Property Management Appliance & HVAC Service · Bay Area

What we do

A property manager does not need another vendor. You need fewer of them. ADRIUM covers the two categories behind most maintenance tickets, appliances and HVAC, under one CSLB license (#1136642, C-20) across 39 Tri-Valley and East Bay cities. One number, one account, one invoice format. The ticket can say fridge warm or no heat; it lands on the same desk and gets the same paperwork.

Tenant repair calls

A tenant without refrigeration or heat is a habitability problem, not a routine ticket. Property management accounts get priority dispatch ahead of standard residential work. We confirm the appointment with your office, coordinate access with the tenant directly when you want us to, and close every call with a written work order: diagnosis, parts installed, labor performed, and the warranty term for that repair.

Unit turns and make-ready

Between tenants is the cheapest moment to fix anything. We run a make-ready check on the whole unit in a single visit: every appliance through a full cycle, heating and cooling tested, filters checked, gas connections verified on cooking equipment. You get one written report per unit with a pass or fail on each item and a firm quote on anything that failed. Approve it and the repairs go on the schedule, so the unit is ready before the new lease starts, not after.

Billing built for PM software

NET-30 invoicing for qualified property management accounts. Per-property invoices or a consolidated monthly statement, your choice, with the property address on every line item so it imports cleanly into standard PM software. We track service history by address, which means when unit 4B eats its third disposal you will see the pattern and so will we. Portfolio pricing is set per account based on unit count and call volume; ask and we will quote it.

Warranty in writing

Appliance repairs carry 90 days on consumables, one year on major parts, and two years on sealed-system work. HVAC repairs carry one year parts and labor. Full HVAC installs carry ten years parts and ten years labor. Every term is printed on the work order, so when an owner asks what the repair came with, you already have the answer.

Why ADRIUM

• Appliances and HVAC on one account. Fewer vendors to onboard, fewer invoices to reconcile.
• Owner-run. Andrew handles B2B accounts personally, not a call center.
• CSLB #1136642 (C-20), EPA 608 certified, BBB A+ accredited, insured.
• Commercial gear in common areas too: ice machines, laundry rooms, beverage coolers.

Selling a unit out of the portfolio? Our realtor service handles the pre-listing check and the escrow repairs. More detail in the write-up on appliance repair for property management companies.

Account setup takes one call. Call ADRIUM at (925) 999-4095 or email [email protected], say you manage property, and we will walk you through terms and portfolio pricing.