PM contract pricing for senior-living dining is per-asset, per-visit, with 24/7 dispatch and defined response targets layered on top. The dollar number alone does not tell you what you are buying. Here is what 2026 Tampa Bay pricing actually covers, what to compare across bids, and the math for typical campus sizes.
Quarterly mechanical PM on every refrigeration asset (walk-ins, reach-ins, prep tables, ice machines, med-pass refrigerators). Monthly condenser cleaning May–September. Annual refrigerant leak-check on systems above 50 lb. Annual electrical inspection. Calibration check on all monitoring probes. 24/7 emergency dispatch with defined Tier-1 response target in writing.
Refrigerant cost above a stated allowance per visit. Major part replacement (compressors, controllers, condensing units). Building work (concrete, electrical changes, structural). Equipment replacement. These are time-and-materials beyond the contract price; the contract pre-positions the relationship and the response time, not the parts.
Typical asset count: 1 main-kitchen walk-in cooler, 1 walk-in freezer, 6 reach-ins, 3 prep tables, 1 ice machine, 4 resident-floor med-pass refrigerators.
Quarterly PM labor: 6 hours per quarter at $145–185/hour = $3,500–4,400/year.
Monthly summer condenser cleaning (5 visits): $1,800–2,400/year.
Annual electrical and refrigerant leak: $800–1,200/year.
24/7 dispatch retainer: $2,400–3,600/year.
Total contract: $8,500–11,600/year.
Typical asset count: 2 walk-in coolers, 1 walk-in freezer, 12 reach-ins, 4 prep tables, 2 ice machines (kitchen + bistro), 6 resident-floor med-pass refrigerators, 1 banquet walk-in, 1 bistro display case.
Quarterly PM labor: 10 hours per quarter at $145–185/hour = $5,800–7,400/year.
Monthly summer condenser cleaning: $2,800–3,800/year.
Annual electrical and refrigerant leak: $1,400–2,200/year.
24/7 dispatch retainer: $3,600–5,400/year.
Total contract: $13,600–18,800/year.
Compare hours per quarter, not the dollar bottom line. Compare response targets in writing for Tier-1 (life-safety / regulator-relevant) emergencies. Compare what is included vs. time-and-materials. Compare contractor credentials (Class A HVAC contractor, EPA 608, OSHA 30).
The cheap bid usually buys fewer hours per quarter and longer response times. The expensive bid usually buys neither — verify what you are getting.
For a small ALF (under 60 beds) with limited equipment, demand-service may pencil better than PM contract. The break-even is around $4K–$6K/year in equipment-related demand spend; below that, T&M is cheaper. We cover the math in the maintenance-contract-vs-demand article.
Operators running 3+ campuses can typically negotiate 8–15% discount on per-campus PM pricing through portfolio terms. ArcticOS centralization across the portfolio adds operational value beyond the discount.
$8,500–11,600/year for a typical 120-bed SNF in Tampa Bay 2026. Pricing varies by equipment count and 24/7 dispatch terms.
Specific response targets are agreed in writing by site tier and severity. A main-kitchen walk-in failing 90 minutes before service is a Tier-1; the contract should define what response that triggers.
A small allowance per visit (typically 1–3 lb) is reasonable. Above that, time-and-materials. Refrigerant pricing has risen substantially under the AIM Act phase-down and a fixed-price refrigerant contract pushes risk onto the contractor that gets priced into the base rate.
Suncoast Cold Systems handles exactly this kind of commercial refrigeration issue across Tampa, St. Petersburg, Clearwater, Brandon, Riverview, Temple Terrace, and Wesley Chapel. 24/7 dispatch. Licensed Class A A/C Contractor (FL #CAC1824642), EPA 608 Universal, OSHA 30 Construction.
The full math on prevented demand-service across a 3-campus portfolio.
Quarterly walk built around the actual rhythm of an ALF, SNF, or CCRC kitchen.
The actual math for an operation running multiple refrigeration units.