Calendar icon February 6, 2023

What MERV Rating Should I Use?

Is a MERV 8 filter, MERV 10 filter, or MERV 13 filter right for your home?

 

As you may know, we at Second Nature offer a selection of three differently rated air filters: Our Essential (MERV 8), Essential+ (MERV 10), and Health Shield (MERV 13). So, which one is right for you?

As you try to make this decision, you'll need to answer several important questions: What if I have allergies? How different is each MERV rating? What's the best filter if I have a pet? Will any of these filters make my HVAC system work less efficiently? Who got sent home on The Bachelorette last week?

In this week's blog, we have the answers to all of these questions and so much more. Don't be MERVous. After you finish reading, we guarantee you'll know what you need to know about MERV ratings so you can make an informed decision.

Already know what you need? Go ahead of check filters off your to-do list right now!

To kick things off, we'll give you a basic rundown of everything MERV.

  • What exactly is MERV?
  • How does the MERV rating system work?
  • What's pressure drop?
  • Essential MERV 8 Filter
  • Essential+ MERV 10 Filter
  • Health Shield MERV 13 Filter

What is MERV Rating?

MERV, otherwise known as Minimum Efficiency Reporting Value, is a system used to evaluate the efficiency of an air filter based on how effective it is at catching particles of varying sizes. Basically, the higher the MERV rating, the higher the air filtration capabilities of a particular filter.

How does the MERV rating system work?

Well, MERV ratings range from 1 to 20, with 1 being the lowest level of filtration, and 20 being the highest. Filters that are MERV 16 through 20 are usually only found in hospitals, cleanrooms, and nuclear power plants. The home air filters you're looking for have a MERV rating anywhere between MERV 5 and 13. We, however, do not endorse any filter that has a MERV rating lower than a MERV 8, and filters below MERV 5? We don't even talk about those.

Filters rated below a MERV 5 are basically the wet socks of air filters. Please don't use them and embarrass your air return like that. Your indoor air quality deserves better.

MERV ratings are determined by a filter's effectiveness at filtering particles of different sizes. Specifically, we're talking about 12 differently sized particles from 0.3 to 10 micrometers (µm) in diameter that were created in a laboratory environment. For reference, a human hair is about 50 µm, and the smallest particles that can be identified by the human eye are about 40 µm. These 12 particles are then divided up into three different size ranges (E1, E2, and E3), and four subranges that exist within each range. The first range, E1, includes particles sized 0.3 to 1.0 µm. E2 includes particles sized 1.0 to 3.0 µm, and E3 encompasses particles sized 3.0 to 10.0 µm.

The next step in the MERV ratings test? Each filter will go through six tests per particle size (72 tests total) to determine its MERV rating. In each test, the total number of particles in the test will be counted before being sprayed through the filter, and then counted again after. The end count compared to the total amount of particles is then converted into a percentage representing how many particles were successfully filtered out of the air. The worst percentage out of the six tests is selected as the official measurement used to determine a filter's MERV rating. That's where the minimum in MERV comes from. If we didn't use the worst score, it would just be called ERV, which is nowhere near as cool of a name.

Check out this chart below for more on E1, E2, and E3 particles:

 

Now, on to pressure drop!

What's pressure drop?

In simple terms, pressure drop is basically air resistance. Your air filter is a literal barrier between your HVAC system and your vents, and that slows the ability of air to get pulled through your vents to your actual system. How much your HVAC’s air flow is slowed by a filter is equivalent to its pressure drop.

Pressure drop varies based on the MERV filter. Filters that are more tightly woven make it harder for air to pass through. This creates a decrease in air flow and a higher pressure drop. As long as you have an air filter installed in your air return, there's no way to avoid pressure drop.

Even MERV 1 - 4 fiberglass filters have a pressure drop, though it is minimal. These cheap filters will have little impact on air flow at the expense of having little impact on air quality. The reason that pressure drop is so low for a fiberglass filter is because it is extremely porous and as a result, ineffective at filtering. Finer particles will have no problem at all getting through a fiberglass filter, and those that are larger will be filtered out less effectively than by a pleated filter.

Really fiberglass? C' mon, you literally have one job.

Pleated filters that are MERV 8 to 13, unlike fiberglass, can both filter out small particles effectively and diminish pressure drop (this here is as close to MERVana that you can get). Even though pleated filters do have a slightly higher initial pressure drop, it is not so significant as to cause any harm to your HVAC system, as long as you’re changing your filters regularly.

Be aware that as time goes on, more dirt, dander, mold, and dust will be trapped by your filter, reducing air flow and therefore increasing pressure drop. So, make sure you’re replacing your air filter regularly to prevent this from happening. A filter replacement every two to three months will do the trick to make sure your HVAC system sees no decrease in functionality.

Ok, now that we've got all of that covered, it's time to meet the MERV filters.

Essential MERV 8 Filter

First up, it's Essential, our MERV 8 filter.

What does an Essential filter out of the air? It takes care of all the basics: pollen, dust, dust mites, mold, and bacteria.

Who should own a Essential? Homeowners who don't live near smoke pollution and who don't share a household with any allergy-suffers or pets.

What's the filtration efficiency? To be classified as a MERV 8 filter according to NAFA (National Air Filtration Association), a filter must filter out at least 70% of E3 (3.0-10.0 µm) particles and 20% of E2 (1.0-3.0 µm) particles. Essential actually exceeds that requirement. In addition to 70% of E3 particles, it also filters out 30% of E2 particles and 1.9% of E1 (0.3-1.0 µm) particles. Since it is a MERV 8 filter, it isn't designed to catch the smallest of small particles that fall into the E1 category, like pet dander. In addition, after conducting standard dust tests, it was found that Essential had an arrestance rate of 81.5%. This means that 81.5% of dust particles fed into the MERV filter were successfully filtered out of the air.

Okay, so how about pressure drop? Our pressure drops tests were conducted at pretty standard air flow rates for the average HVAC system. At these rates, we found that Essential's initial pressure drop is around 0.024". This is very low, and barely different from the pressure drop of a MERV 1-4 fiberglass filter.

Try Essential

Essential+ MERV 10 Filter

Next, we'd like to introduce our Essential+ filter. This is our MERV 10 and mid-level MERV filter.

What does a Essential+ filter out of the air? Everything that the Essential does, so pollen, dust, dust mites, mold, and bacteria. In addition, you can say goodbye to that pet dander that's been floating around.

Who is a Essential+ perfect for? Pet owners, of course! Also, anyone who has mild allergies or is just looking for additional filtration.

How efficient is it? MERV 10 filters should remove at least 85% of E3 particles, 65% of E2 particles, and 20% of E1 particles from the air. Our Essential+ filter removes a minimum of 87.9% of E3 particles, 65.6% of E2 particles, and 24.4% of E1 particles. You know nothing much, just going above and beyond as usual. In the standard dust tests we conducted, Essential+ had a total particle arrestance of 92.5% (Sorry Lite, Micro's got you beat).

What about pressure drop? Our Essential+ filter has an initial pressure drop that's slightly higher than the Essential+, but not by anything significant as it comes in at about 0.03 WG. This is no surprise as this filter does provide an extra level of filtration.

Try Essential+

Health Shield MERV 13 Filter

Last, but most definitely not least, we have our Health Shield MERV 13 filter. This filter has our highest MERV rating.

What does a Health Shield filter out of the air? The answer to this, my friend, is a whole lot. For starters, it filters everything that a Health Shield does, which includes pollen, dust, dust mites, mold, bacteria, and pet dander. Then, it also filters out cooking oil smoke, smoke, smog, AND virus carriers. What else is left? We sure can't think of anything.

Who should own a Health Shield filter? Homeowners with more than one pet in the home and those who have severe allergies.

People that live in heavily polluted areas or experience smoke pollution in the summertime will benefit from a Health Shield, as smoke particles are very small and hazardous to your health.

How about efficiency? As specified by NAFA, to be labeled as MERV 13, a filter must successfully remove at least 90% of E3 particles, 85% of E2 particles, and 50% of E1 particles. Our Health Shield filter removes a minimum average of 97.2% of E3 particles, 85.5% of E2 particles, and 50.2% of E1 particles. As you can see, this filter is extremely effective. In standard dust tests that were conducted, our Health Shield filter had a total particle arrestance of 98.1% (Looks like we have a winner).

How's the pressure drop looking? Since it does provide the highest level of filtration, the Health Shield filter has the highest initial pressure drop at about 0.053 WG, which still should not pose any threat to your HVAC system.

Try Health Shield

Well, there you have it. Now you're a MERV ratings expert and the time has come to choose your fighter. Will it be Essential, Essential+, or Health Shield? Make your choice here.

 

Just an FYI, but filters ranging from MERV 1 through MERV 4 typically only remove less than 20% of E3 particles. One more time for the people in the back, anything under MERV 5 = very bad.

Keep learning

How to Write a Pet Violation Letter to Tenants + Free Template

Dealing with pets in rental properties can be tricky. While our furry friends bring comfort and joy to many, they can also cause issues for property managers as well as property owners. That’s why it's essential to address the situation professionally and promptly when a tenant brings in an unauthorized pet. In this blog, we’ll discuss: What a pet violation letter to the tenant is The process of confirming an unauthorized pet lease violation How to write a pet violation letter to the tenant And bonus: we’ll share a free pet violation letter to tenant template you can customize to help you through the process. Note on Language: At Second Nature, we like to say “resident” rather than “tenant,” but will use the terms interchangeably since many property managers have official terminology around these templates. What Is a Pet Violation Letter to Tenant? A pet violation letter is a formal notice sent to tenants when they’ve violated the terms of their lease agreement by having an unauthorized pet. This type of letter serves to notify the pet owner of the violation and the consequences of not resolving it. The primary goal is to ensure compliance with the lease while maintaining a respectful and professional relationship with the tenant. The letter is typically sent after a property manager has confirmed that a tenant is keeping an unauthorized pet in their rental unit. This can be an issue when a lease explicitly prohibits pets, or when a pet does not meet specific criteria outlined in the lease, such as size or breed restrictions. (Note that while dog breeds often associated with aggressive behavior include pit bulls, dobermans, German shepherds, and others - actual breed restrictions vary by state). Put simply, unauthorized pets are animals kept by tenants without the property manager's consent. This issue can arise for a variety of reasons, including the tenant's desire to avoid pet deposits, fees, or restrictions, or simply because the tenant wasn't aware of the rules. Regardless of the cause, it’s important to address the situation before it escalates. Property managers might enforce a no-pets rule for several reasons, including protecting the property from potential damage, minimizing noise, or reducing allergens that might affect future tenants. There are also legal considerations to keep in mind, especially regarding service animals and emotional support animals (ESA), which we’ll cover later in this post. Pet violation in the lease agreement A rental agreement often includes a pet policy outlining what is and isn’t allowed. Some common restrictions might include weight limits, breed restrictions, and behavioral requirements. For instance, lease terms might allow pets under 25 pounds or prohibit aggressive breeds. There could also be rules about how many pets are allowed or requirements for pet insurance. Property managers have the right to enforce no-pets policies, and this is generally supported by law. However, enforcement must be consistent and in line with the lease agreement. If a tenant violates the pet policy, the property manager can request that the pet be removed or even take legal action if the tenant refuses to comply. An important caveat is that you need to be familiar with state laws as well as federal laws regarding pets. Service animals, for example, are protected under the Americans with Disabilities Act (ADA). This means that even if your lease has a no-pets policy, you must accommodate service animals without charging additional fees. Emotional support animals are a bit different from service animals – they’re protected under the Fair Housing Act, but property managers are allowed to ask for proper documentation. As a disclaimer, we urge you to obtain legal advice to ensure you are not stepping on any local regulations, as this blog post does not constitute formal legal guidance! Related: If you do offer pets in your rental property, check out our blog - Pet Policy for Renters: Best Practices for Property Managers to find out more. Examples of unauthorized pet scenarios Unauthorized pets can cause a range of issues, from minor inconveniences to significant property damage. Here are a few examples of common scenarios: Odors: Pets, particularly dogs and cats, can leave behind strong odors that linger in a rental unit long after they’re gone. These smells can be tough to eliminate and may require professional cleaning. Fur: Pet fur can accumulate on carpets, furniture, and air ducts, leading to additional cleaning expenses. Damage: Pets can cause visible damage to a rental unit. Dogs might chew up carpet or scratch wood floors, while cats could damage walls or furniture. It’s important to document these issues when addressing unauthorized pets. Clear evidence will help you communicate the problem to the tenant effectively, as well as help you deal with any ramifications around security deposits. Exceptions to the rule Not all pets can be treated the same under the law. Service animals and ESAs have special protections that property managers must respect. A tenant with a disability is entitled to keep a service animal, even if the property has a no-pets policy. These animals are not considered pets but rather essential aids for their owners. Emotional support animals are slightly different. While they don’t have the same legal status as service animals, property managers must still make reasonable accommodations under the Fair Housing Act. If a tenant provides a valid ESA letter from a licensed mental health professional, the property manager must allow the animal unless it poses a direct threat to the safety of others or causes significant property damage. When presented with an ESA letter, be careful not to overstep privacy laws when verifying its legitimacy. A respectful approach is key to maintaining a good relationship with the tenant while upholding the property’s rules. Related: Pet Screening 101: How Top Property Managers Do It Confirming an Unauthorized Pet Lease Violation Before sending out a pet violation letter, it’s essential to confirm that the tenant is actually in violation of the lease agreement. This might involve observing the pet directly, collecting evidence from neighbors, or discovering signs of a pet in the unit, such as fur or odors. Once you have confirmed the violation, check the lease to ensure the tenant is aware of the policy they’ve breached. When addressing unauthorized pets, start by communicating clearly with the tenant. Explain the violation and give them an opportunity to correct the issue. In some cases, a simple conversation can resolve the problem without the need for a formal cure or quit notice. If the tenant refuses to comply, you may need to take further action, such as issuing a formal pet violation letter or, in extreme cases, beginning the eviction process. Writing a Pet Violation Letter to the Tenant When crafting a pet violation notice, clarity and professionalism are crucial. Here are the key elements that should be included: Tenant’s information: Start with the tenant’s name, address, and the date of the letter. Violation description: Clearly state the violation, including the specific pet policy they’ve breached. Mention the lease agreement and the relevant clauses. Evidence: Include any evidence you’ve gathered, such as photos or reports from neighbors. Resolution options: Outline what the tenant needs to do to resolve the issue, whether that means removing the pet or paying additional fees. Deadline: Provide a deadline for compliance. This gives the tenant a clear timeframe to address the violation. Consequences: Explain the consequences of failing to comply, such as fines or legal action. Contact information: Include your contact information for any questions or concerns. Here’s a template to guide you through the process. Pet Violation Letter to Tenant Template [Your Name] [Your Address] [City, State, ZIP Code] [Phone Number] [Email Address] [Date] [Tenant’s Name] [Tenant’s Address] [City, State, ZIP Code] Dear [Tenant’s Name], This letter is to inform you that we have discovered a violation of your lease agreement regarding pets. Our records indicate that you currently have an unauthorized [type of pet] in your rental unit at [property address]. According to your lease, pets are not permitted without prior approval and proper documentation. We have attached evidence of this violation, including [brief description of evidence]. Please review your lease agreement, specifically [mention relevant section], which outlines our pet policy. To resolve this issue, we request that you [describe resolution, e.g., remove the pet from the premises or provide the necessary documentation]. Please comply with this request by [insert deadline], or further action may be taken, including fines or legal proceedings. If you have any questions or would like to discuss this matter further, please do not hesitate to contact us at [phone number or email]. We appreciate your prompt attention to this matter and hope to resolve it as soon as possible. Sincerely, [Your Name] [Title] [Company Name] If this is the first violation, a warning letter may suffice and can leave space for a humane and respectful resolution. In this case, follow up with a check-in after a suitable period. If the tenant has failed to comply, follow up with a more formal notice and be prepared to escalate the situation as needed, up to and including an eviction notice. Final Thoughts Managing a rental property comes with many responsibilities, and handling unauthorized pets is just one of them. By staying on top of these issues and communicating clearly with tenants, you can protect your property while fostering a positive tenancy experience for the resident. For more tips on improving the resident experience, learn about Second Nature’s Resident Benefits Package.

Calendar icon September 21, 2024

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How to Write a Letter Notifying Your Tenant of the Sale of Property

Selling a rental property can be complex, especially when tenants are involved. But there are plenty of ways to notify your tenant of the sale in a clear, respectful, and legally compliant manner that also reduces their anxiety or concerns. In today’s blog, we’ll provide a practical walkthrough to help you draft this important letter, including: What a notice of sale of property letter is Rights of tenants when the property owner sells the property What the sale of property letter should include Sample letter to notify tenant of sale of property Note on language: Here at Second Nature, we prefer the term “resident” rather than “tenant,” as that emphasizes the human element over the transactional. But because legacy property management systems and documentation often make exclusive reference to “tenants,” we’ll favor that term in today’s post. What is a Notice of Sale of Property Letter? A notice of sale of property letter is a formal type of communication that informs a tenant that their rental property is being sold. It outlines the upcoming changes that will occur, reassures tenants about their rights, and details how the sale will affect their tenancy. You might wonder if selling a rental property is even possible with tenants in place. Yes, it is. However, the process requires careful consideration of the lease terms and local laws. If the tenant is on a fixed-term lease, they often have the right to remain until the lease expires. If the lease is month-to-month, the new owner may have more flexibility. But in all cases, understanding and following legal guidelines is crucial as they may vary based on your location. Why You May Want to Sell a Rental Property Property owners might have a variety of reasons why they’re planning on selling the rental property. We’ll break down some of the most common scenarios below: Potential for significant financial return: The property has appreciated significantly recently, and selling now could provide a substantial profit for the owner, and they want to capitalize on that as soon as possible. Eliminates the property management responsibilities: Managing the property has become too time-consuming or challenging, so selling is the best option to free up the owner’s time. Freeing up capital for other investments: They’re looking to reinvest in a different type of real estate, another location, or explore other markets entirely. Change of priorities due to finances: Financial needs, such as funding their retirement or other investments, are driving the decision. While selling a rental property has plenty of advantages, it also has its drawbacks. Here is a look at some disadvantages of selling a rental property: Loss of steady income: Monthly rent means money coming in at the same time every month. Removing that means another means of income needs to be secured. Potential legal challenges: There are many complex laws and regulations to consider, as well as logistics, so if not handled properly - this could lead to major issues down the line, including legal action from the tenant. Reputation: If not handled smoothly and above board, this can cause disruptions for tenants, which could lead to potential damage to a property manager or the property management company’s reputation. Rights of Tenants When the Property Owner Sells the Property Tenants have rights that must be respected when a property is sold. Knowing these rights and planning accordingly can help you avoid legal disputes. Please note that this guide does not constitute official legal advice, and it’s crucial to consult local laws or legal counsel for specific details. Some common laws and regulations you should be aware of include: Local laws and lease terms: Depending on your state or city, there may be detailed regulations about how to handle a property sale. For instance, some areas require you to honor the current lease terms, even with a new owner. In certain states, tenants with month-to-month leases might need to be given a specific amount of notice before being asked to move out. Tenants may not have to move: In some jurisdictions, tenant rights specify that they have the right to stay in the property, even after it’s sold. For instance, under California law, “tenants who have a rental agreement have the right to remain through the end of the rental agreement under the same terms and conditions. The new owner may be able to end a periodic tenancy (for example, a month-to-month tenancy), but only if allowed by law and after giving the tenant the required advance notice.” In other words, a buyer could inherit the lease, and this is especially true for tenants with long-term leases. Some local laws also require that tenants be allowed to stay until the end of their lease term. Always verify this with a legal expert. Utilities and maintenance: As the owner, you must continue providing a habitable property by providing utilities like water and electricity until the tenant moves out. Shutting off utilities during the sale process is illegal, and under criminal law, owners could be charged if they turn these off. For instance, New York Real Property Law § 235 provides protections for tenants, including prohibiting landlords from willfully interrupting utilities – and violations can be considered criminal acts under New York Penal Law. Additionally, if you plan to conduct maintenance or repairs, you need to notify the tenant as required by local laws. Property showings: Although giving notice for property showings isn’t always legally required, it’s good practice to inform tenants well in advance. Most state laws require you to provide reasonable notice before entering the property, usually 24 to 48 hours, though this can vary. Make sure you refer to your state’s tenant laws before scheduling any showings. As a matter of courtesy, prospective buyers should be accompanied by licensed real estate professionals, but in the event that this is not possible, it makes sense to keep open communication channels with the tenant and to maintain high standards for prospective buyers. Security deposits: If the tenant moves out before the sale, their security deposit must be handled appropriately. The deposit should be transferred to the new owner, who will hold it until the tenant vacates the property. Be sure to review your state’s laws to avoid any disputes over this process. As a point of accounting interest, note that on balance sheets, a refundable security deposit appears as a liability – the tenant security deposit belongs to the tenant and must be transferred to the new owner to be held until the tenant moves out. Lease terms: If the property is sold while the tenant is still living there, in most cases the new owner takes over the existing lease terms. However, this can vary based on state laws and the specifics of the lease agreement. For instance, under Florida law, new owners can provide a 90-day written notice of lease termination if they intend to occupy the property as a primary residence. What Should the Sale of Property Letter Include? When notifying your tenant of a property sale, the letter should cover essential points. Luckily, we’ve provided a breakdown of what should be included. Basic information Start with your name (or the property management company’s name), the date, the tenant’s name, and the property address. Include your contact information for any questions the tenant might have. Details about the sale Inform the tenant that the property is being sold. Be transparent about the process, including whether the lease and deposit will transfer to the new owner. Let them know that the property will go on the market, and they may need to cooperate with showings. Showing information Mention how much notice you’ll provide before a property showing. If state laws require specific notice periods (such as at least a one-day notice), cite them to reassure the tenant that their rights are being respected. Clarify that any showings will be conducted by licensed real estate professionals, and be considerate of the tenant’s schedule. Responsibilities before the sale If the tenant has any responsibilities, such as keeping the property tidy for showings, outline them in this section. You may want to consider offering a cleaning service to make it easy for the tenant to keep the property in great condition. In all cases, be polite and professional, and make sure the tenant understands what is expected of them. Incentives (if applicable) If you’re offering any incentives, such as paying for a hotel stay during showings, assisting with moving expenses, or providing a rent discount, mention them here. While not mandatory, these gestures can ease the transition for your tenant and foster goodwill. Relocation support If you manage other properties, you may wish to let the tenant know of any available openings, but this is completely optional and just a common courtesy you can provide to help ease the transition. Thank you section Close the letter by thanking the tenant for their cooperation during this process. Acknowledge the inconvenience this may cause and express your appreciation for their help in making the process as smooth as possible. Letter to Notify Tenant of Sale of Property Template Here’s a sample notice letter template you can use to inform your tenant of the sale, and customize to fit your needs: [Your Name/Property Management Company] [Date] [Tenant’s Name] [Property Address] Dear [Tenant’s Name], I hope this letter finds you well. I am writing to inform you that the property you are currently renting at [Property Address] is being put up for sale. This means there will be some changes in the near future, but I want to assure you that your rights as a tenant will be respected throughout this process. Your current lease will be transferred to the new owner, and all terms will remain in effect. You will be notified in advance of any showings, and we will work to make the process as smooth as possible for you. If you have any questions or concerns, please don’t hesitate to contact me directly at [Your Contact Information]. Thank you for your cooperation during this time. We appreciate your help in keeping the property presentable for potential buyers and making this transition as seamless as possible. Sincerely, [Your Name] Learn more: How to Write a Notice to Vacate Letter to Tenants [with free template]) Final Thoughts Selling a rental property involves careful planning, especially when tenants are involved. A well-crafted letter can help ease the transition and ensure a smooth process for everyone. Remember to stay informed about your local laws and consult legal experts when necessary. If you're looking for ways to enhance the resident experience during this transition, consider improving tenant satisfaction with services like the Resident Benefits Package. Learn more about these packages from Second Nature today.

Calendar icon September 21, 2024

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