Measured, Not Just Visited

Preventive Maintenance

A PM visit that produces no readings is a cleaning service with a clipboard.

A Real PM Produces Numbers

The difference between a preventive maintenance program that works and one that is a line item on a budget is whether anyone writes down a measurement. Changing a filter and wiping down a unit is housekeeping. Recording head pressure, superheat, subcooling, amperage draw against nameplate, and temperature differential across the coil — visit after visit — is a trend line, and a trend line is what lets you catch a failure before it happens.

That is what we mean by preventive. Not "we came by." Rather: this compressor is drawing more amps than it did in March, this condenser approach is climbing, this system has needed refrigerant twice this year — here is what that means and here is what it will cost you if it is ignored.

Intervals follow the equipment and the environment, not a one-size calendar. A rooftop unit above a restaurant exhaust hood in Houston fouls dramatically faster than the identical unit on an office in Plano, and its schedule should say so.

HVAC Preventive Maintenance Scope

Condenser and evaporator coil inspection and cleaning — the single highest-value recurring task on the list.

Filter inspection and replacement, with airflow and static pressure verified rather than assumed.

Refrigerant circuit measurement: superheat, subcooling, and head/suction pressures against the manufacturer’s charging chart.

Electrical inspection — amperage draw against nameplate, contactor condition, capacitor microfarad readings, and terminal tightness.

Belts, bearings, blower wheel condition, and motor lubrication where applicable.

Condensate pan, drain line, trap, and overflow switch verified functional — not just visually inspected.

Economizer operation, damper travel, actuator function, and changeover setpoint confirmed.

Safety and limit controls tested rather than bypassed.

Controls and thermostat verified against the sequence of operations, including schedules and setpoints.

Written report with measured values, trend comparison to prior visits, and prioritized findings.

Refrigeration Preventive Maintenance Scope

Condenser coil cleaning and head pressure verification on every condensing unit and rack.

Evaporator coil condition and defrost cycle verification — initiation, termination, and complete drainage.

Box and case temperature verification against holding requirements, using calibrated instruments rather than the on-board display.

Door gaskets, sweeps, closers, hinges, and heater wire on walk-ins and reach-ins.

Refrigerant charge assessment and leak check — a system that needs regular top-off is a leak, not a maintenance item.

Oil level and return on rack systems, plus compressor run hours and cycle counts.

Drain lines, traps, and heat tape, particularly on freezers where a frozen drain floods the floor.

Temperature monitoring and alarm functionality confirmed — an alarm that nobody has tested is not an alarm.

Ice machine descaling and sanitation on the manufacturer’s recommended interval.

Written report with measured temperatures, findings, and any compliance-relevant refrigerant records.

Put Your Equipment on a Schedule

Preventive maintenance across East Texas, Houston, and DFW.

Request a PM Proposal (979) 985-2628

Related Services

Service Agreements

Coil & Filter Programs

Inspections

Commercial Refrigeration