Most maintenance contracts sold in Riyadh look the same on the first page: “comprehensive”, “priority response”, “all your maintenance needs”. The real differences sit in three places — the schedule of visits, the parts clause and the response time — and those are exactly the lines most people skip.
The three kinds of contract
| Type | What you pay for | Spare parts | Best for |
|---|---|---|---|
| Labour-only (preventive) | Scheduled visits, cleaning, inspections and labour on repairs | Charged separately and quoted before fitting | Villas and apartments with four or more AC units |
| Semi-comprehensive | Visits and labour, plus consumables such as filters, capacitors and small fittings | Major parts charged | Offices, clinics and small restaurants |
| Comprehensive | Visits, labour and most parts | Included, except a written exclusions list (usually compressors) | Compounds and buildings with a facilities budget |
Labour-only is the most common choice for homes, and it is how our own contract works: four visits per AC unit per year, with any part quoted in writing before it is fitted. Comprehensive contracts cost more because the company is pricing in the risk of replacing expensive parts, so read the exclusions list before you compare two prices.
What each visit should include
A contract that only says “4 visits per year” gives you nothing to hold anyone to. A good one names the visits and what happens in each.
| Visit | When | What gets done |
|---|---|---|
| 1 | March – April | Deep clean of every AC unit before summer, drain flush, gas pressure reading, electrical terminals tightened |
| 2 | June | Mid-summer check: filters, running current, condensate drains, thermostat |
| 3 | September | Post-summer clean after the dust season, report on any unit that struggled |
| 4 | November – December | Water heater, booster pump and roof drains before winter; distribution board check and earth-leakage (RCD) test |
Plumbing and electrical belong in the same visit
In Riyadh villas the air conditioning gets all the attention, but the faults that do real damage in winter are water heaters, booster pumps, blocked roof drains and overloaded sockets. A contract that sends a technician for the AC and ignores those is half a contract. Every one of our contract visits includes a plumbing and electrical inspection.
What it costs in 2026
Home contracts in Riyadh are usually priced per AC unit per year, with the plumbing and electrical inspection folded in. Larger buildings are quoted after a survey. Our labour-only contract starts at SAR 450 per AC unit per year for four visits.
| AC units | Contract per year | Same four cleanings booked one by one |
|---|---|---|
| 3 (apartment) | SAR 1,350 | SAR 1,440, with no priority and no plumbing or electrical checks |
| 6 (small villa) | SAR 2,700 | SAR 2,880 |
| 10 (large villa) | SAR 4,500 | SAR 4,800 |
| 20+ (building or compound) | Quoted after a survey | — |
Indicative starting prices based on SAR 120 per deep clean and SAR 450 per unit per year. The final figure is confirmed in writing after a survey of the property.
The real saving is not the SAR 30 per unit. It is the compressor that does not fail in August because a weak capacitor was replaced in June, and the night call-out you never have to make.
When a contract is worth it — and when it is not
- Worth it: four or more AC units, a villa you rent out, or any office, clinic or restaurant where a day without cooling or water costs money.
- Worth it: property managers looking after several units who need one contact, one invoice and one set of reports.
- Not worth it: one or two units. Book two cleanings a year instead — one before summer and one after the dust season.
- Not worth it: a new building whose systems are still covered by the developer's warranty.
Seven clauses to check before you sign
- Response time written in hours. “Priority” on its own means nothing.
- What each visit includes, unit by unit.
- Parts: included, discounted or charged, and whether they are quoted before fitting.
- Exclusions: compressors, circuit boards, refrigerant, ceiling work, access equipment.
- Nights, Fridays and public holidays: included or surcharged.
- A written report after every visit, with readings rather than ticks.
- Cancellation and renewal: notice period, automatic renewal and refund of unused visits.
Frequently asked questions
Does an annual maintenance contract include spare parts?
In a labour-only contract, no. Parts are quoted before they are fitted, usually at a contract discount. Comprehensive contracts include most parts but list exclusions, and compressors are the most common one.
Can plumbing and electrical be included in an AC maintenance contract?
Yes, and in Riyadh villas they should be. Water heaters, booster pumps, roof drains and the distribution board cost far less to check on a scheduled visit than to repair as an emergency.
Do you issue VAT invoices for maintenance contracts?
Yes. Companies and property managers can request a VAT invoice for the contract and for any parts supplied.
Need help with this?
Our team provides annual maintenance contracts across every Riyadh district.
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