An AC maintenance contract, usually called an AMC, can save a lot of hassle. Instead of calling someone every time something goes wrong, you have a company responsible for keeping your system in order all year. But AMCs vary widely, and two contracts with a similar headline price can cover very different amounts of work. Before you sign, read the detail. Here is what to look for.
Visit frequency
Start with how many scheduled visits are included and when they happen. Many residential contracts include a visit every three or four months, while busier properties and commercial sites often need more. Check whether the schedule is fixed or flexible, and whether the visits are timed sensibly, with the main work done before the peak of summer rather than in the middle of it.
What happens on each visit
"Preventive maintenance" means little unless the contract spells it out. Ask for a written checklist. A good one will list items such as filter cleaning, coil inspection, drain line flushing, electrical checks, thermostat checks, refrigerant pressure readings and outdoor unit cleaning.
Also check whether any visit includes a full deep clean, where the indoor unit is dismantled and the coil, blower and drain pan are cleaned. Many contracts include one a year. If yours does not, find out what it would cost to add.
Parts and consumables
This is where contracts differ most. Some include only filters, cleaning chemicals and minor consumables. Others include certain parts, such as capacitors or contactors, up to a limit. Comprehensive contracts may cover most parts, at a higher price. Read carefully:
- Which parts are included, and is there a cap per item or per year?
- Is refrigerant included, and does that cover finding and fixing the leak or just topping up?
- Are compressors and other major components covered, excluded or offered at a discount?
- Will you be asked to approve chargeable work before it is carried out?
Call-out terms
Breakdowns rarely wait for a scheduled visit. Check how many emergency call-outs are included, whether there is a charge for each one beyond that, and whether evenings, weekends and public holidays are covered or charged differently. Find out how you report a fault and whether you will have a single point of contact.
Response commitments
A promise of "fast response" is not a commitment. Look for stated response times for emergencies and for routine faults, and check what counts as an emergency. In a Dubai summer, a complete loss of cooling in an occupied home, a server room or a clinic is urgent. Ask, too, what happens if a repair cannot be finished on the first visit, for example when a part has to be ordered.
Reporting and service log
Good contractors keep records. After each visit you should receive a short report showing what was checked, what was found, the readings taken and any recommendations, ideally with photos. Over time this builds a service log that is useful when a unit needs replacing, when a property is sold or let, or when there is a disagreement about the condition of the system at handover. For facility managers, the log also helps with planning and budgeting.
Exclusions
Every contract has exclusions, and they should be stated plainly. Common ones include damage from misuse or electrical faults outside the unit, units not listed in the contract, and problems that existed before the contract started. Duct cleaning is usually a separate job, and chillers or water tanks may need their own arrangements.
A reputable company will normally inspect your units before quoting and note anything already faulty, so there is no argument later about what was covered.
Landlord or tenant?
Who is responsible for AC maintenance depends on your tenancy contract, so check it before you sign anything else. Landlords often take an AMC across a building or portfolio, which keeps maintenance consistent and protects the asset. In some villas and apartments, the tenant handles routine maintenance while the landlord covers major repairs.
If you are a tenant, make sure the AMC covers the units in your home, and agree with the landlord in writing who pays for parts and major repairs. If you are a landlord, check whether the contract carries over when tenants change and whether the visit reports are shared with you.
Questions to ask before signing
- Is the company approved by Dubai Municipality?
- Will they inspect the units before giving a quote?
- Are the technicians employed directly or subcontracted?
- What happens at renewal, and can you cancel if the service falls short?
A good AMC is specific. It says how often, what is done, what is covered, how quickly someone comes and what you receive afterwards. If a contract is vague on any of these points, ask for the detail in writing before you commit, and if you would like an independent look at your units first, airnuvia offers a free inspection.
