Services
Heating and cooling for rentals, by system
Every service below is done per unit and written up per address. Prices are on the rate sheet; repairs are priced in writing before we start.
Gas furnace service
Most rental heat is a gas furnace in a closet or basement. We tune it up in the fall and fix it when it stops.
Burner, igniter and flame sensor
Heat exchanger and vent
Blower motor and capacitor
Carbon monoxide reading before we leave
Hot-water boilers
Older small buildings run on a boiler and radiators or baseboard loops. We keep the loop full, the pump turning and the air out.
Pressure and expansion tank
Circulator pump and zone valves
Air in the lines and cold radiators
Flue and combustion check
Central air and heat pumps
Spring tune-ups so the first hot week is not the first test of the system.
Outdoor coil and fan
Condensate drain and pan
Capacitor, contactor and wiring
Pressures read and written down
Thermostats and filters
The small things behind most no-heat and no-cool calls.
Batteries, settings and schedules
Replacement thermostats
Filter size written on the unit’s file
A standard filter swapped at each tune-up
Turnover checks
A check of heating and cooling between tenants, with a report before the next lease starts.
Full cycle run on both systems
Thermostat set for the new tenant
Report added to the unit’s file
Replacement quotes
When a unit has run its course, you get a written quote with the equipment named, so you can compare it.
Equipment model and size named
Permit and haul-away listed
How long the quote holds
What happens at a visit
The same six steps at every address, so a report from one unit reads like a report from the next.
- 01
We text the tenant
The day before, with a window of time and your name, so nobody is surprised.
- 02
We let ourselves in the way you set
Lockbox, office key or the tenant at the door, from the access note on file.
- 03
We check the system
Safety controls first, then the parts that wear.
- 04
We write it up
One page per address: what we found, what we did, what we recommend.
- 05
We price anything else
Repairs are quoted to you in writing. Nothing is done on a tenant’s say-so.
- 06
We lock up and log it
The visit goes into the unit’s file and onto your invoice.
Questions about services
What does a tune-up cover?
Each tune-up lists what is checked: the burner and safety controls on a furnace, the coil and drain on an air conditioner, the pump and pressure on a boiler. Repairs and parts are separate, and priced to you in writing first.
Do you repair window air conditioners?
No. Window units are cheaper to replace than to repair, and we say so. We do service central air and ductless systems.
Can you replace a whole system?
Yes. You get a written quote with the equipment named, the permit and haul-away listed and how long the price holds.
Not sure which of your units need what?
Send the addresses and what you know about each system. We sort them into an account.