Light bulbs are a seemingly but not-so-random issue in property management. The light bulb was invented in 1879 by American inventor and businessman Thomas Alva Edison, although his path was partially paved by earlier inventors. Mr. Edison would be surprised at all of the light bulb options now available!
Who Replaces Burned-Out Light Bulbs?
Most property owners and managers ensure that residential rental properties have working light bulbs when a tenant takes possession. But when light bulbs burn out, most residential rental agreements require tenants to replace them. This is a valid exception to the owner’s obligation to maintain a habitable dwelling unit pursuant to CA Civil Code § 1941 et seq. because a burned-out light bulb does not make a dwelling unit uninhabitable (although it may make it very dark).
What If a Bulb Burns Out Right After Move-In?
What if a light bulb burns out the day after a tenant takes possession? Well, everything works until it doesn’t. So that’s the tenant’s responsibility. (Although Valley Vista would probably make an accommodation in such a case.)
LED Bulbs and Integrated Fixtures
What about all of the light bulb options? There are various kinds of lighting options available. Most light bulbs currently sold in California for residential use are LEDs, or Light-Emitting Diodes. LED bulbs are cooler and more energy efficient than the incandescent type invented by Mr. Edison. They are also much more expensive.
For owners, quality light fixtures with LED bulbs will last a very long time and are a good choice for rental homes. Many fixtures now integrate the LEDs so there is no bulb to replace—when the fixture burns out (after approximately 10,000 hours of use), the fixture itself is replaced. We commonly recommend owners install these types of fixtures rather than keep replacing bulbs or ballasts in old fixtures.
Color Temperature and Livability
The color spectrum of LED lighting affects the livability of your rental unit. A “warmer” bulb at 2700K, called “soft white,” is often used for living areas, while a “cooler” bulb at 2500K, called “bright white” or “cool white,” is often used for kitchens and bathrooms. The “K” refers to Degrees Kelvin, which is a measure of color temperature.
It’s also important for tenants to note that replacing a single bulb amongst others of a different color temperature will look quite different (and, quite possibly, fall short of your duty to return the property in substantially the same condition in which you received it).
Dimmable LED Bulbs
A thought about dimmability (yes, that’s a real word)… If light bulbs are controlled via a dimmer switch (to control the brightness of the light), they need to be replaced with special LED bulbs marked as “dimmable” on the package. Not all LED bulbs are dimmable, and yes, the dimmable ones are more expensive. Installing a non-dimmable bulb on a circuit with a dimmer switch may cause the light bulb to flicker or blink, or not work at all.
Questions? We’re Here to Help
As property managers, we have dealt with light bulbs for over 18 years. As part of our goal to work closely with our property owners to upgrade their rental homes over time, we encourage both our owners and tenants to call or email us if you have questions. We can’t promise that you’ll be enlightened, but we will do our best to resolve your lighting problems.
This post was written by Andy Kucera, Broker/Owner and General Counsel of Valley Vista Properties. Andy is a California-licensed attorney and a real estate broker in both California and Montana. He can be reached at andyk@valleyvistaproperties.com.
