- Home
- Businesses
The buildings too small for a facilities team
Suites, clinics, studios, salons and trade counters around Bellevue and Redmond — where the heating is somebody's third job and the landlord's contract covers the roof but not the air.
What we cover
Small buildings, done the same way as large ones
- Planned serviceOnce or twice a year depending on the equipment and the use, with a written record per unit rather than a signature on a sheet.
- BreakdownsDiagnosed and priced before the work. We tell you what it will cost to keep it going and what it would cost to stop doing that.
- Rooftop and split systemsThe packaged units and splits that sit over most small commercial floors in this area, including the ones nobody has opened in years.
- Ductless and VRFRoom-by-room systems in suites and clinics, where each head has its own history and its own filter nobody cleans.
- Extract and make-up airSalons, labs, workshops and tea points that take air out of a building without a deliberate way of putting it back.
- Controls and schedulesMaking the equipment run during the hours the building is used, which is more often the fix than anything mechanical.
Leases
Find out whose equipment it is before it breaks
In a small leased suite, the split between what the landlord maintains and what the tenant maintains is often unclear until something fails on a Friday. We have seen the same argument in a dozen buildings.
We will tell you what we can see and what it suggests — which unit serves your space, what condition it is in, and what a reasonable maintenance interval looks like. Who is contractually responsible for it is a question for your lease, and we will not pretend otherwise.
Who calls us
The buildings we know best
- Clinics and consulting roomsRooms that need their own temperature and their own air, on a schedule that matches the clinic day rather than the building's.
- Studios and salonsHigh occupancy in a small volume, and extract that fights the front door every time somebody opens it.
- Professional suitesA floor split between three tenants on one system, where nobody agrees about the setpoint.
- Trade counters and workshopsDoors open to the weather, unit heaters, and equipment that was sized when the space was something else.
- Small labs and test roomsWhere the temperature matters to the work, and where somebody needs to know when it drifts.