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HVAC and Plumbing for Property Managers and Landlords in Tampa Bay
Home Therapist Cooling, Heating, and Plumbing is the AC and plumbing company for property managers, landlords, short-term rental hosts and condo owners across Hillsborough, Pinellas and Pasco counties. One account covers every property. Send us the name and number of your tenant and the problem, and you can forget about it: we schedule directly with your tenant, diagnose the problem, and send you a written quote with photos. Nothing is done without your approval, and every invoice carries the property address. The diagnosis is FREE at any hour, and there is no after-hours trip fee.
- HVAC CAC1819196 and plumbing CFC1431159
- $1M liability plus workers’ comp
- 4.8 stars from 1,300+ reviews
- No after-hours trip fee
At a glance
- Diagnosis
- FREE, at any hour, with no after-hours trip fee
- Tenant calls
- Hand them off: we schedule directly with your tenant
- Approval
- Nothing is done without your OK
- Paperwork
- Certificate of insurance and W-9 on request
- Billing
- Invoice terms for approved accounts, one account for every property
- Scheduling
- Priority for account customers
- New AC system
- $6,643 to $18,540 installed, plus the permit fee
- Coverage
- Hillsborough, Pinellas and Pasco counties
What we handle at your rentals
In the last two years we have worked for more than 50 landlords and property managers across Tampa Bay, and most of them have called us back for more work. These are the calls we run most.
AC not cooling
The most common tenant call in Tampa Bay. Clogged drain lines, failed capacitors and frozen coils are the usual causes. See AC repair.
AC and heat pump replacement
When a rental system is done, we quote the options in writing, from the lowest-cost Goodman Value line up.
Water heaters
No hot water, leaking tanks and replacements, with the old unit hauled away. See water heater repair.
Leaks and clogs
Leak detection is FREE with the diagnosis. Clogged toilets, sinks and main lines are cleared by auger or hydro jet.
Toilets, faucets and fixtures
Running toilets, dripping faucets, disposals and shutoff valves, the small items that turn into water damage when a tenant ignores them.
Between tenants
An AC and plumbing check before the next tenant moves in, with anything we find quoted in writing so you can decide before the lease starts.
Recent work
Real photos from Home Therapist jobs around Tampa Bay. We have completed more than 12,000 jobs since 2020.
What our customers say
Recent Google reviews, refreshed every day. See all our reviews.
My outside unit stopped working over the weekend. I called Home Therapist on a Sunday and was able to book an appointment for the next day;not needing to leave a message and…
The guys are very professional and very reliable.
MaintenanceThey were quick and available, when my AC was completely out they were able to come out within 24 hours and quickly found the issue and resolved it same day. Their preventative…
Very professional and easy to work with. Showed up on time, provided details with different options and was able to make the repairs same day. Great job & thank you!
Water heaterI have use Home Therapist for heat pump replacement, dishwasher repair and most recently hot water heater replacement. They have been exceptional for each job! Highly recommend
Water heaterI had a great experience with Home Therapist Cooling, Heating, and Plumbing. We were getting our house ready to sell and the home inspection identified several plumbing issues that needed to be…
AC installI was in need of air conditioning for my detached garage. My AI search for the most trustworthy mini-split AC installer led me to Home Therapist; my expectations were exceeded. Scheduling a…
AC installExcellent service from Richard! He was professional, courteous, and very knowledgeable. He fixed my A/C problem quickly and explained everything clearly. I highly recommend Richard for anyone needing A/C service. had a…
AC repairI had a great experience with Home Therapist AC Repair. Alejandro arrived on time to diagnose why my AC wasn't cooling and quickly found the problem that the previous company had missed.…
Hand off the tenant call and forget about it
You should not have to play phone tag between a tenant and a technician. Give us the tenant once and we run the rest, while you keep every decision about money.
- You send the callCall, text or email us the property address, the name and number of your tenant, and what they reported.
- We schedule with the tenantWe call your tenant directly, set a time that works for them, and keep you posted.
- FREE diagnosis, quote to youA licensed tech finds the problem and sends you a written quote with photos. The diagnosis is FREE at any hour.
- You approve, we fix itNothing is done without your approval. After the repair you get photos and an invoice with the property address.
Prefer to set the appointment times yourself? Tell us when you open the account and we will go through you instead.
How a property account works
Managing rentals means juggling owners, tenants and vendors. This is how we keep our part simple.
- Hand off the tenant callSend us the name and number of your tenant and the problem, and you can forget about it. We call your tenant, set the time, diagnose the problem and send you the written quote with photos. If you would rather set the times yourself, we go through you instead.
- Nothing without your approvalWe never quote the tenant and never start a repair the tenant asks for on their own. The quote goes to you, and the work starts only after you approve it.
- Certificate of insurance on requestWe email a certificate of insurance ($1M general liability, plus workers’ comp) and a W-9 when you ask, so you can set us up as a vendor before the first visit.
- Invoice terms for approved accountsApproved business accounts can pay on invoice terms instead of paying at the time of service.
- One account for every propertyOne contact and consolidated invoices across all of your locations or rentals. Each invoice shows the address the work was done at.
- Priority schedulingAccount customers get priority on our schedule. We are open 24 hours, 7 days a week, and there is no after-hours trip or dispatch fee.
- FREE diagnosis, written quotesThe diagnosis and the estimate are FREE. You approve a written quote before any work starts, so there are no surprise invoices.
- Photos of the workOur techs photograph what they find and what they fix, and we can send the photos with the invoice.
Repair or replace at a rental
A rental decision weighs the repair against how long you plan to hold the property and how many more tenant calls the old system will cause. We price both options in writing so you can compare.
- New AC systems$6,643 to $18,540 installed, from the Goodman Value line to Daikin Elite, plus the permit fee. Many rental owners choose Goodman Value, our lowest-cost new system.
- New heat pump systems$7,161 to $18,540 installed, plus the permit fee. Every install includes a thermostat, and we haul the old system away.
- Water heatersA Rheem electric tank water heater runs $1,484 to $3,156 installed, plus the permit fee. An element or thermostat repair is $349.
- Older systemsSystems that use R-22 get more expensive to recharge every year, because U.S. production of R-22 ended in 2020. A leaking R-22 system is usually a replacement candidate.
- PermitsOn replacements we pull the permit and schedule the inspection, and the permit fee is billed separately. A closed permit is one less question when you sell the property.
- One-day installsAC replacements and duct replacements are finished in one day, so the unit is not empty or uncomfortable for long.
More detail: repair or replace a rental heat pump and what a new AC costs in Tampa Bay.
What Florida law says about rental repairs
Florida Statute 83.51 sets a landlord’s basic maintenance duties. In plain terms:
- Plumbing: the landlord must keep the plumbing in reasonable working condition.
- Heat and water: for rentals other than a single-family home or duplex, the landlord must provide working heat during winter, running water and hot water, unless the lease says otherwise in writing.
- Air conditioning: the statute does not list air conditioning. Your lease, your HOA rules or a local code may still require it, and in a Tampa Bay summer a tenant without AC becomes an urgent call either way.
This is a plain-language summary, not legal advice. Check your lease and talk to a Florida real estate attorney about your situation.
Short-term rentals. Tell us the next check-in date when you call and we will plan around it.
Condos and townhomes. We follow the association’s rules for roof and closet access and work hours, and we email the association a certificate of insurance when it asks for one.
Vacant units. Leave us a lockbox code or meet us there; we photograph the work so you can see it without driving out.
Tenant without AC or hot water right now?
Call or text, day or night. The diagnosis is FREE at any hour, there is no after-hours trip fee, and you approve the price before any work begins.
Maintenance for rentals: the Home Therapy Club
Regular maintenance catches the small parts that wear out, like a weak capacitor or a clogged drain line, before they become a tenant emergency. Each rental can be on the Home Therapy Club.
- $20 a month per AC systemOr $220 a year prepaid. Each extra AC system is the same $20.
- Two AC tune-ups a yearPlus one plumbing visit a year per home: a water heater flush, a whole-house plumbing inspection and a water quality test.
- Scheduled for youOur office schedules the member visits automatically, so nobody has to remember. Members pay no overtime.
- Drain line re-clearIf the AC drain line clogs within 60 days after a tune-up, we clear it again for FREE.
Guides and job records for rental owners
Written from our own rental jobs. Customer names and street numbers are left out.
Where we work for property managers
We serve the three counties of Tampa Bay from our shop at 1408 W Linebaugh Ave in Tampa.
Hillsborough County
Tampa, Brandon, Riverview, Carrollwood, Town ‘n’ Country, Plant City, Ruskin, Sun City Center, Apollo Beach, Valrico, Lutz, Seffner
Pinellas County
St. Petersburg, Clearwater, Largo, Dunedin, Oldsmar, Safety Harbor, Pinellas Park, Seminole, Tarpon Springs, Treasure Island, St. Pete Beach
Pasco County
Wesley Chapel, Land O Lakes, New Port Richey, Holiday, Hudson, Trinity, Zephyrhills, Dade City
Property manager and landlord questions
Do you work with property managers and landlords in Tampa Bay?
Yes. Home Therapist handles AC, heating and plumbing for property managers, landlords, short-term rental hosts and condo owners in Hillsborough, Pinellas and Pasco counties. In the last two years we have worked for more than 50 landlords and property managers, and most of them have called us back for more work.
Can you schedule directly with my tenant?
Yes, and most managers prefer it. Send us the name and number of your tenant and the problem, and we take it from there: we call the tenant, set the time, diagnose the problem and send you the written quote with photos. The repair is quoted to you, not the tenant, and nothing is done without your approval. If you would rather set the times yourself, we go through you.
Do you send a certificate of insurance and a W-9?
Yes. We email a certificate of insurance showing $1M in general liability plus workers’ comp, and a W-9, when you ask. We can also send one to a condo association before a job.
Can I have one account for several properties?
Yes. One account covers all of your properties, with one contact and consolidated invoices that show the address of each job. Approved accounts can pay on invoice terms, and account customers get priority scheduling.
Is there an after-hours fee for tenant emergencies?
No. There is no after-hours trip or dispatch fee, and we are open 24 hours a day, 7 days a week. The diagnosis is FREE at any hour.
How much does it cost to replace the AC in a rental?
New AC systems run $6,643 to $18,540 installed, from the Goodman Value line to Daikin Elite, plus the permit fee. Many rental owners choose Goodman Value, our lowest-cost new system. Every install includes a thermostat, and we haul the old system away.
Does Florida law require landlords to provide air conditioning?
Florida Statute 83.51 does not list air conditioning. It requires landlords to keep the plumbing in reasonable working condition and, for rentals other than a single-family home or duplex, to provide working heat in winter, running water and hot water. A lease, HOA rules or a local code can still require AC. This is not legal advice.
Can my rental properties be on a maintenance plan?
Yes. Each rental can join the Home Therapy Club for $20 a month per AC system, or $220 a year prepaid. It includes two AC tune-ups a year and one plumbing visit a year per home, and our office schedules the visits automatically.
Do you work on condos and short-term rentals?
Yes. For short-term rentals, tell us the next check-in date and we will plan around it. For condos, we follow the association’s access rules and send the association a certificate of insurance when it asks.
Will you send photos of the work?
Yes. Our techs photograph what they find and what they fix, and we can send the photos with the invoice so you can see the job without driving out.
Who approves the repair, me or the tenant?
You do. We quote the repair to the property manager or owner on the account, and nothing is done without that approval. The diagnosis is FREE.
Set up a property account or request service
Tell us about your properties. A team member will call or text to set up your account, send a certificate of insurance if you need one, and schedule any open repairs.
- FREE diagnosis at any hour
- Certificate of insurance and W-9 on request
- Invoice terms for approved accounts
- Hablamos español. Check the box and a Spanish-speaking team member will reach out.
Prefer email? Write to service@callhometherapist.com. Emergency? Call (813) 343-2212 now instead of waiting.
More ways we work with businesses
One HVAC and plumbing company for every property you manage
Open 24 hours, 7 days a week. The diagnosis and the estimate are FREE, and you approve the price before any work starts.
Hablamos español. Llámenos o envíenos un texto al (813) 343-2212.