The AC guy said there is an AC issue, pls give me an advice.

General Landlording & Rental Properties
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The AC guy said there is an AC issue, pls give me an advice.

Mary Jay
Glendale, AZ · Member since 2017 · 1k+ posts · 238 votes

Hi guys,

I need an advice. An AC company bought the old AC company that I used. And I have a weir feeling... Few months ago they came to do the maintenance and said the coil is dirty and need to put in 1.3K to clean it.  I did not clean it then. couple of days ago they came to do maintenance and said there is mycobacteria growth and they want to put a laser cleaner which is 700$. Also they are suggesting an AC filter that is changed only twice a year, which is 1.3K. They say the tenant is not changing the filter. The tenant says they do change it often. The AC guy did send me a picture and it does look dirty but not horribly dirty...

So is there anything I can do myself without spending 2k?

Thank you

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Lisa OliverPro Member
Member since 2024 · 9 posts · 8 votes
10mo

Don’t just take their word for it. Get two other quotes from different A/C companies. I have found that one A/C company will say oh you need a whole new unit, and then the second one will say all you need to do is replace XYZ. Or suggest alternative methods of dealing with a solution.  Always get three quotes no matter what. Also, and I am guilty of this, don’t tell them ahead of time what the other service company said because then it’s sort of like leading the witness and it encourages them to come up with the same diagnosis. Have them look at it and tell you what they think it needs, or not. 

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  • Lisa OliverPro Member
    Member since 2024 · 9 posts · 8 votes
    10mo

    Don’t just take their word for it. Get two other quotes from different A/C companies. I have found that one A/C company will say oh you need a whole new unit, and then the second one will say all you need to do is replace XYZ. Or suggest alternative methods of dealing with a solution.  Always get three quotes no matter what. Also, and I am guilty of this, don’t tell them ahead of time what the other service company said because then it’s sort of like leading the witness and it encourages them to come up with the same diagnosis. Have them look at it and tell you what they think it needs, or not. 

    3Reply
  • Chris SeveneyBusiness Member
    Moderator
    Investor · VA · Member since 2015 · 21k+ posts · 19k+ votes
    10mo

    Find a new HVAC person and get more quotes. It is like bringing your car into the dealership where they want you to spend all this crazy money on things that are not required

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  • Isadore Swartz
    Member since 2025 · 45 posts · 47 votes
    10mo

    So a dirty coil will make the unit work harder as the coolant transfer to the air around it is not as smooth as it could be. As to microbacteria, are you in a high moisture area? You need a lot of "dirt" to give it a medium for growth.  Did the "AC guy" provide pictures? 

    Cleaning the coil can be a job, or maybe easy if there is an access panel for it.

    In your case, I agree get a second opinion. Over the years I have come across vendors just trying to line their pockets so when a new vendor immediately starts wanting to perform expensive "repairs'" all my red flags rise up.

    0Reply
  • Ken M.
    Investor · Get yourself trained before doing something inadvisable. · Member since 2024 · 3k+ posts · 1k+ votes
    10mo
    Quote from @Mary Jay:

    Hi guys,

    I need an advice. An AC company bought the old AC company that I used. And I have a weir feeling... Few months ago they came to do the maintenance and said the coil is dirty and need to put in 1.3K to clean it.  I did not clean it then. couple of days ago they came to do maintenance and said there is mycobacteria growth and they want to put a laser cleaner which is 700$. Also they are suggesting an AC filter that is changed only twice a year, which is 1.3K. They say the tenant is not changing the filter. The tenant says they do change it often. The AC guy did send me a picture and it does look dirty but not horribly dirty...

    So is there anything I can do myself without spending 2k?

    Thank you

    I have properties in the Phoenix area and I've found that some HVAC companies will tell you that you need a new unit, while one will explain that you just need your capacitor changed for $85.
    DM me and I'll give you the particulars. 

    1Reply
  • Mary Jay
    OP
    Glendale, AZ · Member since 2017 · 1k+ posts · 238 votes
    10mo
    Thank you so much, guys!!!
    0Reply
  • Jill F.
    Investor · Akron, OH · Member since 2016 · 2k+ posts · 4k+ votes
    10mo

    You need a new (more honest) HVAC company. Look for a one man show just starting out. Our HVAC company has grown (like we have over the last decade) but he understands our priority to keep our systems running as long as possible. I trust him to tell me the truth, to use decent equipment, not to 'upsell' me on fluff, not to tell my business to my tenants. . I don't have to get quotes and I still pay less than everyone else I talk to.

    0Reply
  • Jeremy HoldenBusiness Member
    Real Estate Agent · Scottsdale, AZ · Member since 2021 · 156 posts · 90 votes
    10mo

    Dm me, I have many hvac contractors you can call. You should price shop

    0Reply
  • Patrick O'SullivanBusiness Member
    Property Manager · Phoenix, AZ · Member since 2024 · 534 posts · 205 votes
    10mo

    Totally agree with others here. Definitely get a second (and even third) opinion before moving forward with any expensive repairs or upgrades. A sudden jump to $2K+ in recommended services, especially from a company that just took over, can be a red flag.

    For the coil, depending on the unit's setup, it might be possible to clean it yourself or hire someone for a basic cleaning at a fraction of the quoted price. As for the filter, you might consider switching to a system that lets you supply and track filters if tenant compliance is an issue. Some landlords use delivery services to ensure filters are changed on schedule.

    Also, ask for pictures and specific readings if they’re diagnosing microbial growth. Not every sales pitch equals a problem that needs solving.

    Bottom line: HVAC is notorious for inconsistent pricing, so getting multiple quotes without sharing prior opinions is usually the best way to protect yourself and your budget.

    [email protected]480-795-7938
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  • David PeschioBusiness Member
    Richmond, VA · Member since 2019 · 358 posts · 181 votes
    10mo

    Develop relationships with a few HVAC contractors. For that matter, you should do that for others as well...plumbers, electricians, handymen.... This way you can confirm a diagnosis and also validate prices.

    [email protected]804-909-1929
    PMI Richmond4.4302 Reviews
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  • Peter MckernanBusiness Member
    Residential Real Estate Agent · Irvine, CA · Member since 2013 · 2k+ posts · 1k+ votes
    10mo

    I would get a second opinion, sounds like they are just looking to sell you on some stuff, or it might actually be true and the old company owner/techs did not bring any of this up to you. Really, you need another couple of looks by other companies then know what is legit and what is not legit. 

    The McKernan Group4.957 Reviews
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  • Henry T.
    Member since 2022 · 1k+ posts · 1k+ votes
    10mo

    So blow it clean with some compressed air. I'd be done in about 30 seconds. I'll only charge a thousand. just kidding.

    0Reply
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