July failures are April problems that nobody looked at. Here is what a spring visit should cover.
Condenser coils
Cleaned, not rinsed. Dust and cottonwood on the coil raise head pressure, which raises amp draw and kills compressors in the heat. This is the single highest-value item on the list.
Refrigerant charge
Verified by superheat and subcooling with the unit running, not by looking at a gauge. A unit low on charge in April is a unit down in July.
Belts, bearings, capacitors
Belts cracked, bearings noisy, capacitors reading below spec: replace in April for the cost of the part. In July it is the part plus the emergency call plus the tenant.
Economizers and controls
Dampers move, sensors read right, schedules are set for the actual hours. Summer setpoints confirmed with the tenant.
Drain lines
Monsoon humidity makes condensate. Clogged drains flood ceilings. Clear them in spring.
The capital plan
Which units are on their last summer? The spring report should say, so the replacement is scheduled, not an emergency.
Our maintenance clients get this as the April visit. If yours does not, ask what the April visit includes.
Why the bigger rooftop unit is not the safer choice
Oversized HVAC is the most common mistake on Valley roofs. It short-cycles, it leaves the building humid, and it costs more every month. Here is the math.
Do economizers actually work in Phoenix?
The most common question from facility managers, and the answer is yes, for about a third of the year, if anyone ever made them work.
What a good HVAC maintenance report looks like
If your quarterly report says "filters changed, system operational," you are paying for a filter delivery. Here is what should be in it.
Tell us about the building. We will come measure it.
A project manager replies the same business day. Maintenance clients reach a technician on the 24-hour line.