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Why are split systems so popular for rental properties?

 

Why are split systems so popular for residential properties?

When we look at answering this question, we are not evaluating the physical property itself, rather the landlord vs tenant arrangement. Obviously, the physical aspect of the property comes into play, however, it is a case-by-case basis in regard to what air conditioning system is going to suit one property over another. For this blog we will focus on stand-alone investment rental properties, as opposed to apartments or unit complexes. The types of air conditioning systems available, and most popular, in the residential market are wall mounted split systems, multi split systems (multiple indoor units and one outdoor unit), ducted air conditioning systems.

Wall mounted split system air conditioners have seen a surge in popularity in recent years and are now an extremely popular climate control option when investing in rental properties in Queensland and NSW. Nevertheless, as you can expect when looking at an investment rental property it mostly all comes down to the numbers. What numbers you may ask? Firstly, there is the initial outlay, or upfront cost, of the air conditioning equipment and installation. Secondly, being an investment rental property the landlord needs to factor in the time to pay back that upfront cost. Thirdly, ongoing electricity and servicing, or maintenance, costs. This will depend on the rental agreement the landlord has with the tenant and what the inclusions are and, who pays the electricity bills.

What is the cheapest air conditioning option?

The initial cost outlay for a wall mounted split system and installation is lower than a traditional central ducted air conditioning system. This may change when you start to look at multiple wall mounted split systems, or a multi split air conditioning system at the property. The cost outlay is a lot lower as usually there is a lot less involved with the installation itself, and the wall mounted split air conditioner cost is more minimal in comparison to a larger ducted air conditioning system. However, when looking at the ‘big picture’, the cheapest outlay might not be the best option in the long run for landlord.

How long will it take me to get return on my air conditioning investment?

There are so many variables to answering this question. If you look at the initial outlay alone, a wall mounted split system can cost anywhere between $1500 – $4000 to have installed. You may be able to earn an extra $30-$50 per week in rental income as your property is now more attractive having air conditioning installed, and this may enable you to pay off your investment in as little a 2.5-3 years. Not to mention the landlord may be eligible for tax benefits on this investment, and the capital value increase. Mind you there are other factors to consider that effect the payback rate such as securing long term tenants and minimising your vacancy rates. All these variables need to be considered.

Who benefits from an energy efficient air conditioning system?

Generally, it is the tenant that pays the electricity. From the landlord’s perspective this removes the financial incentive to outlay more initial cost to invest in the most efficient air conditioning system, or system with the most bells and whistles. If, however, the arrangement is that the landlord pays the electricity, then it might be more in their interest to have a more energy efficient air conditioning system installed.

Obviously, energy efficient air conditioning systems will run better and save you money in operating costs, and they are also better for the environment. Daikin, for example, invests heavily in research and development to continuously improve the energy efficiency of their products. Efficient, computer-designed air control surfaces, proprietary inverter technology and ‘intelligent eye’ sensors are just some of the innovations that make Daikin air conditioners amongst the most energy efficient on the market.

What are the air conditioning maintenance costs?

Finally, the last major factor to consider is ongoing preventative maintenance and breakdown and repair costs of the air conditioning system/s once installed. Maintaining your new investment by servicing it on a regular basis (we recommend yearly at a minimum) is highly recommended, after all, you want to get the maximum lifespan from your investment. Regular preventative maintenance not only assists in the prevention of unexpected, unfavourably timed and costly breakdowns, it will help to prolong the life and efficiency of your air conditioning system, whilst saving you money in unwanted electricity costs.

Servicing costs are usually per system, so if you were to have one wall mounted split system in your investment property this would be one set cost (well, that is how we charge our fees). Most air conditioning companies will then charge you a reduced fee for every other wall mounted split system you have to be serviced at the same time. Again, this is all quoted before attending site to service your systems, so there are no surprise monetary costs. The same operation with a ducted system, however, most residential properties only have one ducted system and so therefore only one fee every year for servicing. Depending on how many split systems you have in the property, it may be more expensive in maintenance costs to service yearly.

In summary, it will generally depend on the personal circumstances and investment strategy of the landlord as to the type of air conditioning system they choose to install. Wall mounted split systems are a great option as they are more cost effective to install and because you can control the operations per room, the electricity costs can be quite efficient. If the landlord is planning in investing for the long term, having an air-conditioned rental is appealing to secure a good long-term tenant and maintain low vacancy rates (oh, and to also keep the tenant appreciative in the hot and humid summers of Brisbane, Sunshine Coast and the Gold Coast).

Get in touch with us to discuss installing an air conditioning system for your rental investment property, (07)3256 6033, or email info@advair.com.au
If you have a rental investment property and your maintenance is due, or overdue, you can book it in here.

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Reduce illness in Childcare with an Indoor Air Quality Management Plan

Illnesses and illness-related absenteeism in children, and adults, is a constant uphill battle for childcare facilities in Queensland.

Young children are particularly vulnerable to poor Indoor Air Quality (IAQ), which contributes to the spread of illnesses in childcare facilities that do not have effective IAQ and Heating, Ventilation and Air Conditioning (HVAC) management strategies in place. Childcare facilities with successful management strategies in place, such as moisture and mould control (especially in Queensland’s humid sub-tropical climate), appropriate ventilation and regular preventative air conditioning maintenance retain a higher number of teachers and have a decreased amount of illness and illness-related absenteeism. This is important for all childcare facilities, or any educational institutions, because it minimises the additional costs, and time, of hiring substitute teachers and alleviates the unnecessary stresses that can affect children when their regular teacher has been replaced or is absent due to illness.

Modern cooling systems: wall mounted split systems, in or under ceiling cassette or ducted systems, ventilation and circulation, as well as IAQ products including UV solutions work to combat illnesses presenting in childcare facilities. This equipment helps to reduce allergens and contaminants which can cause or aggravate health issues or symptoms. Advanced Air Conditioning offers the highest quality equipment as well as a team dedicated to commercial HVAC design, installation, repair and preventative maintenance services to help you care for, and meet the Australian Standards, your childcare facility’s IAQ and HVAC requirements.

What can improve IAQ at childcare facilities?

Upgraded Cooling Equipment
Cooling systems that are aged and that have been subject to irregular preventative maintenance schedules jeopardise air quality as they lack the performance and features required to control contaminants. An upgraded energy-efficient commercial cooling system will achieve better performance with increased airflow and humidity control and will also reduce operational energy costs.

Ventilation systems
Stagnant air contributes to the spread of bacteria, viruses and contaminants which cause illnesses in childcare facilities. Advanced Air Conditioning can design and install ventilation systems which will increase airflow and, in turn, control the spread of illnesses and assist with moisture control.

Dehumidification systems
Childcare facilities have many soft surfaces; curtains, toys and other furnishings where dust mites may congregate. Without appropriate humidity control, the dust mite populations can explode, causing allergies and asthma symptoms. A dehumidifier will remove excess moisture in the air to limit the spread of contaminants and allergens.

IAQ Products
Gelair products are the simplest way to control the mould and bacteria that infest your air conditioner and the room it services. Gelair has delivered solutions for mould and bacteria build up in buildings for over two decades, using Australian grown and distilled Tea Tree Oil as the main ingredient in all Gelair products. Only the finest Tea Tree Oil is used in Gelair™ products, with every batch meticulously tested for quality. Australian Tea Tree Oil is a powerful broad spectrum anti-microbial and anti-fungal agent, controlling mould and bacteria (including Legionella).

Gelair products can be used anywhere to improve IAQ however the healthy living Gelair technology means that the benefits of Tea Tree Oil can be delivered to hard to reach areas such as air conditioning systems to help prevent adverse health effects such as allergies and respiratory illnesses caused by harmful micro-organisms.

Ultra Violet (UV) Solutions
UV-C (also referred to as germicidal UV) operates in the germicidal wavelength – 185-254 nanometers, which renders organisms sterile. When organisms can no longer reproduce, they die. UV-C is a simple yet incredibly effective solution for surface and air sterilisation. Due to the effectiveness of UV-C, it’s incredibly useful for hospitals, medical labs, senior care and childcare facilities, fire and police stations, airports, schools, government buildings, office buildings, hotels and more. Other benefits of UV include the reduction or elimination of unpleasant odours and keeping your systems clean and therefore reducing operational and running costs.

Keep your illnesses and illness-related absenteeism at bay in Queensland and Northern NSW with the right commercial HVAC and IAQ solutions from Advanced Air Conditioning. We evaluate your needs and help you select equipment designed to tackle your specific IAQ concerns.

For the last 35 years, Advanced Air Conditioning has been designing and installing HVAC and IAQ solutions to large and small businesses and homes. Maintaining these systems is also part of our core business throughout South East and Regional Queensland and Northern New South Wales. We have become an industry leader in both commercial and residential HVAC mechanical services, business management systems (BMS) along with IAQ solutions. Our experienced team of technicians, estimators and managers continue to exceed client expectations across the residential, commercial and industrial sectors, specialising in retail, healthcare, education and engineering sectors.
Get in touch with us to discuss a Preventative Maintenance and Indoor Air Quality Management Plan for your facility, (07)3256 6033, or email info@advair.com.au

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How to Avoid Water Dripping from Your Brisbane HVAC System

Brisbane is a wonderful place to live but there is one near-constant that leaves little to be desired. That is the humidity. It can make life difficult at the best of times and miserable at the worst. Even worse, if your Heating, Ventilation, and Air Conditioning (HVAC) system isn’t functioning at its best or you aren’t doing your part to maintain it, it can lead to excessive condensation and possibly dripping that can lead to water damage. Luckily, the majority of reasons that the HVAC system in your Brisbane home or office might start dripping are easily correctable without the need to call in professionals.

Why do HVAC systems drip

Condensation is a natural by-product of how air conditioners function. Just as a cold beverage will gather droplets of water from the air in warm humid conditions, when your AC cools the air it is going to cause a certain amount of condensation to occur. In a well-maintained and properly functioning system, there will be a minimal amount of water gathered and it will easily and safely be disposed of either by drain lines or evaporation.
The keywords here are a “well maintained and properly functioning” system. If your system is putting out an unusually large amount of water or drips develop from anywhere other than the installed drain lines there are issues afoot and steps need to be taken. These situations rarely correct themselves and early intervention can help avoid costly repairs.

The most common reasons that an HVAC system starts dripping are:

  • System overload
  • Air infiltration
  • Clogged drain
  • Frozen evaporator coils
  • Pipes that are not connected correctly
  • HVAC system overload

If your Brisbane HVAC system is dripping excessively it can be due to being overloaded by the way your household is managed. If doors and windows are left open or opened and closed an excessive number of times then your AC never has a chance to fully cool the structure and cycle off as it is designed to.

No system is designed to cool the whole outdoors. The longer it needs to run the more water it is going to condense. Still, this shouldn’t be enough that the drain system shouldn’t be able to handle it.
Another common cause of system overload is buildings being remodelled or expanded without the HVAC being upgraded to account for changes in airflow patterns or additional areas to be cooled. In these cases, a larger unit or additional units may be required and professional HVAC technicians should be consulted.

Air infiltration

If you have a condensation issue due to air infiltration then you have a two-fold problem. One moist outside air is reaching the area where your unit and/or ductwork is located and two, your unit or ductwork is not properly insulated.
You will need to inspect your system and look for loose or missing insulation and repair any areas where it has been damaged. You will also need to look for how the moist air is entering and seal those areas to the best of your ability.

Clogged drain

HVAC units will generally have a drip pan to catch condensation and a drain line to carry it away safely. Sometimes this line can become clogged with mineral build-up, algae or dust and debris. In most cases, you can attach a wet/dry vacuum to the line and suck the clog out. If it is a recurring problem, you might consider having an overflow shutoff switch added to your system or having the drain line inspected and replaced if needed.
Frozen evaporator coils

Evaporator coils can freeze for several reasons and can cause drips when they thaw. They could simply be dirty and need cleaning. Your air filter could need replacing or your system may be low on coolant. You can replace your filter and clean your coils with a low-pressure water spray or coil cleaner available at most home improvement stores. If the problem persists it is time to call in the professionals.
Pipes that are not connected correctly

Drain lines and even ductwork can become damaged by vermin or just normal wear and tear over time. If either occurs it can lead to water dripping. From the drain line, it is simply a leak that needs to be repaired. With the ductwork it is caused by cool air escaping the system and mixing with the humid Brisbane air. Either is a straightforward fix. Just remember to properly insulate your ductwork after repairing it.

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Can UV light kill bacteria?

A study published in the Journal of Infection Control shows that ultraviolet disinfection technology eliminates up to 97.7% of pathogens in the operating room. Ultra-violet light in the UV-C wavelength range (200 to 270 nano-meters) has microbiocidal properties against multiple healthcare associated pathogens.

The last thing anyone wants to experience is getting some sort of infection in a healthcare environment, such as an operating room, waiting room or hospital, while they’re already seeking medical care. This type of infection is known as a healthcare-associated infection (HAI), happens frequently. Certain factors can raise someone’s risk of developing an HAI; these include catheters, having surgery, getting a shot, and being in a healthcare setting that has not been properly disinfected. Overuse of antibiotics can play a part, as well as sick healthcare workers.

Some hospitals have already begun using UVC machines in addition to standard chemical disinfection to kill potentially dangerous bacteria such as methicillin-resistant Staphylococcus aureus (MRSA).

UV light definitely has its advantages, as it eliminates human error and other common pitfalls of chemical disinfecting agents. It also affects multiple surfaces within seconds and has a configuration that allows it to reach all sides of a piece of equipment. With the use of high-efficiency UV Lamp systems, it is now possible for In-Duct, Coil Mount and Stand-Alone systems to destroy high levels of airborne and surface bio-contaminants

What are the Benefits ?

Dramatically improve Indoor Air Quality by destroying airborne bio-contaminants

Reduce energy costs and saving money on coil cleaning

Reduce or eliminate unpleasant odours, which may result from outside air or re-circulated air within the building

Less employee absentees, resulting in greater work efficiency.

READ MORE about our Commercial UVC Solutions

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The benefits of Pure Tea Tree Oil | Indoor Air Quality

Gelair™ delivers the benefits of Pure Australian Tea Tree Oil to improve your indoor air quality and environment using a range of healthy living technology. Gelair’s small team of dedicated professionals are constantly working to provide innovative solutions to improve the quality and health of our indoor environment.

Gelair™ was established on a tea tree plantation in northern New South Wales in 1998. After gaining an understanding of tea tree’s health benefits, the proprietors developed a unique biodegradable gel containing tea tree oil for placement in air conditioning units. When an air conditioning unit operates normally, the gel vaporises releasing the tea tree oil to treat the air and improve its quality. Pure Australian Tea Tree Oil is a natural essential oil distilled from plantations of Melaleuca alternifolia. The therapeutic properties of Melaleuca alternifolia have been recognised by Australia’s indigenous people. As a natural antiseptic Australian Tea Tree Oil has demonstrated antibacterial, anti fungal and antiviral capabilities which Gelair™ uses to combat and prevent a range of mould, bacteria, virus and fungus types. Australian Tea Tree Oil has proven efficacy in the control of Golden Staph (Staphylococcus aureus) for both Methicillin (MRSA) and Vancomycin (VRSA) resistant strains.

Gelair™ products are the simplest way to control mould and bacteria that infest your air conditioner and the room it services.

Gelair™ has delivered solutions to mould and bacteria build up in buildings for over two decades, using Australian grown and distilled Tea Tree Oil as the main ingredient in all Gelair™ products. Only the finest Tea Tree Oil is used in Gelair™ products, with every batch meticulously tested for quality. Australian Tea Tree Oil is a powerful broad spectrum anti-microbial and anti-fungal agent, killing mould and bacteria (including Legionella) and viruses.

Gelair™ products can be used anywhere to improve indoor air quality, even in your car, however the healthy living Gelair™ technology means that the benefits of Tea Tree Oil can be delivered to even hard to reach areas such as air conditioning systems.

Your health is a priority. That’s why our environmentally friendly, natural product helps prevent adverse health effects such as allergies and respiratory illnesses caused by harmful micro-organisms.

Talk to us today about Gelair options to improve your Indoor Air Quality (07) 3256 6033, or contact us here.

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Does your building need a health check?

Indoor air quality in the commercial environment has experienced a heightened state of awareness in recent years among building occupants, employers, building owners and managers. Building occupants, in general, are demanding more and have a higher expectation of the quality of their indoor environment.

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Why HVAC maintenance is so important to building managers

Did you know that Air handling units in large buildings are most likely part of the fire safety installation for the building and therefore an Essential Safety Measure (ESM). Therefore it is essential that you maintain them in accordance with the law.

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Efficiency in Commercial HVAC

Plug Fan investment likely to pay for itself in 2 years at Local Hospital

Commercial Building HVAC contributes to the majority of energy usage, so any investment made in efficiency does contribute in the long run. As part of our commitment to reducing running costs for our customers, we have developed expertise in plug fan technology that is a simple yet hugely effective way to reduce your buildings energy consumption.

simpler22 prices diagram

R22 phase out begins – News for building managers

OW SUPPLY OF R22 WILL INCREASE COSTS

Do you have an older air conditioning unit or refrigeration system installed in your home or business? If so, you need to think about how you can prepare for an expected price rise which could affect your units.

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