Everything you own, and everything it’s going to cost you.
Capset has four jobs: know what’s there, know what shape it’s in, know whether to fix it or replace it, and turn all of it into a number ownership can plan around.
One accurate list. Finally.
Capture equipment once and it’s yours permanently — surviving staff turnover, management transitions, and the retirement of the guy who knew where everything was.
- Nameplate capture. Photograph the plate; make, model, serial, capacity, voltage, and refrigerant populate the record.
- Works without signal. Captures offline in basements, roofs, and machine rooms; syncs later.
- One taxonomy, whole portfolio. Standardized asset classes and naming, so equipment rolls up across properties instead of fragmenting into local dialects.
- Fleet handling. Hundreds of near-identical guest room units managed as a fleet, with individual records underneath.
- Everything attached. O&M manuals, startup and commissioning reports, warranties, service contracts, past quotes, photos.
- Hierarchy that matches reality. Portfolio → property → building → system → asset → component, so a boiler’s burner and heat exchanger can carry their own lives.
Chillers (centrifugal, screw, scroll, air- and water-cooled) · cooling towers · heating and steam boilers · heat exchangers · rooftop units · air handlers and fan coils · VRF and split systems · make-up air units · PTAC and PTHP guest room units · VTAC · exhaust fans (kitchen, dryer, garage, restroom) · pumps · VFDs · expansion tanks · water treatment
Water heaters and storage tanks · booster pumps · recirculation pumps · backflow preventers · water softeners · sump and ejector pumps · grease interceptors
Passenger and service elevators · escalators · dumbwaiters · lifts
Walk-in coolers and freezers · condensing units and refrigeration racks · reach-ins · ice machines · combi ovens and ranges · fryers · warewashers · hood and suppression systems
Washer-extractors · tumble dryers · flatwork ironers and finishers · steam boilers · lint collection
Pool and spa pumps · filters · heaters · chemical controllers · water features
Generators · automatic transfer switches · fire pumps and jockey pumps · UPS · switchgear
BAS/BMS · energy management systems · guest room energy management · thermostats
A 15-year unit in a coastal property is not a 15-year unit.
Published service life tables are an average across every installation everywhere. Capset starts there and adjusts for the equipment actually in front of you.
- Effective age, not calendar age. Condition, runtime, service history, and environment combine into an effective age that’s frequently nowhere near the install date.
- Environmental derating. Salt air, hard water, high dust load, kitchen grease exposure, roof exposure, undersized systems running continuously.
- Condition scoring your engineers can actually do. A structured 1–5 assessment with defined criteria and photo evidence.
- Remaining useful life, with a range. A window and a confidence level, not false precision.
- Risk, not just age. Failure likelihood crossed with consequence — rooms out of order, revenue exposure, guest impact, safety, compliance. A 20-year-old restroom exhaust fan and a 20-year-old chiller are not the same problem.
- Fleet curves. For large populations of identical assets, the aggregate failure curve — so you see the cliff before you’re standing at the bottom of it.
Service or replace, with the math attached.
The question isn’t whether it can be fixed. It’s whether fixing it is the better use of the money.
- The comparison, laid out. Repair cost, remaining life gained, replacement cost, efficiency delta, refrigerant exposure, expected downtime — side by side.
- The cost of deferral, quantified. Push it three years and see what it costs: continued repair spend, rising failure probability, and the premium on an emergency replacement versus a bid one.
- Replacement costs that reflect your market. By asset class, capacity, and region, escalated by year.
- Scenario modeling. Cap next year at $400K and see what gets pushed and what that pushes into. Compare plans side by side.
- Bundling and sequencing. Replacements worth doing together — same roof, same shutdown, same crane, same mobilization — and scheduling that respects occupancy and seasonality.
The answer, before the question gets asked.
- Roll up any way you’re organized. By property, region, brand, fund, or ownership entity.
- Ownership-ready exports. Five to twenty year capital outlooks with the reasoning behind every line, in a format you can drop into a board deck.
- Reserve adequacy. Model the plan against your reserve contribution and see whether it holds.
- Portfolio risk view. Where exposure concentrates: which properties, which systems, which years.
- Due diligence. Deferred capital liability for acquisitions and dispositions.
- Budget variance. Plan versus actual, so estimates tighten over time.