A great amenity to any property is a nice working fireplace! This key amenity can be a great selling point in getting renters interested as they will be able to see themselves sitting in front of a cozy fireplace and making lasting memories. But wait! Before utilizing we must ask… is the fireplace safe and operational? Given that we are dealing with fire we must be sure that if the fireplace is to be used it is safe to do so. The following steps apply to traditional masonry fireplaces (not electrical) and what we recommend that an owner do prior to providing this as a working amenity.
STEP ONE: Inspection
The first step is conducting a fireplace inspection by a licensed chimney vendor.
- Cost: This usually ranges between $200 - $250 depending on the vendor.
- What is Covered:A fireplace inspection will include an internal flue video scanning, testing the gas line and checking for gas leaks and an exterior visual inspection. When performing this inspection, the vendor will be able to call out if repairs are needed as well as bid on those repairs. Assuming that there are no repairs and that the only item to have the fireplace operational is cleaning the dirty flue, then vendor will also be able to accomplish Step Two and complete the Chimney Sweep. If the flue is clean, then there is no need for a Chimney Sweep and we can skip to Step Three.
- Repairs: If there are no repairs needed then we are okay to proceed. If there are repairs that are needed to make the fireplace operational then the decision must be made as to whether it makes sense to address those repairs. If the repairsare minor, such as filling in cracks with cement sealant, then we recommend addressing them at this checkpoint to provide the fireplace as a working amenity of the property. On the flipside, if the fireplace needs major repairs such as a full relining of the interior flue, then this may not make sense. These findings can come in handy once marketing the property during the Leasing Phase as it’s easier to explain to perspective applicants that an owner is not going to do the needed repairs if these are seen to be expensive. Please note that from an applicant’s perspective, they are looking to rent the property with ALL components of the home working and therefore major repairs are easier to justify to not complete as opposed to basic repairs.
STEP TWO: Chimney Sweep
The second step is to clean the flue if needed.
- Cost:There are two ways of pricing this service. If this service is being completed right after the inspection, then the cost can range between $50 - $100 as the vendor is already there. Alternatively, if a vendor is being scheduled to just complete a chimney sweep, then this service call can be anywhere between $125 - $200. Ideally, this service gets performed right after the inspection has been completed both to save money and keep the process moving forward.
- What is Covered: Brush out the chimneyflue, box and walls.
STEP THREE:Decide onWood Burning vs. Gas Logs
The third step is for an owner to decide if they would like to provide a working fireplace that burns wood vs. using gas logs. Each of these options comes with their own set of pros and cons.
OPTION ONE: Wood
- Pros
- Living Experience: There’s nothing compared to the smell and sound of burning wood and the living experience it creates. This adds a layer of warmth to the home that’s hard to beat!
- Upfront Costs: There are also less upfront costs as compared to gas logs because an owner will save the money on the gas logs and the installation.
- Cons
- Control: Wood burns hotter than gas. Therefore, if the fireplace is provided to a resident with this option, then we are relying on the resident’s discretion of how much wood to use to make sure that it’s within reason.
- Cleaning: If a resident makes consistent use of the fireplace, then it is best practices to clean the fireplace every year via a Chimney Sweep (Step Two).
- Materials
- If an owner opts for this option, their responsibility is to provide a working fireplace with a grate and screen. It is the resident’s responsibility to obtain the tools needed to operate the fireplace such as a hardware kit (shovel & hooks) and started wood.
OPTION TWO: Gas Logs
- Pros
- Control:The number one benefit to having gas logs is that there is more control over amount of heat that will be utilized as gas logs will only get so hot as compared to a wood burning fireplace.
- Cleaning: In general, gas logs create less creosote therefore there is less need to clean the fireplace annually via a Chimney Sweep (Step Two).
- Choice of Style:There are many styles and designs for gas logs in addition to crystals, crushed glass and other options. If an owner has a preference on this then it provides more choices.
- Cons
- Material Cost: If the property does not already have these and an owner would like to restrict the use to only gas logs then an owner must purchase these.
- Labor Costs: If the property does not already have these and an owner would like to restrict the use to only gas logs then an owner must pay to have the gas logs professionally installed. This can vary by vendor and we’ve seen this amount range between $200 - $300.
- Gas Costs:An added cost to operate gas logs is… the gas! This cost is covered by a resident when operating.
- Recommended Vendor: There are many options in the marketplace. A local vendor here in Southern California that we recommend is Real Fyre which can be found by clicking HERE (Must be Vented Gas Logs)
STEP FOUR: Operating Safely
The following are some steps to follow to make sure that the fireplace is being operated safely.
- Leave the damper open.
- Don’t turn on the heater at the same time.
- Open window to get a better draft of air flow.
- If burning wood make sure the wood is dry, push the wood all the way to the back.
STEP FIVE: Maintaining Your Fireplace
The following are some steps to follow to make sure that the fireplace it being maintained.
- Chimney Sweep: The frequency of a cleaning via a chimney sweep will vary based on whether the fireplace is wood burning or has gas logs as well as if it’s utilized or not. If used regularly, it is best to perform a cleaning every 1 – 2 years.
- Cleaning Gas Logs: If a property has gas logs it is best to clean the bottom of the logs with a brush and vacuum periodically.
CONCLUSION
Fireplaces are great amenities to any home and can enhance the atmosphere and living experience. However, proper caution needs to be taken in order to make sure that they are being operated safely. By taking the time to go through the above steps an owner can rest assured that the fireplace is being used safely.
