When Making Repairs or Upgrades to Core Systems What Should You Consider?

Dustin Edwards • August 11, 2022

Keeping Up With Your Core System Maintenance/Upgrades is Essential

It's never exciting to have to make repairs to your Long Beach rental, but that doesn’t mean you should neglect your core systems. Well maintained air conditioning, plumbing and electrical are necessary to keep your tenants happy and reduce the cost of long term maintenance on the core systems. 


When should you consider repairs over upgrades? How do you know when it's time to upgrade your core systems? 


Join us as we go over the importance of your rental’s core systems, when to consider repairing and when to simply upgrade a system.


HVAC System

The HVAC (heating, ventilation, and air conditioning) system in your Long Beach rental makes sure your tenant is comfortably warm during the winter seasons and cool during the summer heat. Most HVAC systems have a lifespan of 10 to 20 years depending on maintenance and use. Inconsistent maintenance or an accumulation of debris on the HVAC unit can cause unwanted wear on the HVAC system. Usually HVAC units older than 10 years can appear to work just fine, but may have lost much of their efficiency over time. This can lead to an increase in your tenant’s utility bills which can upset tenants or cause them to move out.


When should I replace my HVAC system?


If your HVAC system is less than 10 years old and has been maintained properly, you should consider having a trustworthy HVAC repair company have a look at your system. They should be able to know if your system is worth repairing. Oftentimes if a unit is over 10 years old and causing issues, you’ll be recommended to replace the HVAC unit entirely. Trying to repair an older HVAC system may cost half of what a new one would cost to install. Many homeowners will recognize that a repaired system isn’t worth it in the long term. 


Plumbing 

Many homes in Long Beach were originally built in the 1940’s, in those times galvanized steel and cast iron pipes were popular and the standard for plumbing. Although these materials have a long lifespan, galvanized steel being 20 to 50 years and cast iron being 75 to 100 years joints and fitting can still fail long before the pipe does.


Currently the most commonly used pipes in homes are copper, pvc, and cpvc, though PEX plumbing has been growing in popularity for its ease of installation and flexibility which lowers installation costs although more expensive than pvc. PEX has fewer joints and fittings whereas pvc and copper are more rigid which requires a fitting for every angle and a couplers for longer runs. There is no best material for plumbing, price, time and the scope of the job tend to determine what should be used.


How do I know if my plumbing is bad?


Typically a tenant may notice plumbing going bad before the landlord does, unless you live onsite. If your tenant notices the following problems, it may be time to consider replacing your plumbing:


  • Strange odor in the water - this usually means there's a buildup of bacteria within the pipes.
  • Discolored water - water with unusual or brown colors can indicate rust in the water due to corrosion.
  • Slow drain - if a drain doesn’t unclog after cleaning agents or plumbing snakes. Your drain pipe may be severely corroded.


If the plumbing in your Long Beach rental has never been replaced it may be only a matter of time before a problem arises. It's better to stay ahead of the problem since replacing old pipes before they break can prevent water damage which can save you thousands of dollars over time. For large items such as replacing plumbing consider tackling these projects when a tenant vacates and prior to the new tenant occupying your rental.


Electrical

Electrical wiring in rentals often gets neglected, but should be a priority. Older homes like the ones in Long Beach CA could still be using wires with cloth insulation which can lead to electrical fires and thousands of dollars in damages. Sure electrical work can be expensive, but preventative maintenance in this case can save lives. For this reason we always recommend you hire a skilled electrician to do any repairs or upgrades.


How do I Know if My Rental Needs to be Rewired?


Some homes may not need a full rewire, others may just require an upgraded panel to a higher amperage or add a few circuits to the existing panel to meet the needs of modern homes. Below are some signs to keep an eye on that may indicate the need for electrical work.


  • Circuit breaker trips often - When a breaker trips often, this can indicate an overload of the circuit, a short circuit, a ground fault or a faulty breaker. This may require more circuits to be added to the panel. If this isn’t possible due to lack of space you may need to upgrade the panel to a higher amperage.
  • Old wiring -  Old cloth wiring can be potentially dangerous especially when newer wires are connected to them. This may require an electrician to inspect your panel, switches, and outlets to determine if your rental needs a full or partial rewire.
  • Short circuit -  If the home has outlets or lights that are off while there all the circuit breakers are on, this may indicate a short circuit. This should only require an electrician to replace the damaged wire however, an electrician may recommend additional circuits to avoid overloading any individual circuit.
  • Old panel - From the mid 1950’s to the early 1980’s homes may have installed a Zinsco electrical panel, these panels if in good condition are not a problem. But when there is even a small problem with Zinsco panels it can be dangerous and expensive. These should always be replaced as the breakers for Zinsco panels often cost more than 10 times the price of modern breakers.


Making sure the core systems in your Long Beach rental are well maintained and properly functioning can lead to happy tenants which will provide steady income. If you are unsure you need to replace the plumbing, electrical or HVAC systems or need help finding trustworthy tradesmen call us at (562) 888-0247 or feel free to fill out our free rental analysis to see what your rental could yield today.


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ADUs and Junior ADUs, which one is the right one for your property?

By Dustin Edwards • June 6, 2025
With the real estate market as competitive as it is, many landlords are looking into building an Accessory Dwelling Unit (ADU) or Jr. ADU to improve their bottom line with additional monthly income. While this is a great way to earn more, you need to be sure you’re investing in the right upgrade to your property. Below are some of the key differences between ADUs and Jr. ADUs; this way, you can make the right decision for your property. Differences between Junior ADUs and ADUs On the surface, the primary difference between an ADU and a Jr. ADU is the square footage. However, there are many considerations for each type of ADU , significant differences include costs and build limitations. ADUs are generally seen as a larger and more versatile build when compared to a Jr. ADU. They can be built detached from the main home, converting an existing structure, most commonly the garage. In Long Beach, an ADU can be up to 800 square feet or 50% of the gross floor area of the primary dwelling, whichever is smaller. For reference, an 800 sqft living space can be arranged as a 2-bedroom 1-bath home, though with creative use of the space, many investors have been able to fit 2 bedrooms and 2 bathrooms comfortably. If listing the ADU for rent is the goal, this can produce a higher yield, though at the cost of a higher initial investment. Jr. ADU, on the other hand, can only be a maximum of 500 sqft and must be built attached to the existing single-family home. While you can build an entire new addition to accommodate the Jr. ADU, it's not uncommon for homeowners whose homes are bigger than they need to convert a bedroom into a Jr. ADU in order to have additional income . A Jr. ADU does still require an efficient kitchen. Bathrooms can be shared with the main house, though this can deter some prospective tenants. Additionally, the utilities are oftentimes shared with the main house, which can simplify installation, though it can complicate utility costs with your tenant. When an ADU is Right Being able to build a full ADU provides an entirely separate and private living space, which is more desirable to prospecting tenants. This is the preferred choice for most investors, especially those who have unused space in their property. By being built apart from the main house, an ADU may cause less disturbance to those living in the main house, whether that be yourself or another tenant. In Long Beach, CA. ADUs can’t be listed as short-term rentals on apps like Airbnb; that being said, an ADU can command more in rent because of the aforementioned features. If you’re looking for a long-term investment, ADUs increase your property’s value while generating a consistent cash flow. Finally, if you ever plan on selling your rental property, the additional ADU can improve the appeal of your property to future buyers. When a Jr. ADU is Right While a Jr. ADU doesn’t have the same potential as a full-sized ADU, Jr. ADUs are far more budget-friendly. These are a great option for investors who have limited funds. Since Jr. ADUs generally require less work to be done in less time, allowing you to begin making a return sooner. Finally, if your property doesn’t qualify for a full-sized ADU permit due to the size of the property lot, a Jr. ADU can be built primarily through interior work, which may only require reconfiguring existing interior space. Whether you choose a full-sized ADU or a Jr. ADU, the decision depends on more than just the size of the structure, you’ll have to manage filling the vacancy and managing the new tenant. If you need help choosing which ADU is right for you or you need help managing your Beach City rental property, we invite you to call us today at (562) 888-0247 or complete our Owner Application online .

Beach Rentals Need These 3 Maintenance Items Before Summer Starts

By Dustin Edwards • May 30, 2025
Summer is a great time of year where people enjoy a number of outdoor activities. Though for landlords, summer brings with it a list of maintenance items and preventative care for their properties. Below, we’ve gathered three of the most important maintenance items to do before summer starts. Service your HVAC System Southern California summers are getting hotter and hotter, if you want to maintain tenant satisfaction you’ll need to have the HVAC or any A/C or cooling system properly serviced . Filters should be cleaned or replaced, and the ductwork should be inspected. For rentals with window units or mini-split systems should also be thoroughly inspected as well for optimal cooling. Doing proactive maintenance can reduce the risk of the cooling system breaking down during peak usage while also improving the system’s efficiency. This can lower utility costs for your tenants while extending the lifespan of your cooling system, saving you money in the long run. Additionally, consider inspecting your window and door seals for leaks. If the seals are broken, it allows hot air into the living space, this increases the cost associated with cooling while adding more load to the HVAC or cooling system. While not directly a part of the HVAC system, ensuring there aren’t any breaks in the seals helps extend the lifespan of your cooling system which is beneficial to your bottom line. Inspect your Roof The condition of a roof is oftentimes ignored since they tend to last over twenty years, and some property owners may not even be sure when the roof was last replaced . A poorly conditioned roof is one of the primary ways for a rental property to drive up the costs of repairs and tenant complaints. A damaged roof can inefficiently insulate a home, making it harder to keep it cool. It can also lead to water leaks during rainfall, which can lead to water damage, stains, and mold growth. While summers tend to be dry, the coastal cities such as Long Beach may see unexpected shifts in weather, which can bring sudden rainstorms or increased humidity. Fixing a small roof leak is relatively inexpensive, however, leaving said leak to grow can result in an emergency repair can cost thousands especially if a tenant has already moved in. A thorough roof inspection is a great maintenance item to do during a vacancy period especially as this can result in a positive experience with new tenants. This can lead to a long term stay with many lease renewals. Check for Signs of Pests Pest infestations are one of the fastest ways to ruin a tenant’s stay while also damaging a landlord’s reputation. Pests such as ants, cockroaches, other bugs, and rodents are common in many beach cities, especially during the warmer seasons. Being in a city, you’ll likely never truly be rid of pests, though, even a single complaint about an excess of bugs or rodent droppings can lead to bad reviews online, service calls, and in severe cases, lease termination. These pests not only create an unwelcome environment for your tenants, but they can also cause real damage to your investment property. Cockroaches are known to damage small wiring in appliances, ants can ruin food and get in everything, while rodents can chew through walls, plumbing, and even electrical wiring. Landlords should schedule regular ppest inspectionsto check for early signs of pest activity before the hotter season begins. Much like everything in this article, preventative maintenance is significantly cheaper than an emergency call, in this case to an exterminator. If you want to keep your tenants happy and your property well taken care of, preventative maintenance is a must. If you’re unsure about the signs to look for when doing routine inspections or you need help managing your Beach City rental property, we invite you to call us today at (562) 888-0247 or complete our Owner Application online .

What Is A Solar Battery and Does Your Rental Need One?

By Dustin Edwards • May 27, 2025
A Solar Battery is an important party of a solar panel system. However, is it valuable for a rental property? Read on to discover.
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