Appliance & HVAC Service for Realtors · Bay Area

What we do

An escrow runs on dates, and a dead dishwasher or a furnace that will not fire does not care about your close. We work with realtors and transaction coordinators across the Tri-Valley and East Bay on the two trades that show up in nearly every inspection report: appliances and HVAC. One contractor, one license (CSLB #1136642, C-20 classification), one set of paperwork. You do not chase an appliance shop for the refrigerator and a separate HVAC company for the heat, then stitch two invoices into the disclosure package.

Before the listing goes live

A pre-listing check finds the problems a buyer’s inspector will flag anyway, while you still control the timeline and the cost of the fix. We run every appliance that conveys: refrigerator and ice maker, dishwasher through fill, wash, and drain, oven and cooktop ignition and temperature, washer and dryer, disposal, wine cooler. On the HVAC side we verify heating and cooling operation, airflow, filter condition, and the visible state of the equipment. You get one written report per property: what works, what does not, and what each fix costs. Repair it before photos or price it into the disclosure. Either way you decide with numbers in hand, not with an inspector’s guess.

After the inspection report

Most agent calls start with a buyer’s inspection report and a contingency date. The usual flags: dishwasher will not drain, a burner that clicks and never lights, a dead ice maker, a furnace that short-cycles, an AC nobody has serviced in ten years. We diagnose, put the quote in writing within 24 hours of the visit, and schedule the work around your dates. When it is done you get a completion report with the license number, the parts installed, and the warranty terms, ready for the repair receipt addendum.

The brands in your listings

Danville, Alamo, and Blackhawk listings carry Sub-Zero, Wolf, Thermador, Miele, and Gaggenau. We service the premium built-in brands every week, along with the GE, LG, Samsung, Bosch, and Whirlpool equipment in the rest of the portfolio. HVAC equipment of every major make, with Daikin authorized and factory-trained status on the install side.

How the money works

The diagnostic is $75 per appliance and it is credited when we do the repair. Appliance repairs carry a written warranty: 90 days on consumables, one year on major parts, two years on sealed-system work. HVAC repairs carry one year parts and labor, and full system installs carry ten years parts, with labor at two years standard, extended to ten with our maintenance plan. Agents who send us steady work across listings can talk portfolio terms; that pricing is set per account.

Why ADRIUM

• Both trades handled on one visit, one report, one invoice.
• CSLB #1136642 (C-20), EPA 608 certified, BBB A+ accredited, insured.
• Written documentation a transaction coordinator can drop straight into the package.
• Priority scheduling on active escrows. Tell us the close date and we work backward from it.

Managing rentals as well? See our property management service for unit turns and standing accounts. Background reading: the appliance repairs realtors order most before close.

Escrow clock already running? Call ADRIUM at (925) 999-4095 or email [email protected] and tell us the close date.