A warm refrigerator and a furnace that won’t light are the same kind of day for a homeowner and the same kind of ticket for a property manager. What’s different is who you call. For most people that’s two vendors, two callbacks to chase, two invoices with two different warranty paragraphs, and two versions of “we’ll be there tomorrow.”
ADRIUM covers both. That’s only worth something when the one vendor you keep does the paperwork properly, and the paperwork is most of what this post is about.
What “both” actually means here
The list is specific, because the whole idea falls apart if a company claims a trade it doesn’t really work.
Residential appliance repair. Built-in and freestanding refrigeration, cooking equipment, laundry, and range hoods. Sub-Zero and Viking built-ins are a specialty, serviced as an independent shop with genuine parts. Sealed-system work is done in house.
Commercial refrigeration. Walk-ins, reach-ins, prep tables, and back-bar systems for restaurants, bars, and common areas in managed buildings.
Commercial ice machines. Manitowoc certified service technician, factory-trained on ice machines. Hoshizaki and Koolaire serviced.
Commercial coffee and espresso. Super-automatics, traditional espresso machines, and grinders, run through our dedicated coffee division, Bay Area Coffee Service. We’re La Marzocco authorized and factory-trained, and a Franke certified service technician. This line works on a bench model, which matters for scheduling. More on that below.
HVAC repair, installation, and maintenance. Heat pumps, AC, furnaces, and ductless mini-splits, with Daikin and Mitsubishi factory training. Heating and cooling also runs under our sister brand, Bay Area HVAC Service. Same owner, same license, same phone number.
All of it sits under CSLB #1136642, EPA Section 608 Universal, and HC(A3) & HFO(A2L) certified technician credentials, across 56 Bay Area cities. Owner-operated. Andrew stands behind every job: the work, the invoice, and the warranty.
Why fewer vendors is worth it
For a homeowner, the benefit is mostly about not managing a project. You describe both problems once, and there’s one number to call back.
For a property manager the benefit is in the paperwork, because the paperwork is where vendor sprawl actually costs you.
Qualified property management accounts get NET-30 terms, with per-property invoices or a single consolidated monthly statement, your choice. The property address is on every line item so it imports into standard PM software without someone retyping it. When the ticket says “fridge warm” on Monday and “no heat” on Thursday, both land on the same account and the same statement.
Scheduling runs through one office, which confirms with you, coordinates access with the tenant when you want us to, and closes the call with a written work order: diagnosis, parts installed, labor performed, and the warranty term for that specific repair. Service history is tracked by address, so a unit that keeps eating the same part shows up as a pattern instead of three unrelated tickets.
Warranty is the part that saves arguments a year later. The terms differ by trade, and they should, because a compressor rebuild and a thermostat swap are not the same risk:
- Appliance and commercial refrigeration repairs: from 3 months to 2 years depending on the type of repair.
- HVAC repairs: 1 year. New HVAC systems: 10 years on equipment and 2 years on labor, with labor extended to 10 years under an active maintenance plan ($290 per visit, 2 visits/year).
- Coffee equipment repairs: 6 months on parts and labor, 90 days on consumables. If the same fault comes back, we fix it again at no charge.
- Work that involves no parts, such as a refrigerant top-off without a repair, may carry no warranty. We tell you that before we do it, not after.
Every term prints on the work order. The HVAC side of this is spelled out on our warranty and callbacks page.
And there’s one insurance certificate: $1M general liability, with a COI naming your company or your association as additional insured, sent on request.
How scheduling works
The standard is the same whether the call is about a dryer, a walk-in, or a heat pump.
During business hours, 7 AM to 7 PM, seven days a week, we return calls within about 10 minutes. After hours, as soon as we can, or first thing the next morning.
Appliance, refrigeration, and HVAC service visits are Same or Next-Day Service. If a slot moves or a part is delayed, you hear about it as soon as we know, not when the technician doesn’t show. Repair timelines are agreed before work starts, so the answer to “when will it be done” is on the quote.
Coffee equipment is the exception, and we’d rather say so up front. Commercial espresso and super-automatic machines are bench repairs: a deposit covers pickup of the machine, the diagnostic, and return delivery, and that deposit is not credited toward the repair. The $99 diagnostic doesn’t apply to coffee. Bench diagnostics can take up to a week and most repairs run 3 to 4 weeks. That’s why we recommend preventive maintenance on coffee equipment: a maintained machine doesn’t sit in a repair queue for a month.
A visit with two problems
Say a tenant reports a refrigerator that isn’t holding temperature and a furnace that short-cycles. Or a homeowner’s oven died the same week the AC started freezing up. Here’s how that runs.
Tell us both when you book. Dispatch sets aside the time and decides whether one technician covers both or whether the HVAC side is booked as its own visit. You hear which before anyone rolls. Appliances and HVAC are different trades even inside one company.
Each unit gets its own diagnosis. The technician finds the fault on the refrigerator, then the fault on the furnace. Neither is guessed from the other. The diagnostic is $99, credited toward the repair you approve on that unit, so with a completed repair it works out to a $0 service call.
Each unit also gets its own written quote: two line items, two decisions. You can approve the refrigerator repair today and decline the furnace work, or the other way around, and nothing gets bundled to make the total look better. Repair work starts after the quote is approved, on both lines. For a property manager, the work order shows the diagnosis, parts, labor, and warranty term for each item so the owner’s approval is clean.
What’s not included
A one-vendor pitch is only honest if it draws the edges. Here are ours.
Dryer vent cleaning. We repair dryers, and on a dryer call we’ll diagnose a restricted vent and tell you it’s restricted. We don’t offer vent cleaning. That goes to a vent specialist, and we’ll say so in the write-up.
Plumbing past the appliance connection. We’re not a plumbing company. If the real fault is a house-side water supply, a drain, or a gas line beyond the appliance’s own connection, the report says so and that part needs a plumber.
Fast coffee repairs. Covered above. The deposit gets the machine picked up and on the bench; the repair itself takes weeks, and we won’t promise otherwise.
San Francisco. Coffee equipment only. Appliance and HVAC service visits cover the 56 cities listed on our locations pages.
Sales and parts. We repair and service equipment. We’re not a dealer or a parts counter for any brand we work on.
Where to start
If you’re a homeowner, the services page lists every line with what it covers. If you manage property or sit on an association board, the property management service page explains account setup, NET-30 terms, and unit-turn inspections. The earlier write-up on appliance repair for property management companies in the Tri-Valley goes deeper on dispatch questions and billing; this post is the companion for when the same account also carries HVAC and commercial equipment.
One call: (925) 999-4095, or welcome@adriumservice.com. Say what’s broken, and if it’s two things, say both.