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Dazz out of curiosity how do you include/exclude AC services from your commercial lease? Do you fully exclude mechanical/ventilation or do you include base service and tenant responsible for maintenance/belts/filters and you insure the systems against breakdown?

:( Sorry to hear.. like I said it wasnt a personal dig at you... What you may want to do is get the agent to get their trusted AC guy out (ie who isnt just out to sell new systems and say "nah its stuffed") to appraise the system and advise on repair vs replace, if he can fix it on the spot...

Unfortunately "I dont have the money" isnt going to cut it in the R&M side of property investment... If the funds are that tight how will you account for vacancies or tenants stopping paying rent etc? Not a criticism, its a valid point to consider. Trouble is that without it being excluded on...

This. Unless the lease document says "property leased without air conditioning" and the tenant has understood and acknowledged this, the presence of the AC system may require it to be functional.