Residential Property Management HVAC

You tell us the amount you can approve without owner sign-off and how approvals above it should be routed. Our technician diagnoses, quotes flat-rate, and either proceeds or waits, according to your rule. Nothing gets replaced on a guess or a verbal approval from a tenant.

If you want them to. Some managers route every call through their office; others give tenants our number and receive a report. Either way, quotes go to you, not the tenant, and the equipment history is updated regardless of who called.

Make, approximate age, refrigerant type, thermostat model, filter size, every visit with the readings taken, parts replaced, photos, and any open recommendation. It is the document that lets a technician who has never seen the property arrive already knowing its past.

We find the leak rather than top off the charge indefinitely. A leak search, a repair-or-replace quote and a note in the unit history follow. On an R-22 system the answer is almost always replacement, and our refrigerant leak page explains why repeated top-offs are not a plan.

Yes. Using age, refrigerant, call history and measured condition, we rank units into replace-now, replace-next-year and monitor, then schedule the first group in the shoulder season. Owners get a one-page summary per property instead of a surprise in July.

At turnover we inspect the system, set the thermostat to a high summer setpoint that keeps air moving, confirm the float switch works and note the condition in the history. A vacant unit that sits with the system off through monsoon is how ceilings get stained.

Invoices with property, unit, work performed, parts and readings; inspection reports with photos; and, on request, a portfolio summary of open recommendations. Formats can match your accounting or property software.