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A visit that ends in an invoice is not a service. It ends in a record.
If you are not in the building, the document is the whole product. Everything else is something you have to take on trust.
Across the Panhandle
Letting agents and property managers
Single houses and small portfolios. Tenant reports the fault, we attend, photograph, price and report, and nothing is authorised that you have not seen in writing.
Private landlords
One or two properties, usually managed around a job. Turnover inspections between tenants, annual service on a schedule, and a record that survives a change of agent.
Offices and suites
Rooftop packaged units and splits, zoning somebody reconfigured years ago, filter programmes, and a written record per unit so the next person is not guessing.
Retail units
Door-open trading, west glass and one unit expected to handle both. Honest conversations about air curtains and vestibules, including when they are not worth it.
Workshops and light industrial
Tall doors, high bays and a process that makes heat. Destratification, spot heating and cooling, extraction and make-up air, sized for how the space is actually worked.
Site offices and welfare buildings
The office, the break room and the parts store on working sites — small buildings on their own splits, often the last thing on anybody’s schedule and the first thing people complain about.
Six things, and the reason each one is there
None of it is difficult. It is simply the difference between a document you can act on and a line on an invoice.
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What was reported and what we found
Separately. They are frequently different, and the gap between a tenant’s description and the fault is useful information about the property rather than about the tenant.
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Photographs, dated
Of the fault, of the part, and of anything that will matter later. A photograph settles an argument that a sentence starts.
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Measured readings
Static pressure, airflow, charge against the manufacturer’s target, temperature split, amp draw and combustion where there is gas, with the outdoor conditions noted.
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What we did, and what we did not
Including anything we could not reach, could not safely access or chose not to touch, and why. A report that pretends to be complete is worse than one that says where it stopped.
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What caused it, where that can be said
Wear, age, installation, lack of maintenance, or use. Where the evidence does not support a cause, the report says that instead of guessing, because a guess in a report becomes a fact in a dispute.
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What is outstanding, priced
So you can decide rather than approve. Nothing beyond making a property safe is carried out without your written say-so.
One document per property, one summary across them all
Every unit listed with its age from its serial number, its measured condition, its filter size and the location of its isolator and condensate run. A replacement horizon as a range with a reason, never as an invented date.
Within a year that turns a portfolio of surprises into a budget: you can see which property is next, why, and roughly when. It also means that when an agent changes, the knowledge does not leave with them.
Four things we will not do
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Write a cause the evidence does not support
Whoever is paying. If a failure looks like age or wear, the report says so even where a different word would be more useful to somebody.
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Advise on what a deposit may be charged for
That is a matter for an attorney or a landlord association, not for a heating contractor. We supply the facts and the photographs and stop there.
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Authorise work on your behalf
Beyond making a property safe. Everything else waits for your written say-so, even when a tenant is asking and even when it would be convenient.
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Take on commercial refrigeration or mould work
Cold rooms and process cooling are a different trade. Mould testing and remediation is an assessor’s and a remediation contractor’s work and in Texas is a licensed field of its own — we find and fix the moisture source.