Comprehensive Mechanical Maintenance
One contract. Complete coverage. Predictable costs. Our comprehensive maintenance programs include scheduled preventive care, all repairs, replacement parts, and 24/7 emergency response—eliminating budget surprises and giving boards peace of mind.
Designed for property managers who need reliable mechanical systems without the administrative burden of managing multiple contractors and approving endless repair quotes. Hudson becomes your single point of accountability for everything in the mechanical room.
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Fixed costs
Annual contract pricing with no surprise repair bills or approval delays.
Parts included
Wear items and common repair parts covered under contract.
24/7 emergency
Guaranteed response times with no after-hours surcharges.
Single vendor
One contractor, one contact, one invoice—simplified management.
What makes comprehensive different
Most maintenance contracts cover inspections and minor adjustments—then bill separately for every repair, part, and emergency call. Comprehensive contracts flip that model: you pay a predictable annual fee, and we handle everything.
❌ Traditional maintenance contracts
- Scheduled visits only—repairs billed separately
- Every repair requires quote approval and PO
- Parts marked up 30-50% and billed extra
- After-hours calls at premium rates
- Multiple contractors for different equipment
- Unpredictable annual spend
- Finger-pointing when issues arise
- Property manager time spent coordinating repairs
✓ Hudson comprehensive programs
- All preventive maintenance included
- Repairs performed without approval delays
- Common parts and wear items included
- 24/7 emergency response at no extra charge
- Single contractor for all mechanical systems
- Fixed annual cost for budgeting
- Clear accountability—one vendor, one throat to choke
- Property manager time freed for other priorities
What's included in comprehensive coverage
Our comprehensive contracts are customized to your building's equipment, but all programs share a common foundation of complete coverage.
Preventive maintenance (all included)
- Scheduled inspections per manufacturer specifications
- Seasonal startups and shutdowns
- Filter changes on all equipment
- Belt replacements and tensioning
- Lubrication of all bearings and moving parts
- Combustion analysis and burner tuning
- Refrigerant leak checks and logging
- Control calibration and sequence verification
- Cleaning of coils, strainers, and heat exchangers
- Water treatment coordination and oversight
Repairs & parts (all included)
- All labor for covered equipment repairs
- Pump seals, bearings, and couplings
- Motor starters, contactors, and relays
- Sensors, thermostats, and transducers
- Actuators and control valves
- Ignitors, flame rods, and gas valves
- Belts, pulleys, and fan blades
- Gaskets, seals, and packing
- Expansion tanks and air separators
- Minor refrigerant top-ups (major leaks excluded)
Emergency response (all included)
- 24/7/365 emergency dispatch
- Guaranteed response times (typically 2-4 hours)
- No after-hours, weekend, or holiday surcharges
- Direct line to on-call technician
- Coordination with building security and management
- Temporary measures to protect building and residents
- Follow-up repairs scheduled promptly
- Root cause analysis and prevention recommendations
Reporting & management (all included)
- Smart Mechanical Dashboard access
- Equipment health scores and trend analysis
- Photo-documented service visits
- Monthly activity reports
- Quarterly board summaries
- Annual equipment condition assessments
- Capital planning recommendations
- Compliance documentation (TSSA, refrigerant, etc.)
- Dedicated account manager
- Board meeting attendance (upon request)
What's typically excluded
Comprehensive contracts are designed to cover day-to-day operations and normal wear—not catastrophic failures or capital replacements. Common exclusions include:
- Major equipment replacement: Compressors, heat exchangers, boiler sections, motors over specified HP
- Catastrophic failures: Damage from floods, fires, power surges, or acts of God
- Third-party damage: Issues caused by other contractors or vandalism
- Code upgrades: Modifications required by changing regulations
- Refrigerant (major losses): Large-scale leaks requiring system recharge
- TSSA fees: Government inspection fees (we coordinate, you pay TSSA directly)
- Water treatment chemicals: Treatment vendor contracts are separate
Important: Exclusions are clearly defined in every contract. We discuss them upfront so there are no surprises.
Optional coverage add-ons
For buildings that want even more predictability, we offer optional coverage extensions:
- Compressor coverage: Extended warranty-style protection for chiller and heat pump compressors
- Motor coverage: Replacement coverage for motors over standard thresholds
- Generator maintenance: Full coverage for emergency generators
- BAS support: Software updates, programming changes, and graphics development
- Water treatment: Bundled chemical treatment and testing program
- Energy management: Ongoing optimization and utility monitoring
Equipment covered under comprehensive programs
Comprehensive contracts cover all major mechanical systems in your building. Equipment is inventoried during onboarding and listed in your contract with specific coverage terms.
Heating Systems
- Gas-fired boilers
- Condensing boilers
- Electric boilers
- Steam systems
- Heat exchangers
- Domestic water heaters
Cooling Systems
- Centrifugal chillers
- Screw chillers
- Air-cooled chillers
- Cooling towers
- Fluid coolers
- Free cooling systems
Air Handling
- Make-up air units
- Rooftop units
- Energy recovery units
- Exhaust systems
- Garage ventilation
- Pressurization fans
Pumping Systems
- Heating pumps
- Chilled water pumps
- Condenser pumps
- Booster pumps
- Sump pumps
- Sewage ejectors
Controls
- Building automation
- DDC controllers
- VFD drives
- Pneumatic controls
- Energy metering
- Alarm systems
Specialty
- Pool equipment
- Heat recovery
- Glycol systems
- Water treatment
- Generator support
- Humidification
Brands we service: Carrier, Trane, York, Lennox, Weil-McLain, Lochinvar, Cleaver-Brooks, Aerco, Patterson-Kelley, Armstrong, Bell & Gossett, Grundfos, Marley, BAC, Evapco, Siemens, Honeywell, Johnson Controls, Distech, Delta, and virtually all commercial HVAC manufacturers.
The financial case for comprehensive coverage
Boards often ask: "Isn't comprehensive maintenance more expensive?" The answer depends on how you measure cost.
Example: 200-unit building, 15 years old
| Preventive Only | Comprehensive | |
|---|---|---|
| Base contract | $24,000 | $48,000 |
| Avg. annual repairs | $18,000 | Included |
| Emergency calls (avg) | $8,000 | Included |
| Parts markup | $4,000 | Included |
| Total annual cost | $54,000 | $48,000 |
| Budget variance risk | ±$15,000 | Fixed |
*Example only. Actual costs depend on building size, equipment age, and condition.
Beyond the numbers
- Budget certainty: Comprehensive contracts let you budget a fixed annual amount—no special assessments for unexpected repairs.
- Time savings: Property managers spend 5-10 hours monthly managing repair approvals, quotes, and scheduling with preventive-only contracts.
- Faster repairs: No approval delays mean issues get fixed immediately, reducing resident complaints and preventing secondary damage.
- Better maintenance: When repairs are included, technicians fix issues when found instead of deferring to avoid billing awkwardness.
- Reduced risk: Clear accountability and documentation protect the board if issues arise.
Onboarding process
Transitioning to a comprehensive program is straightforward. We handle the heavy lifting so property managers can focus on other priorities.
- Equipment audit: Complete inventory of all mechanical equipment with make, model, serial, condition, and age assessment.
- Historical review: Analysis of past service records, repair patterns, and known issues.
- Custom proposal: Detailed scope of work, coverage terms, exclusions, and pricing tailored to your building.
- Board presentation: We can present directly to your board to answer questions and explain coverage.
- Contract finalization: Clear, plain-language agreement reviewed by both parties.
- Dashboard setup: Equipment loaded into Smart Mechanical Dashboard with baseline condition notes.
- Kickoff: Meet with superintendent and property manager to establish protocols and communication.
Typical timeline
- Week 1: Initial site visit and equipment audit
- Week 2: Proposal development
- Week 3-4: Board review and approval
- Week 5: Contract execution and dashboard setup
- Week 6: Program kickoff and first scheduled visit
What we need from you
- Access to mechanical rooms for audit
- Historical service records (if available)
- Equipment manuals (if available)
- Board meeting schedule for presentation
- Primary contact and emergency protocols
Smart Mechanical Dashboard
Every comprehensive program includes full access to Hudson's proprietary Smart Mechanical Dashboard—your centralized command center for building mechanical systems.
- Real-time status: See equipment condition, open issues, and scheduled visits at a glance.
- AI health scores: Algorithms flag equipment trending toward failure.
- Complete history: Every visit, repair, and part replacement documented.
- Issue tracking: Open items, repair history, and capital recommendations.
- Financial tracking: See contract utilization and compare to T&M.
- One-click reports: Board summaries, equipment reports, compliance docs.
For property managers & boards
Comprehensive contracts are designed to make property managers' lives easier and give boards confidence that their building is protected.
- Simplified administration: One contract, one invoice, one vendor relationship.
- Budget certainty: Fixed annual cost that can be built into operating budgets.
- Board presentations: We attend AGMs or board meetings to present status and answer questions.
- Capital planning: Detailed condition assessments inform reserve fund studies.
- Transition support: Comprehensive documentation eases PM transitions.
- Performance guarantees: SLAs for response times and resolution targets.
References available: We're proud of our track record and happy to connect you with boards at similar buildings.
Related services
- Preventive mechanical maintenance for buildings seeking scheduled inspections without full coverage
- Generator maintenance for emergency power systems
- Chiller maintenance for specialized cooling system care
- Cooling tower maintenance for heat rejection systems
- Capital projects for equipment replacements and upgrades
FAQs
Pricing is based on equipment inventory, age, condition, and historical repair patterns. We conduct a detailed audit and review past service records to develop accurate pricing. Newer buildings with reliable equipment pay less; older buildings with more repair-prone equipment pay more—but all get predictable annual costs.
Major equipment failures (compressors, boiler sections, large motors) are typically excluded from standard comprehensive contracts because they're capital expenditures, not maintenance items. However, we can add optional compressor or motor coverage for buildings that want maximum predictability, or quote these items separately when they occur.
Absolutely. Many buildings start with preventive maintenance to establish a relationship and understand their equipment's condition, then upgrade to comprehensive after a year or two. We can transition at any contract renewal.
Standard comprehensive contracts include 4-hour response time guarantees for critical equipment failures (no heat, no cooling, flooding). Premium tiers offer 2-hour guarantees. Response time is measured from first contact to technician on-site.
Yes. We coordinate closely with building staff and value their institutional knowledge. Superintendents often alert us to developing issues and provide access for scheduled and emergency visits. We view them as partners, not obstacles.
We review equipment condition, repair history, and any changes to the building 60-90 days before renewal. Pricing may adjust based on actual experience—if equipment performed better than expected, rates may decrease; if repairs were higher than anticipated, we'll discuss options to address root causes before adjusting pricing.
Comprehensive contracts typically have 30-90 day termination clauses with notice. We're confident in our service quality and don't want to lock in unhappy clients. If you're not satisfied, we'll work to address concerns—and if we can't, we'll part ways professionally.
Yes. We carry $5M commercial general liability, professional liability, and workers' compensation coverage. Certificates of insurance are provided upon request and can name your corporation as additional insured.
We coordinate all compliance-related maintenance and inspections. TSSA boiler inspections, refrigerant logging, Legionella sampling coordination, and fire safety interface testing are all part of our comprehensive scope. Government fees are separate, but we handle all coordination and follow-up.
Yes. We serve condominium buildings throughout the GTA, including Mississauga, Etobicoke, North York, Scarborough, Markham, Richmond Hill, and Vaughan. Our service area extends approximately 50 km from downtown Toronto.
Ready to discuss comprehensive coverage?
Request a proposal or schedule a complimentary building assessment. We'll review your equipment, discuss your building's needs, and provide a customized program recommendation with transparent pricing and clear coverage terms.
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