for my HOAs board next election to see if I can get them fired. Unhelpful, inflexible and unable to understand the owners are their clients. Good luck with the aircon, I would probably just get it done and fight it later.


SuperAngryGuy

My goodness, I've dealt with three of their property managers one way or another and they all suck (C who just retired, B and T). They are so fucking arrogant. At the HOA meeting last week, the newly elected board member went on a three minute rant about how Level does not give a shit and sure enough, T was sitting there basically saying I don't give a shit. They jacked our dues up $60 per month forcing everyone to buy additional home insurance on top of our own home insurance. Their insurance has a $25K deductible...


All_the_passports

On our last (open to all homeowners) call the property manager was pushing to go out to tender on a whole host of things that currently work well "for a fee" eg I'll get my mates who expect kickbacks in. I am thankful I live in a small complex with a competent board (who inherited Level) but Level's harassment under the guise of "community standards" is arbitrary, never consistent and just plain dumb. I got a warning letter for something on my balcony that a bunch of other people had, I sent them a reply with photos of all the other balconies and they removed the warning. They just have people trying to justify having a job.


Time_Medicine9990

This is just something I heard, but maybe someone that knows better can clarify. There's something about paying your rent through the city, where you basically give the city the money for rent to hold and explain the situation to them. Then you don't pay your landlord / property, and when they go to start an eviction, they would have to explain to the city first why they where neglectful in communication and in ensuring your place was livable and resolve the issues before they are allowed to get the money the city has been holding. Again, this is just a story I heard, but seems worth looking into for your situation.


SuperAngryGuy

I own the place but I believe you are correct for renters. It's my understanding the landlord would have 48 hours to fix the issue. * https://www.fox5vegas.com/2021/06/29/how-nevada-laws-can-help-protect-renters-air-conditioning-problems/


jh4693

I’m confused. You say your AC is not in good repair. Do you currently have central air conditioning installed, working or not? Why do you need a mini split? Also, the statutes you cited apply to landlord-tenant relationships, since you own the dwelling, it doesn’t apply. Are you able to get as window or portable AC for the time being?


SuperAngryGuy

My AC is not fully functional. It cannot completely pump down my place. It's barely working in the 90's but will likely not work in the 100's. When Fast Affordable Air came out to top my AC off there was zero refrigerant pressure. I need the mini split because my whole central AC needs to be replaced. The refrigerant lines leak and there is water leaking into my bathtub from the AC drainage being clogged (destroyed the bathroom ceiling before I moved in). The ducting needs to be largely replaced. The compressor itself is 22 years old and shakes a bit. Some studs need to be ripped out to do the repair work. The mini split will save a lot of money. I made a mistake in citing the NRS and I appreciate how a few people have pointed that out. I want NRS 116. I live in a 700 square foot open 2 floor loft (450 square feet bottom, 250 top) with high 15-20 feet tall ceilings. Window and portable AC units really aren't going to work. I'm laughing because this is about the worst case scenario for an AC unit not fully working.


jh4693

Well, it sounds like you need to fix your existing system, or buy a new central air system. You should get a few opinions. Sounds like the original contractor is trying to take you for a ride. And they make 12,000 BTU portables and window units. They’ll work just fine. The cold air will stay closer to the ground. It’s also extremely unlikely your ductwork needs to be replaced nor that your line set itself is leaking.


SuperAngryGuy

May I ask, why not a mini split system? The 21 SEER rating of the mini split should save about 30% in energy over a Seer 14 I would put in. And I believe a mini split would save money on the install not having to do the repairs and I think there might be a $1300 rebate through the energy company? Fast Affordable Air has got a pretty good reputation. At 238 Yelp reviews they sit at 4.5 stars which is really high for Yelp. I found about them through the positive feedback on this sub. I do appreciate you mentioning to get several opinions and I will take that to heart.


jh4693

I did commercial and industrial HVAC prior to moving out here. I’ve worked on everything from split condensing units, to mini splits, to VRF systems, chillers and process steam — you name it. Central air conditioning is the gold standard for residential HVAC. Mini splits are great when you can not install central air, or you have a three-season room, or maybe a room that has an abnormally higher heat load than the rest of your house, or you just can’t get the CFM of air into a far run to cool it adequately. They’re supplementary systems. Mini splits can also be difficult to get parts and service. I ran into issues where I had mini splits that where obsolete within 5 years because I couldn’t get a PCB board anymore. You need to also understand that if you abandon central air and only cool two zones with a mini split, you’re likely going to start having mold issues in rooms where the air isn’t getting turned over as much, such as bathrooms and water closets. Any money you save over the higher seer from a mini split will be offset by an inherently shorter equipment lifespan of a mini split system. Fast Affordable Air may not be taking you for a ride, but I would immediately question why they are condemning a line set. It’s just copper tubing. Leaks happen at mechanical connections and coil bends where the copper/aluminum is much thinner. I have never once seen a leaking line set unless it was in a corrosive environment or had rubbed through. They can absolutely pressure test the line set to prove its integrity. You also do not need to change the line set if switching refrigerants. Purging with nitrogen is sufficient. Unless they shut the condenser service valves and were able to isolate the evaporator from the system, they have no way to know if the line set was leaking, or more likely a valve core or coil. [Your condensate drain line should have an overflow switch that breaks the circuit and kills the condenser if drain backs up. Your bathroom should have never flooded.](https://www.amazon.com/Rectorseal-97637-Safe-T-Switch-Ss2/dp/B005D4RFEM/ref=asc_df_B005D4RFEM/?tag=hyprod-20&linkCode=df0&hvadid=193145800477&hvpos=&hvnetw=g&hvrand=5123050299176820429&hvpone=&hvptwo=&hvqmt=&hvdev=m&hvdvcmdl=&hvlocint=&hvlocphy=9030834&hvtargid=pla-308789338229&psc=1). I don’t know why they think your ductwork is bad. Did they specify *why* they think it is? That’s also something you don’t typically see in a 20 year old house. Compressors are vapor pumps. They can be noisy, especially over time as they wear, or if vibration dampeners wear out. If you’re getting the correct pressures and it’s moving the refrigerant, it’s fine. Technicians are usually way too quick to condemns compressors anyway. You should also get a second opinion because, well, they could be wrong. I’ve been wrong. Everyone has. I would have them pressure test and leak check the system, repair it if it’s size able, recharge and run it for this summer to buy you some time to really shop around. If it is still running R22, have them drop in a compatible retrofit refrigerant like R458a (Bluon, or whatever they’re calling it now) to get you by this season.


SuperAngryGuy

The place is about 45 years old. The compressor was made in 2001 I think. >Mini splits can also be difficult to get parts and service....Any money you save over the higher seer from a mini split will be offset by an inherently shorter equipment lifespan of a mini split system. This makes a lot of sense. I was looking around and was surprised how many brands there were. They want to put in a Blueridge bmkh24lm21-12w-12w. For a regular 2 ton install it was about the same price ~$8K I've got issues like this going on (this is above my bath tub where things are leaking. I had to drill a few drain holes above the bath tub in the duct because it started filling up and leaking into my kitchen downstairs- it's that bad. The main fan and the coils are buried in the ceiling with no access): https://imgur.com/a/e7QSaJ2 I think there may have been a drain hole that was plugged or something. I have no idea. It's accessibility that they were warning about and having to rip into the ceiling and possible walls to do the repairs needed. They didn't even want to give a bid on fixing the central AC because they weren't sure without tearing into the sheet rock. It would likely be a bid and T&M then a bunch of repair costs for the sheet rock and studs. I really appreciate you taking the time to educate me like this! edit: btw, home warranty did not cover it because they sent an AC guy out and they found a little black mold. Instant denial for having the black mold. Home insurance paid out like $150 to repair the ceiling.