Rental property appliance repair in Farmington, NM
A tenant calling about a dead fridge or a washer that won't drain is a problem you need off your plate fast. We work directly with landlords and property managers, coordinate tenant access, and send back clear written notes on what failed.
- Answered 24/7
- Gas, electric and propane
- Farmington and the Four Corners
Landlord calls we handle
- Tenant reports fridge warm overnight
- Turnover unit needs every appliance checked
- Stacked washer leaking into the unit below
Quick answer
For rental property appliance repair, we take the call from the owner or manager, set up access with the tenant, diagnose the problem, and send a written summary of what failed and what it cost. Typical rental repairs in the Farmington area run about $147-$389 depending on the part. Turnover inspections cover every appliance before a move-in. For urgent tenant problems, our phones stay staffed 24/7.
Brands we repair: Whirlpool, GE, Samsung, LG, Maytag, Frigidaire, KitchenAid, Bosch, Kenmore, Electrolux, Amana, Speed Queen, Sub-Zero, Hotpoint
Appliance repair built around how landlords actually work
Owning or managing rentals means fielding appliance calls at bad times, often from tenants who describe the problem in ways that are hard to act on. A fridge that "sounds weird" could be a failing evaporator fan or a normal defrost cycle. We take that uncertainty off your hands. You give us the address, the tenant's name and number, and any access details. We call the tenant, set a time, and go find out what is actually wrong.
After the visit, you get a written note in plain language: which appliance, the model and serial number, what failed, what we replaced, and the cost. If the repair needs your approval first, we describe the problem, give you a price, and wait for your go-ahead before ordering parts. That record helps when you are deciding whether to keep patching an aging range or budget for a replacement next year.
Around Farmington, rental stock runs from older duplexes near downtown and student rentals around San Juan College to manufactured homes in the county and newer townhomes on the east side. We work on all of it, including stacked laundry closets, apartment-size ranges, older top-freezer refrigerators, and the propane appliances common in rural rentals outside city gas service.
Repairs we handle most often in rental units
These parts take the heaviest beating in rentals around town.
Refrigerator defrost systems
Defrost heaters, defrost thermostats and timers or control boards fail often in older rental fridges. We thaw the coil, test each part, replace the failed one, and note the fridge's age on your report.
Washer drain pumps and lid switches
Heavy use and pocket debris jam rental washer pumps. We clear the pump, replace it if the motor is gone, and check the lid switch and coupler while the cabinet is open.
Range igniters and surface elements
Gas range igniters and electric coil elements wear out under tenant use. We replace the failed part, check the receptacle or terminal block for burn marks, and test every burner before leaving.
Dishwasher gaskets and inlet valves
We replace worn door gaskets, cracked inlet valves and loose drain connections, then check for water damage under the cabinet so you know whether the floor needs attention.
Dryer elements, fuses and vents
A rental dryer that won't heat usually traces back to a lint-choked vent that popped the thermal fuse. We replace the fuse or element and flag the vent so the problem doesn't come right back.
Water heater elements and thermostats
Electric water heaters in rentals often lose one element or thermostat. We test both, replace what failed, and check the relief valve and tank bottom for signs of a leak.
Tenant complaints that usually mean a repair is due
These reports come up often, and each points toward a likely part.
Fridge cold but freezer melting
Tenants notice soft ice cream before anything else. An iced-up evaporator coil, caused by a burned-out defrost heater or a fan motor that quit, is typical, and it often gets worse over a few days.
Washer leaves clothes soaking wet
The machine finishes but the clothes drip. A clogged drain pump, a kinked drain hose, or a worn lid switch that blocks the spin cycle are all likely in rental washers that see heavy use.
Burner on the range won't light
On gas ranges, a cracked igniter or spill residue in the burner ports. On electric ranges, a burned surface element or a loose terminal block. Tenants often keep using the remaining burners for weeks.
Dishwasher leaking under the counter
Water damage under the cabinet is easy to miss until the floor swells. A worn door gasket, a cracked inlet valve or a loose drain hose clamp is usually to blame.
Dryer takes forever to dry
Rental dryers often have long, neglected vent runs full of lint. Slow drying can also mean a failing heating element or, on gas dryers, weak gas valve coils that drop the flame.
Water heater runs out fast
Short hot water on an electric unit usually means one failed element or thermostat. On gas or propane heaters, sediment buildup or a failing thermocouple are common causes in older rentals.
Typical rental appliance repair costs around Farmington
Below are common price bands we see on rental jobs here, parts and labor together. Your actual cost depends on the unit, and this is not a quote.
| Refrigerator defrost part replacement | $197-$389 |
|---|---|
| Washer drain pump or lid switch | $147-$318 |
| Range igniter or surface element | $153-$297 |
| Water heater element and thermostat | $168-$337 |
| Turnover check of a full appliance set | $129-$246 |
The model, the part and how easy the unit is to reach all move the price. Repairs above a set amount can wait for your approval, and we can send the price before ordering anything.
What Farmington-area rentals do to their appliances
A lot of the local rental stock dates from the 1950s to 1970s, when Farmington grew fast with the oil and gas boom. Those homes often have small kitchens, older gas shut-off valves, and shared 120-volt circuits that were never sized for modern appliances. Replacement ranges and dryers sometimes need a new flex connector or a corrected cord, and we check those connections whenever we work on a unit in an older rental.
Manufactured homes are common rentals across San Juan County, and many sit outside city gas lines. Their ranges, dryers and water heaters often run on propane, which means LP orifices and regulators have to match. A tenant who moved in with a natural gas range from a previous home may be cooking on the wrong setup without knowing it. At this elevation, a yellow or lifting flame is a sign worth checking. If a tenant ever smells gas, the right move is to leave the unit and report it to the gas company or 911 once they are outdoors.
Hard water and turnover wear add up too. Rentals on wells collect scale in dishwasher and washer valves quickly, and appliances in units that change hands every year rarely get regular cleaning. Dryer vents and fridge coils are often the most neglected parts of a rental, and they cause more repeat calls than anything else.
How a rental repair runs from your call to the written report
- Your call
You give us the details
Address, tenant name and number, the appliance and the complaint. Tell us any spending limit or approval rule, plus lockbox or key arrangements for vacant units.
- Same day
We contact the tenant
We call the tenant to set an access time that works for them. If we can't reach them, we let you know rather than showing up unannounced.
- On site
Diagnose and photograph
Our tech finds the failure, photographs the model tag and the failed part, and checks for related damage such as a wet subfloor or a scorched outlet.
- Before repairs
Approval if needed
If the cost is above your limit, we call you with the problem and the price and wait for a yes before replacing parts or placing an order.
- Afterward
Written notes to you
You get a summary: the appliance, model and serial, what failed, what we replaced, the cost, and any wear we'd watch. File it with the property records.
Repair or replace in a rental unit?
Rentals change the math. A homeowner might keep a 14-year-old fridge running for sentimental or budget reasons, but in a rental the question is cost per year of reliable use and how many tenant complaints you can live with. When a repair is more than about half the cost of a comparable new unit, or the same appliance has needed several repairs in a year, we'll tell you it's probably time to replace it.
When replacing makes sense, matching the new appliance to the space, the fuel type and the existing hookups matters. Propane rentals need an LP-ready range or the correct conversion kit installed. Our tech sets the replacement, hooks it up, runs it through a cycle, and check the gas or water hookup it ties into.
Ways landlords can cut down on appliance calls
- Keep a list of every appliance's model and serial number for each unit. It speeds up diagnosis and helps us order the right part on the first try.
- Have the dryer vents and refrigerator coils cleaned at every turnover. Neglected vents and coils cause more rental repair calls than almost anything else.
- Give tenants a short note at move-in on where the water shut-offs and breakers are, so a leak or sparking appliance gets stopped quickly.
- In rentals on well water, budget for more frequent dishwasher and washer valve service, and change refrigerator water filters on schedule.
- When replacing appliances across several units, matching brands and models makes parts easier to stock and repairs faster to finish.
Related repairs people book with rental property appliance repair
Where we handle rental property appliance repair
Farmington neighborhoods first, then the rest of San Juan County and southwest Colorado. Pick your area for local notes, or see all 41 locations.
Rental Property Appliance Repair questions from Farmington homeowners
Do you coordinate rental property appliance repair directly with tenants?
Yes. Give us the tenant's name and number and we call them to set up access. If we can't reach them or they need to reschedule, we let you know. For vacant units, we work with lockbox codes or key pickup arrangements you set.
Will I get written notes after a rental appliance repair?
Yes. After each visit, we send a plain summary covering the appliance, model and serial number, what failed, what we replaced, and the cost. It's useful for property records and for deciding when an older unit should be replaced.
Can you check every appliance during a rental turnover?
We can. A turnover check covers the fridge, range, dishwasher, washer, dryer and water heater, plus coil cleaning and a dryer vent check. You get notes on anything worn or failing before the next tenant moves in.
Do you need my approval before making a rental appliance repair?
Only if you want that. Many owners set a dollar limit: anything under it gets fixed on the spot, anything over it waits for a call. Tell us your rule when you first call and we'll follow it every time.
Do you repair appliances in rental manufactured homes outside Farmington?
Yes. Manufactured homes are common rentals across San Juan County, and many run on propane. We work on their ranges, dryers, water heaters and refrigerators, and we check LP setup and venting when gas appliances are involved.
What if a tenant smells gas from a rental appliance?
Get the tenant out of the unit right away. They should phone 911 or the gas company once outdoors, without using switches or lighters on the way out. Once the utility has cleared the home, call us and we'll diagnose the range, dryer or water heater.
Need rental property appliance repair today?
Call any hour. A real person picks up, takes the model number and sets the visit.