Most of our work is for people who look after buildings they do not live in
Heating, cooling and ventilation across Amarillo and the Panhandle, built around managed property: rental houses, small portfolios, offices, retail and the buildings on working sites. A visit has to produce a record somebody else can act on, not just a repair.
Attend, diagnose, photograph, price, report — and authorise nothing
The commonest complaint we hear from managers is not about repairs. It is about finding out afterwards what was done, by whom, and why it cost that. So every visit ends the same way: what we found, what we did, what we did not do, photographs, and a price for anything outstanding.
Nothing is carried out beyond making a property safe without your written say-so, and where a tenant has reported something we write what the evidence supports rather than what the invoice would prefer.
Repair, replacement, ductwork, ventilation and records
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Diagnosis and repair
No cooling in July, no heat in January, short cycling, a tripping breaker, water where it should not be. Found, explained, photographed and priced before anything is fitted.
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Condition surveys
Every unit found, identified, aged from its serial number, measured and written up, with a replacement horizon given as a range and a reason. Per property or across a portfolio.
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Turnover inspections
Between tenants, when the property is empty and everything is reachable. The cheapest visit in the whole cycle and the one most often skipped.
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Ductwork and airflow
Static pressure, airflow at every register, duct leakage and return capacity, measured and recorded. In this climate attic runs work hard in both directions.
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Replacement, sized by calculation
A room-by-room load calculation before a size is named, with the heating load calculated rather than assumed. On the Panhandle both seasons are real.
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Planned maintenance
A schedule with named months, filters at an interval that suits the actual air, and readings entered against last year’s so a trend is visible rather than remembered.
The empty week between tenants is the cheapest week there is
Five situations landlords and managers bring us, four things they were planning to do about them, and a straight answer for each — including a plain account of what a deposit claim can and cannot carry.
Owner-occupied houses too
The name says management and most of the work is managed property, but a house you live in gets the same instruments and the same written record. No cooling in a heat spell, a room that never settles, dust after a windy week, or a survey before you buy.
The Panhandle asks a lot of equipment in both directions — long hot summers and genuinely cold winters — and a system sized for only one of them shows it.
Asked most weeks
Can we charge a heating or cooling repair to a tenant’s deposit?
That is a question for an attorney or a landlord association rather than for us, and we will say so. What we can tell you is what we found and what caused it where the evidence supports a cause. In practice most of what gets attributed to tenants turns out to be age or deferred maintenance — a failed capacitor, a compressor at fifteen years, a dirty coil, a system that was never serviced, or a filter nobody changed. Physical damage to a cabinet, a grille or a thermostat, or a drain blocked by something put into it, looks like what it is and a photograph shows it. We write what the evidence supports and we do not adjust a report to suit whoever is paying the invoice.
What should be done between tenants?
One visit while the property is empty and everything is reachable. Filter changed and its size written down, condensate drain cleared and proved by pouring water through with a float switch fitted if there is not one, both coils inspected, charge checked against the manufacturer’s target, static pressure and airflow measured, and every unit aged from its serial number. Then the part that pays for itself: a dated condition record with photographs, which becomes the baseline for the next tenancy and decides any future disagreement about what state the system was in. Leave a labelled spare filter in the cupboard while you are at it.
Our tenant says the bills are too high. Is that our problem?
Usually it is saying something true about the building. Four things explain most of it and all four are measurable in one visit: duct leakage, a restricted filter, a refrigerant charge that has drifted, and a system running on backup heat when it did not need to. In Panhandle wind a leaky house also costs a great deal more to heat than a sealed one, and that is an owner’s question rather than tenant behaviour. What we will not do is quote you a percentage saving for a replacement — it depends on the ducts, the building and the usage, and nobody knows it from a driveway.
Will you authorise repairs so the tenant is not left waiting?
Only what is needed to make the property safe. Everything beyond that waits for your written say-so, however reasonable the request and however much quicker it would be. You get the fault, the photographs, the readings and a price, and the decision stays yours. It is the thing managers tell us they most want and most rarely get.
Do you give a date for when equipment will need replacing?
A range with a reason attached — the refrigerant it holds, the condition of the coil, parts availability and the measured performance — never a single year. For a machine that is currently working, a specific year is invented, and on a rental property a range you can budget against is worth far more than a number that sounds precise.
Which areas do you cover?
Amarillo, Canyon, Bushland, Dumas, Borger, Pampa, Hereford and Panhandle.
Amarillo and the Panhandle
Amarillo, Canyon, Bushland, Dumas, Borger, Pampa, Hereford and Panhandle. Outside that, ask — it depends on the week rather than on a boundary.
(806) 216-6200, Monday to Friday, 7.30am to 4.30pm.