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HVAC Maintenance for Property Managers in the East Valley
One number to call when a tenant complains. Due-All Air Conditioning & Heating puts every building in your portfolio on a quarterly maintenance agreement, with priority handling when something fails, a written report after every visit, and one invoice at the end of the month. Your team stops chasing vendors and starts closing tickets.
Call Now: (480) 988-0070
Serving property management companies across the East Valley since 1989.
Request a Portfolio Walk
Tell us what you manage and we will come look at it. No charge, and you get a written scope before anyone talks about a contract.
The Tenant Calls You. Now You Need Somebody on That Roof Today.
That is the whole job in one sentence. A unit goes down at two in the afternoon in July, and the tenant does not call the contractor, they call you. Now you are on the phone with somebody who is already angry, waiting on a callback, while the ticket sits open and the building gets hotter. Property managers do not keep a contractor because of what a repair costs. They keep the one whose visits land on the day they were promised and do not turn into a week of resident complaints. That is the only thing on this page that really matters.
One Point of Contact and Direct Dispatch: You get one number and one person who already knows your portfolio, not a call center that has to look up which building you mean. Every property under agreement carries priority dispatch as standard, so a tenant call from a contracted building goes to the front of the schedule rather than behind whoever dialed first that morning.
Technicians Trained for Occupied Units: Working in somebody's apartment is a different job from working in an empty house. Our technicians announce themselves, work clean, protect flooring, keep the noise down, and leave when they said they would. A maintenance visit that generates a complaint costs you more time than the maintenance saved.
Reporting Your Team Can Close Tickets With: Every visit produces a written report with photos, per unit, listing what was done and what condition the equipment is in. It is written to be forwarded. Your coordinator attaches it to the work order, the owner gets a straight answer about their asset, and nobody has to call us back to ask what happened.
Billing, Turn Season, and Emergencies, Handled the Same Way Every Time
Most of what makes a vendor easy to work with has nothing to do with equipment. It is whether the invoice matches how you code your properties, whether they can absorb twenty turns in a week without dropping the routine work, and whether the phone gets answered at nine at night in August. That is where vendors usually fall down, so that is what the agreement is built around.
Consolidated Multi-Site Billing: One invoice for the whole portfolio, with every property broken out on its own line so the cost allocates back to the right building without your team rebuilding the numbers. If your accounting needs it split by owner or by property instead, we bill it that way. Repairs outside the agreement reference the work order and the address they belong to.
Turn-Season Capacity: Turns come in waves and they do not wait for a scheduling window. We plan portfolio capacity ahead of your turn season so unit make-readies, filter changes and quick system checks get handled in batches on site, rather than as a string of individual calls. Tell us the turn calendar and we staff to it.
Emergency Response: No-cooling calls at a contracted property are treated as emergencies, not as routine service, and they are dispatched ahead of non-contract work. After-hours emergency calls are not part of the agreement and are billed at an after-hours rate. You are calling a local company whose trucks are already in the East Valley, not a dispatcher routing somebody across the Valley.
The Quarterly Maintenance Agreement, Written Out
Quarterly inspections, structured as two comprehensive visits and two lighter intermediate visits, so the heavy work lands before cooling season and before heating season and the visits in between catch small faults early. We suggest filters be changed on their own schedule of between a 30 to 60 day cycle rather than only during quarterly services, because Arizona dust does not follow a national maintenance calendar. Belt and coil service, refrigerant checks, electrical inspection and logged performance readings on every unit. A written report with photos after every visit. ANSI/ASHRAE/ACCA Standard 180 allows a documented, climate-driven adjustment to service intervals, and that is exactly what the filter cycle is.
Here is the actual checklist. Not a summary of it, the checklist. Ask the other contractor you are considering to show you theirs.
- Filters inspected and replaced, on the 30 to 60 day cycle we suggest rather than only at quarterly visits, set per building by location and filter type.
- Evaporator and condenser coils inspected and cleaned. A dust-blinded condenser in July is the most common reason a healthy unit stops holding temperature.
- Condensate pan, trap and drain line cleared and flushed, and the safety switch tested. This is the failure that becomes a ceiling stain.
- Belts inspected, tensioned or replaced, and sheave alignment checked on belt-driven blowers.
- Blower wheel and motor inspected, wheel cleaned, bearings checked and lubricated where the motor takes it.
- Electrical inspection: contactors, capacitors, relays, connections tightened, and amp draw read against nameplate.
- Refrigerant charge verified and the system leak-checked, with superheat and subcooling recorded rather than eyeballed.
- Supply and return temperature split measured and logged per unit, so performance is tracked visit over visit instead of guessed at.
- Thermostats, controls and schedules verified, including setbacks in common areas and vacant units.
- Economizer and outside-air dampers exercised and checked where fitted, including linkage, actuator and sensor.
- Cabinet, access panels, weather seals and roof curb inspected, fasteners replaced, and anything letting water or dust into the unit reported.
- Heating-season check: burners, ignition, flame sensor, heat exchanger and gas connections on gas equipment, or heat strips, reversing valve and defrost on heat pumps.
- Written report delivered after the visit, per unit, with photos, readings, condition found, and any recommended repair listed separately so it is a decision rather than a surprise.
Anything that needs repair gets quoted on its own. We do not fold repairs into the maintenance invoice and hope nobody reads it, and we do not price equipment we have not seen. The portfolio walk comes first, then a written scope, then a number.
Due-All Air Conditioning & Heating has served the East Valley since 1989 and has been accredited by the Better Business Bureau with an A+ rating since 2001. Arizona ROC #140358. Licensed, bonded and insured, and we send the certificates before you ask, because you need them in your vendor file anyway.
Request a Portfolio WalkQuestions Property Managers Ask Us
We start with a portfolio walk. We visit each property, inventory the equipment, note the roof access and the filter sizes, and flag anything already failing. From that we build one agreement that covers every building on a shared schedule, with per-property scope written out so you can see exactly what is covered where. You add or remove properties as the portfolio changes without renegotiating the whole thing. Your team calls one number regardless of which address the ticket is for.
Quarterly is the commercial norm, and in Arizona it earns its place. We structure it as two comprehensive visits and two lighter intermediate visits, so the heavy work lands before cooling season and before heating season and the in-between visits catch the small things early. Twice a year means a unit can run six months with nobody looking at it, which in practice is how a cheap part becomes a compressor. Quarterly also means somebody who knows your equipment is on site often enough to tell you a unit is failing before your tenant does.
We suggest filters be changed on their own schedule of between a 30 to 60 day cycle rather than only during quarterly services, because Arizona dust does not follow a national maintenance calendar. Filter schedules published for temperate climates assume air that is nowhere near this dirty. A loaded filter chokes airflow, which drops capacity, raises the amp draw and eventually freezes a coil, and it happens here faster than most national schedules allow for. Where a building lands inside that range depends on the building, its location and its filter type. ANSI/ASHRAE/ACCA Standard 180 allows a documented, climate-driven adjustment to service intervals, which is exactly what this is.
Per unit: what was inspected, what was cleaned or replaced, the readings we took, the condition we found it in, and photos. If something needs repair, it is listed separately with what is wrong and what it will take to fix, so it is a decision rather than a surprise. The report arrives after the visit, not at the end of the quarter, and it is written so you can forward it to an owner or attach it to a work order as it is.
One invoice for the portfolio, with each property broken out as its own line so you can allocate the cost back to the right building or owner without doing the arithmetic yourself. If your accounting needs separate invoices per property or per owner, we do it that way instead. Repairs outside the agreement are billed against the property they happened at, referencing the work order, so nothing shows up on a statement that your team cannot immediately place. We would rather match how your office already codes things than make you adapt to us.
More often than owners expect. Install quality on new construction varies a great deal, and we regularly find charge, airflow and drainage problems on equipment that is barely a year old. New equipment also sits in the same dust as old equipment. The other reason is the warranty: most manufacturer warranties require documented maintenance, and a claim is a much shorter conversation when you can produce a service record. Starting an agreement while the equipment is new is the cheapest time to do it, because you are protecting a good system instead of chasing a failing one.