Refrigerator Repair
Warm fresh food section, back-wall frost or nonstop running. We trace the refrigerator fault and repair it at your home.
See the repairInstalls and scheduled care
Rental property appliance repair for Los Angeles landlords
For landlords and property managers, a broken appliance means a tenant waiting, a unit access problem and a bill to route. We repair fridges, stoves, washers and dishwashers in Valley rentals and keep everyone informed.
- Phone answered 24/7
- Office in Sun Valley
- Price before the work
$215 to $525 typical for refrigerator not cooling
Quick answer
Rental property appliance repair is the same repair work done with the extra steps a rental needs: confirming who authorizes the work, arranging access with the tenant, reporting what we found to the owner or manager, and invoicing the right party. Owners or managers can call any hour with the unit address and tenant contact. We give the price to the person paying before any work starts.
We repair Whirlpool, GE, Samsung, LG, KitchenAid, Bosch, Sub-Zero, Wolf, Thermador and the other names found in Valley kitchens and laundry rooms.
WhirlpoolGESamsungLGFrigidaireKitchenAidMaytagBoschSub-ZeroWolfThermadorVikingKenmoreMiele
The short version
Repairs that fit how rentals actually run
In a rental, three people care about one broken fridge: the tenant living with it, the manager handling the request, and the owner paying for it. A repair goes smoothly when all three know what is happening, and slowly when the technician arrives to a locked door. Our rental process is built to keep all three in the loop.
We set up rental calls with that in mind. When the owner or manager calls, we take the unit address, the tenant's name and phone, any gate or garage codes, and who approves the price. We then call the tenant to agree on an access window.
After the visit, the owner or manager gets a short note: the appliance, the model, what failed, what we replaced or what part is on order, and the price. The invoice goes to whoever approved the work, not to the tenant, unless you tell us otherwise. Managers with several properties can ask us to label each note by building and unit.
Parts and repairs
Rental services we offer owners and managers
Beyond the repair itself, these are the steps that make rental service easier to manage from a distance. They cut down phone tag between the owner, the manager and the tenant. Each one is set up on the first call.
- Tenant access coordinationWe call the tenant directly to set a window that works and confirm the day before.
- Authorization on fileWe record who approves work and up to what amount, so we can proceed or call first.
- Photo and note reportThe owner or manager gets photos of the failed part and the model tag with a written summary.
- Invoices to the ownerBills go to the owner or the management company, with the unit address on each invoice.
- Turnover appliance checksBetween leases we test each appliance, clean coils and filters, and list anything near failure.
- Repair or replace adviceWe tell you when a unit is not worth fixing and what size and hookups a replacement needs.
- Replacement installsWhen you buy a replacement, we install it on the existing hookups and remove the old unit.
- Multi-unit schedulingFor buildings with several requests, we group visits on the same day where we can.
Los Angeles price ranges
Typical rental appliance repair prices in Los Angeles
Rental repairs are priced like any other repair. These are common figures for the appliances found in most Valley rental units. Turnover checks are priced per appliance so you can choose which ones to include.
| Repair | Typical range | What moves the price |
|---|---|---|
| Refrigerator not cooling | $215 to $525 | Relay, fan, defrost part or control board |
| Range burner or oven igniter | $165 to $345 | Gas or electric and model |
| Dishwasher leak or drain | $165 to $355 | Pump, gasket or hose |
| In-unit washer drain pump | $195 to $365 | Stacked or standalone |
| Turnover check, per appliance | $65 to $115 | Appliance type and cleaning needed |
Typical Los Angeles ranges. The real price depends on the part and the diagnosis, and the person who pays hears it before we begin.
Step by step
How a rental repair call is handled
Every visit follows the same order, so you always know what comes next and what it costs.
Owner or manager calls
Phone any hour with the unit address, tenant contact, appliance and who approves the price.
Tenant access
We contact the tenant, agree on an access window and confirm gate or garage entry.
Diagnosis and price
The technician tests the appliance and the price goes to the person paying before work starts.
Repair and report
We repair or order the part, then send the owner a note with photos and the model tag.
Test run
We run the appliance in front of the tenant so they can confirm it is working.
Symptoms
Rental appliance calls we get most
- Tenant reports a warm fridgeRefrigeration complaints come first, because spoiled food turns into a tenant relations issue fast.
- Range burner or oven outA burner that will not light or an oven that will not heat is a common move-in or mid-lease request.
- Dishwasher leakingLeaks under the sink or at the door can damage cabinets and the unit below in multi-story buildings.
- Washer in a unit will not drainIn-unit washers in condos often clog the pump with small items and lint.
- Disposal jammedDisposals in rentals take more abuse than most, and jams are frequent between turnovers.
- Turnover check neededBetween tenants, owners often want each appliance tested before the next move-in.
Here in the Valley
Apartment and condo buildings in North Hollywood and Panorama City
North Hollywood, Van Nuys, Valley Village, Panorama City and Sherman Oaks hold a large share of the Valley's apartments and condos. Many buildings date from the 1960s to the 1980s, with tuck-under parking, coded gates and narrow stairwells instead of elevators. Kitchens tend to be compact, with the range and fridge on one short wall.
Those details change how a visit runs. We ask for gate and garage codes up front, confirm where the technician can park, and plan to carry parts up stairs. For buildings near the NoHo Arts District with street parking only, we let the tenant know when we are close so the door is open.
Worth weighing
Repair or replace in a rental unit
In rentals, the goal is a working appliance with the least downtime. A repair that finishes on the first visit usually beats waiting for a new unit to be ordered, delivered and installed. Tenants also notice when a problem is fixed in one trip.
Replacement makes sense when the appliance is older and the repair is a large share of a new unit's price, or when the same unit keeps failing between tenants. We give you both numbers so the decision is clear. The choice always stays with the owner.
Before you call
Information that speeds up a rental repair
Safe checks only. If anything smells hot, sparks or involves gas, stop and call.
- Ask the tenant for the model number tag photo and a short description of the problem.
- Have the tenant's phone number and preferred access times ready when you call.
- Share gate, lobby and garage codes or where the lockbox is.
- Tell us who approves the price and the amount we can proceed with without calling.
- Ask tenants to close the water valve for any leaking dishwasher or washer until we arrive.
Neighborhoods and ZIP codes
Where we handle rental property appliance repair calls
Our Sun Valley office sends technicians across the Valley and the cities around it. These are the places we visit most for rental property appliance repair.
- Sun Valley 91352
- North Hollywood 91601
- Valley Village 91607
- Studio City 91604
- Sherman Oaks 91403
- Van Nuys 91405
- Lake Balboa 91406
- Encino 91436
- Tarzana 91356
- Woodland Hills 91364
- West Hills 91307
- Northridge 91324
- Granada Hills 91344
- Porter Ranch 91326
- Chatsworth 91311
- Mission Hills 91345
- Sylmar 91342
- Sunland-Tujunga 91040
- Burbank 91505
- Glendale 91205
- Pasadena 91101
- La Cañada Flintridge 91011
- San Fernando 91340
- Santa Clarita 91355
- Calabasas 91302
- Simi Valley 93065
- Thousand Oaks 91360
Questions
Rental Property Appliance Repair questions we hear in Los Angeles
Can tenants call you directly for rental property appliance repair?
Yes, but we confirm who pays first. For rental property appliance repair, tenants can call and describe the problem. Before work starts we need the owner or manager's approval unless the tenant is paying. That avoids billing disputes later.
Who receives the invoice for rental property appliance repair?
The invoice goes to whoever approved the rental property appliance repair, usually the owner or management company, with the unit address on it. Tell us when you call if a different party, such as the tenant, is responsible under the lease.
Do I need to be present for rental property appliance repair?
No. For rental property appliance repair, the owner or manager does not need to be on site. We arrange access with the tenant, and you get a note with photos, the model tag, what failed and the price after the visit.
Can you check appliances between tenants as part of rental property appliance repair?
Yes. Turnover checks are a regular part of our rental property appliance repair work. We test each appliance, clean the refrigerator coils and dishwasher filter, check hoses and gaskets, and list any parts close to failure before the next tenant moves in.
Can rental property appliance repair be scheduled for several units at once?
Yes. If a building has several open requests, we group the rental property appliance repair visits on the same day where the schedule allows. Send us each unit number, the appliance and the tenant contact when you call.
What if a tenant is not home for the rental property appliance repair appointment?
We call the tenant on the way. If no one answers and there is no lockbox or approved entry, we contact the owner or manager before leaving. For rental property appliance repair, setting up access ahead of time is the best way to avoid a missed visit.
Also on our list
Related repairs
Range & Stove Repair
Freestanding and slide-in gas, electric and dual-fuel ranges with dead burners, clicking igniters or tipping risks. Repaired on site.
See the repairDishwasher Repair
Standing water, leaks under the door, cloudy glasses and dishes that come out dirty. We fix pumps, valves, latches and boards.
See the repairGarbage Disposal Repair
Garbage disposal repair for jams, humming motors, leaks under the sink and units that trip their reset button.
See the repairAppliance Installation
Kitchen appliance installation for ranges, wall ovens, cooktops, refrigerators, microwaves and dishwashers on your existing hookups.
See the repairNeed rental property appliance repair today?
Call now. We answer every hour of every day and will tell you what we will check first.