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Old 05-16-2013, 02:57 AM
 
Location: az
5,869 posts, read 3,642,576 times
Reputation: 4923

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This year I decided to have an A/C company recommended by my property manager run a maintenance check the A/C units in my rental properties.

The A/C units are running fine at the present time but they are over 20 years old.

I know little about the maintenance of A/C units except the filters should be changed regularly and I am not in Phoenix to actually see the units for myself.

The vendor recommend the following:


#1 property:
A/C recommendations: Chemically clean I/D coil, clean blower motor & wheel, Level unit for proper drain,
$239.00


#2 property:
A/C recommendations: Replace 1 Pole contactor $144.00 and 4ft. T-stat wire (sun baked)



#3 property:
A/C recommendations: replace Disconnect box 60 amp @ 187.00 Tax, and 2-Pole Contactor @ 144.49 + Tax


Of course it`s impossible to tell anything without seeing the units but do the costs involved sound about right given the recommendations?

Thanks for any help you can provide.
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Old 05-16-2013, 07:08 AM
 
Location: Rural Michigan
6,340 posts, read 13,193,832 times
Reputation: 10500
Quote:
Originally Posted by john3232 View Post
This year I decided to have an A/C company recommended by my property manager run a maintenance check the A/C units in my rental properties.

The A/C units are running fine at the present time but they are over 20 years old.

I know little about the maintenance of A/C units except the filters should be changed regularly and I am not in Phoenix to actually see the units for myself.

The vendor recommend the following:


#1 property:
A/C recommendations: Chemically clean I/D coil, clean blower motor & wheel, Level unit for proper drain,
$239.00


#2 property:
A/C recommendations: Replace 1 Pole contactor $144.00 and 4ft. T-stat wire (sun baked)



#3 property:
A/C recommendations: replace Disconnect box 60 amp @ 187.00 Tax, and 2-Pole Contactor @ 144.49 + Tax


Of course it`s impossible to tell anything without seeing the units but do the costs involved sound about right given the recommendations?

Thanks for any help you can provide.
Those are retail prices for those repairs - just for reference, most contactors can be purchased for about $25, your disconnect box is a $15 item at the depot.. the indoor coil cleaning is labor intensive & a royal pain to do properly .. that quote almost seems low, based on my own experience, if they're actually intending to do the job right..


I'm presuming you've already paid for a "check up", and so the a/c guy is doing multiple trips, scrounging for parts & having to get permission from you for everything.. that adds to his overhead & your cost..

I guess the only thing I might ask about is tacking on the start/run capacitors for these units if you dont know how old they are.. the heat out here bakes the schnizzle out of them, so thats typically a common failure - five-seven years is a common lifespan, they're another $20-$30 part, if a tech is already putting a contactor in, replacing the cap(s) ( there may be two) might only take another ten minutes & prevent a future service call.

Im writing the checks for five houses in the valley & I'm sending my a/c guy out to all of them for checkups every couple of years.. I try to make it easy & worth his time by riding along to all of them at once, making a list of what he needs & then he can scare up those parts & go install them..

Personally, I'd be ok with getting "nicked" a little bit on pricing as long as I felt like the a/c guy would be there ready to jump on any emergency calls when you need him. You really *dont* want sweaty tenants!.
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Old 05-16-2013, 09:47 AM
 
Location: New River
260 posts, read 371,497 times
Reputation: 154
Thank you !!!!
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Old 05-16-2013, 05:17 PM
 
Location: az
5,869 posts, read 3,642,576 times
Reputation: 4923
Quote:
Originally Posted by Zippyman View Post
Those are retail prices for those repairs - just for reference, most contactors can be purchased for about $25, your disconnect box is a $15 item at the depot.. the indoor coil cleaning is labor intensive & a royal pain to do properly .. that quote almost seems low, based on my own experience, if they're actually intending to do the job right..


I'm presuming you've already paid for a "check up", and so the a/c guy is doing multiple trips, scrounging for parts & having to get permission from you for everything.. that adds to his overhead & your cost..

I guess the only thing I might ask about is tacking on the start/run capacitors for these units if you dont know how old they are.. the heat out here bakes the schnizzle out of them, so thats typically a common failure - five-seven years is a common lifespan, they're another $20-$30 part, if a tech is already putting a contactor in, replacing the cap(s) ( there may be two) might only take another ten minutes & prevent a future service call.

Im writing the checks for five houses in the valley & I'm sending my a/c guy out to all of them for checkups every couple of years.. I try to make it easy & worth his time by riding along to all of them at once, making a list of what he needs & then he can scare up those parts & go install them..

Personally, I'd be ok with getting "nicked" a little bit on pricing as long as I felt like the a/c guy would be there ready to jump on any emergency calls when you need him. You really *dont* want sweaty tenants!.



Thanks!!!
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Old 05-16-2013, 07:28 PM
 
2,457 posts, read 4,970,358 times
Reputation: 4457
Quote:
Originally Posted by john3232 View Post
Thanks!!!

I won't comment on prices, but work seems legit as opposed to needing refrigerant and duct cleaning type stuff you see people complaining about.
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Old 05-19-2013, 09:50 AM
 
Location: Southeast Valley
1,123 posts, read 2,814,790 times
Reputation: 788
If the units are 20 years old, you should get a home warranty. They are bound to die soon!
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