Property managers & multi-family

Appliance repair for rental portfolios, without the chasing

Turnovers run on a schedule. Appliances do not care about your schedule. We work as the appliance vendor for rental portfolios around Lemon Grove and east San Diego: one point of contact, work orders acknowledged inside one business hour, tenants scheduled directly so you are not relaying phone calls, and paperwork that satisfies the compliance desk.

What is ready before your compliance desk asks

Work order response1 business hour

Emergency on-site2–4 hours, same day

Standard repair24–48 hours

Warranty90 days, parts and labour

TermsNet-30 against a work order number

General liability$1,000,000 per occurrence and $2,000,000 aggregate on our own policy. We complete your additional insured endorsement request naming both the management company and the ownership entity, primary and non-contributory.

CertificationEPA 608 certified for refrigerant work, so sealed-system and compressor jobs stay in house rather than being subcontracted.

State registrationCalifornia BHGS-registered appliance repair, registration C62449. Registration number supplied on the work order and on request.

Tax and paymentW-9 issued before your first work order. Net-30 against a purchase order or work order number.

Vendor portalsWe register and invoice through your system rather than routing you to email: AppFolio Vendor Portal, Yardi VendorCafe, NetVendor and VendorAccess. If you run something else, send the invitation and we will complete onboarding.

Coverage you require and we do not yet carryIf your master service agreement requires workers' compensation, commercial auto or an umbrella limit, tell us the figure before onboarding. We will confirm in writing whether it is in place rather than let it surface as a failure later.

How a work order runs with us

Work order acknowledgement. Within 1 business hour, by portal or email, every time.
Emergency triage. No cooling, active leak or no heat: triaged the same day, with an on-site window inside 2 to 4 hours where the schedule allows.
Standard repair. On-site within 24 to 48 hours of approval.
Turnover and make-ready. Repairs tied to a move-out date are prioritised ahead of routine work, because the unit is losing rent while it sits.
Tenant contact. We call the tenant and arrange the visit directly, including access and gate codes, then report the outcome to you.
Documentation. Photos of the fault and the installed part, the model and serial, what was replaced, and the labour. Enough to stand behind the invoice without a call.
Pricing. Flat diagnostic per unit, credited toward the repair. Per-unit volume pricing once you are past a handful of units a month.
Warranty. 90 days on completed repairs, parts and labour.
Reporting. A monthly portfolio summary: units serviced, spend by property, repeat failures, and the units where repair is no longer the cheaper answer.

Repair or replace, said honestly

We quote the repair and, where a unit is older than about seven years and the repair lands near half the cost of a replacement, we say so in writing instead of quietly taking the larger invoice. A vendor that recommends replacement honestly is worth more over a portfolio than one that never does.

Refrigerant work, sealed systems and compressor replacements are done in house under our EPA 608 certification. That matters on a portfolio: the unit does not disappear into a subcontractor’s queue while your resident waits.

What we need to dispatch a work order

Unit address, and the property name if you have more than one
Tenant name and the best number to reach them on
Gate code, lockbox, or the access method for that community
Appliance make, model and serial, if it is on file
Your work order or purchase order number, so the invoice matches your system
The spend threshold above which you want to approve before we proceed

Send the first work order to (858) 267-9438 by call or text, or by email, and it will be " "acknowledged inside one business hour.

Questions property managers ask us

Can you be added as an additional insured on our policy?

Yes. Send the endorsement requirement and the entity names that must appear, both the management company and the ownership entity, and we will have our insurer issue the certificate. Contact details and the certificate are supplied in the same exchange.

Do you work with Net-30 terms?

Yes, against a purchase order or work order number. Invoices reference your number so they clear your approval process without a query.

Will you deal with the tenant directly?

Yes, and we prefer to. We arrange the visit with the tenant, including access, so your leasing team is not relaying calls. You get the outcome and the documentation.

How fast can you get to a no-cooling call in summer?

Emergency work is triaged the same day and we aim for a 2 to 4 hour on-site window. In peak summer we triage strictly by risk: a refrigerator in an occupied unit comes before a spare unit in a vacant one.

Do you handle turnover volume, or only single calls?

Both. Turnover work is what makes a portfolio relationship worth running, so move-out dates are scheduled ahead of routine repairs. Send the make-ready list and we will work the units in an order that protects your rental dates.

Do you repair commercial laundry rooms and common-area appliances?

Yes. Laundry rooms, common-area refrigerators and commercial cooking equipment are all in scope. Those units take different parts, so tell us the equipment and we will confirm availability before committing to a date.

What areas do you cover for portfolio work?

Lemon Grove and the surrounding east San Diego communities: La Mesa, Spring Valley, El Cajon, National City and Chula Vista, with wider coverage for multi-unit work. If your portfolio spans further out, give us the property list and we will tell you honestly which sites we can serve well.

In-home appliance repair

Refrigerators, washers, dryers, dishwashers and ovens, repaired at the unit across east San Diego.

Refrigerator repair

No cooling, leaking, icing and compressor faults, the call that cannot wait for a rotation.

Washer and dryer repair

Drain faults, no-heat dryers, drum noise and leaking, the bulk of turnover appliance work.

Same-day appliance service

How the same-day window is held, and what governs it when the schedule is full.

Service areas

The communities covered, with what each one actually means for response time.