This is why we use the same guys all the time and don't bid out every single job. Same plumber, same HVAC guy, etc.

Tenant calls at 1.30 or so - AC is not working. Compressor trying to turn but can't. DH goes over to take a quick look (we are less than 1 mile away) and yep, it's not working.

Call our regular guys and at 3.30 they are there.

WMH I get it for sure. Can I just add-- you still need to have one or 2 others, in the trades you use the most, as STAND-BY guys----- just in case. My manager would go crazy when I'd tell him call brand X-- not on any big jobs but the junk jobs-- just to keep our name in the hat.

WMC a few things. BASED on your "it's trying to turn or come on" the capacitor is shot-- or the relay is bad -- or the compressor is old and may need a Hard Start kit installed (that gives the compressor an extra bump to get going) Lets not assume the compressor is bad just yet.

WMC a few things. BASED on your "it's trying to turn or come on" the capacitor is shot-- or the relay is bad -- or the compressor is old and may need a Hard Start kit installed (that gives the compressor an extra bump to get going) Lets not assume the compressor is bad just yet.

Tenant calls at 11:00 a.m. - 80 degrees in home, HVAC blowing warm air. I send text message to investor - send your HVAC repairman over to look at the unit. Please don't call me as I am showing a home. (He always calls & always fails to read the entire message.)

He calls.

I am able to get back in touch with him around 4:00 asking has he sent the repairman over.

"No; just 1.5 months ago I had the unit serviced - FREON checked, new filter, checked for leaks, compressor checked, everything tested."

I told him that the unit could still break and most likely it was the capacitor that had gone bad.

"But just 1.5 months ago I had the unit serviced - FREON checked, new filter, checked for leaks, compressor checked, everything tested."

Call your HVAC repairman, send him over and check the capacitor.

"But ..."

Problem? Capacitor!

W,

Amen to that! Congrats! We use the same family owned HVAC co for everything.

I’ll add that our Annual Christmas Luncheon helps get the loyalty we all want and need.

Homer[TX],

There are many reasons why LLs here don't do repairs themselves:

- They are not handy.

- They cause more damage than repair.

- there are more than 50 trades in this business, they can't possibly master them all.

- They don't want to get their hands dirty.

- They rather do something else, like do lunch, or hit golf balls.

- They are loaded.

- Repairs done by others are tax deductions.

It was a beautiful day, we were sitting on the deck eating lunch enjoying our water view...that's why we didn't try to fix it. But DH does check them out before we call to be sure they are actually broken because:

Tenants have called because the AC was blowing warm air and it wouldn't shut off. (Fan was set on ON instead of Auto.)

They have said it was not blowing cold enough, turns out filter was plugged like it was wearing a sweater.

AC wouldn't turn on. Breaker was flipped.

Things like that. So when someone calls and says, "It's not working!" we ask,"Exactly HOW is it not working?"

This guy was specific, compressor was trying to turn on and spin but couldn't.

I agree with WMH. I have them troubleshoot it first. Twice this year the problem was they needed to replace the thermostat batteries. No need to send someone out.

I can get my AC man there up until about 7 PM during the week and on weekends. Calls after 7 PM, depending on the problem, I go myself because one of our common problems is clogged drain lines (the one thing I can fix).

Pat we use AllInOne Mechanical and have for always. We did the getquotes thing early on but these guys just deliver for us and for less.

We've used a few others early on. More expensive and less responsive.

At one time I had 7 rental homes located within a few miles of each other in the Hot San Fernando Valley. So I went hunting for a good A/C guy. Now I'm a licensed contractor with serious electrical skills and also a licensed plumbing contractor expert of heating systems.

But each time a tenant calls, I want someone who can respond quickly. So with recommendations I found two A/C contractors living blocks from my rentals. One was a one man operation and the second company had 7 employee's.

Between the two, I can most always get an A/C system fixed the same day.

For the people who replace capacitors themselves, this one capacitor will replace them all. It's expensive, but reduces your storage and parts inventory. And you can replace it later with the standard capacitor and use it again.

I’ve learned over the years that there are a lot of things I might be able to figure out, but I’ll be happier hiring the expert. I realize the capacitor is only a few dollars. I don’t know where they are, though.

I did fix a dryer over the weekend. ;). But for the most part, I hire trades people to handle things, I tend to do plumbing poorly. I’ve learned from experience. I tend to forget things in electrical. I don’t do roofs. I don’t lift heavy things.