HVAC Maintenance Plans Worth It?

Question

Do you think maintenance plans for HVAC are worth the money? It appears to be 250-300 per year for 2 visits where they just basically look at everything. Sometimes includes changing the filter which I was told by an HVAC tech isn't even needed if you use filters in your return air vents.

I had an HVAC company do an inspection prior to selling my last home so there were no "surprises" and they missed a gas leak (gas heater) which came up in the home inspection report. They said "we don't check for gas leaks". Some companies provide a small discount on repairs if you have their service plan. My primary and rentals are brand new, however I had a condo for 12 years and just had 1 repair for my heater. I had a very expensive labor repair in year 3 of a new system and I don't think preventative maintenance would have caught anything since it was a copper coil that went bad.

Seems like to me these service plans are just to pad their pockets while waiting for service calls, but wanted to see if there were other opinions.

Anil Dham · Answer

@Allison Park, besides having 50 some flips and over hundreds of renters over the years, I also own an HVAC business.  A service plan with a REPUTABLE company will keep your cap ex spending down and will have your tenants comfortable year round.  We service for approx 1000 apts including for some big apt communities.  If the big guys with 10k units find it important, why wouldn't you?

Chris Seveney · Answer

we use them, especially in climates where we use both heating and cooling. We have them check the heating coils as well as cooling and refrigerant. Also I never leave it up to tenants to change filters because they do not even though they are required per lease

John Morgan · Answer

They’re a rip off. I’ve got 32 SFR in Texas and Arkansas and have never had service agreements. I get maybe 2 or 3 break downs every summer. Usually a clogged line or blown capacitor. Costs me $175-$225 for those fixes.

Anil Dham · Answer

@Allison Park Routine service for a forced air system is as follows 2x a year for 1 price:

Filter Inspection and Replacement: Ensure filters are clean or replaced to maintain airflow and indoor air quality.

System Controls and Thermostat Check: Verify proper functioning of controls and thermostat for accurate operation.

Coil Cleaning: Clean evaporator and condenser coils to improve efficiency and prevent buildup.

Blower and Fan Inspection: Check blower wheel for cleanliness and ensure proper fan operation.

Condensate pump: Check For clogs and leaks

Electrical Connections: Tighten all electrical connections for safe and reliable operation.

Safety Controls: Check the operation of safety controls to prevent potential hazards. Check gas valves and test for any leaks

Refrigerant Levels: Check refrigerant levels to ensure optimal cooling performance.

Ductwork Inspection: Inspect ductwork for leaks, insulation issues, and debris.

Outdoor Unit Check: Ensure the outdoor unit is clear of debris and that the surrounding area is clear of any obstructions.

Allison Park · Answer

@Anil Dham thank you, appreciate it!

Stuart Udis · Answer

@Mike Kirby  Your analysis fails to take into consideration prolonging the useful life of the equipment. If the units are only being serviced when they break down, that's going to reduce the useful life expectancy.  HVAC equipment pricing increased dramatically over the past few years (largely due to regulatory changes) and is a major building system I would personally throw money towards proactively to keep the equipment running well. It's also a nice touch when dealing with tenants. HVAC can be a major friction point with tenants when issues arise. Additionally, it demonstrates as a landlord you care about the quality of your tenants living experience and while I can't put a figure on it, I can assure it positively impacts lease longevity.

Allison Park · Answer

@Anil Dham could you share the key items/services you think should be included?  For example should I expect the company to look for gas leaks in a gas furnace?

HVAC Maintenance Plans Worth It?

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