Air Conditioning Maintenance - Air Conditioning Questions
1.20 If this is stated in the lease, who is responsible for a new AC unit in a building I just leased a month ago?

Q. Repairs by Tenant: Tenant shall keep by routine maintenance, repair, and replacement, at its sole cost and expense, the interior of the Premises, together with the storefront and all doors and windows of the Premises, and all electrical, plumbing, and any other mechanical installations serving the Premises or located therein, whether or not in or under the floor slab or on the roof of the Premises, in good condition and working order. Tenant agrees to employ a suitable contractor to perform Tenant's obligations for maintenance of the heating, cooling and ventilating units of the Premises, including at least semiannual inspections and cleaning of the system together with such servicing as each such inspection shall disclose, or as shall otherwise be reasonably required by Landlord. In the event Tenant fails to perform its maintenance, repair, or replacement obligations as provided herein, Landlord may, at its option, perform such remedial action on behalf of Tenant, and Tenant agrees to pay to Landlord, as Additional Rent, the cost thereof plus fifteen (15.0%) percent overhead promptly upon demand by Landlord. Georgia

A. The landlord is responsible for all major repairs. If the unit is bad, that is not considered maintenance.

1.10 Do I need to service the air conditioning unit in my home?

Q. My house is only fours years old. I use the air conditioning often in the summer time. I rarely use the heater. I regularly replace the air filters. Is there any need to call an air conditioner cleaning/servicing provider to come to my house to perform any routine service?

A. You can perform the routine maintenance yourself and save the money. For a guide check out the air conditioner page at www.hvac-for-beginners.com

1.10 One room in house hotter than all the others?

Q. I moved into a condo a couple of months ago, and my bedroom is hotter than all of the other rooms. I've had air conditioning technicians come out several times, and the repairs have added up to over $600, but I still have the problem. I can't think of any reason why my room is consistently hotter than all the others. I've had all my ductwork replaced because I was told that the ducts weren't insulated enough, and I've had dampers installed to make sure there's even air flow in every room. For instance, right now where I live it's about 60 degrees outside. I still have my air conditioner on, and it's about 70 degrees in every room, except my bedroom, which is about 78 degrees. I'm going out of my mind trying to figure out what the deal is. I'm assuming that there must be something in or around my room that is warming it up somehow. Has anyone else had this problem, do you have any idea what it could be? Is it possible for a room to get that hot just from electric things running it in? I have a ceiling fan that I keep on quite a bit. Could it be warming up and becoming counter-productive? I have thick, dark curtains over my windows, so I don't think it's the sun - esp. since it gets hotter at night. My room is small, I upgraded the vent in it from 7" to 8" because the AC guy told me it would fix the problem. No cathedral ceilings in my room, but there are in other rooms and they stay cool. The AC unit is on the roof, and I am on the top floor, thermostat is prob. about 10-20 feet from the AC unit. The thermostat is right outside my room. The water heater is in a room adjacent to mine, but I have felt the wall next to it and it is not hot - could that still be it?

A. Consider these points 1. Is your bedroom is adjacent to a utility closet or other source of heat? 2. Usually, poorly insulated ductwork will result in a loss of heat in the system causing the air to cool off before it is delivered to a room. 3. The room may be better insulated than the other rooms in your condo. Also, an open floor plan, cathedral ceilings, or an open loft will make air treatment very difficult. 4. Where is the thermostat located in relation to the ductwork and registers? If it is in a hard to heat area the bedroom will suffer the effect.

1.10 How can I service my air conditioning?

Q. As a happy homeowner with no technical knowledge what should I do for preventative maintainence.

A. About the only thing you can do as far as doing a P.M. on your system,make sure its clean(coils) this is for the condenser,make sure there is nothing blocking the airflow,wash the coils out maybe once a month,just use a water hose make sure you turn the unit off first,wash it out good,make sure there's no grass,debris growing or stuck around the unit,make sure the big copper line is insulated good,as far as the inside unit make sure the filter gets changed once a month and the coil is cleaned and unrestricted as far as airflow is concerned,make sure the rest of your home is checked for leaks(air),nothing worse than having all your cold air cooling down the birds and chipmunks,all the door seals and windows need to be checked for leaks.i commend for taking on the task for doing your on P.M.s you wouldn't believe how much you can catch and repair just doing a simple inspection,that's why they call it preventive maintenance

1.10 My central a/c drain was unclogged by a/c co. but when it goes off, it still feels damp on bottom of handler.?

Q. At first it was dripping badly but I called out the company that put it in, 4 yrs. ago, they unclogged drainpan, cleaned, etc. and then it was still wet. A different man came out, fooled with it, added freon or whatever it is, said it would be fine, but could be evaporator coil. I'm under warranty for that for another year. He said not if it's maintenance related. Huh? Next maintenance in april but when handler goes off, still feels damp underneath. Handler is in louvered closet. Is this normal?

A. Air handlers can be tricky to locate leaks from coils. If it's not the drain pan itself leaking it could be falling off the coils before getting to the pan. Air handler evaporator coils are on the negative side of the blower so drain lines must have a trap in them so air does not get pulled in through the drain line and hold water in the pan. Also if the coil is dirty or has any oil on it the water condensing on the coils will not follow down the coil into the pan. It's difficult to actually watch what is happening because if you remove the door to observe your changing the airflow through it and wont be able to tell. A trick I always use is to remove the door and duct tape in place a piece of Plexiglas to observe whats happening.

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Maintenance

 Air Conditioning - Maintenance Air conditioning maintenance cannot only increase the efficiency of your unit, but also avoid the need for AC repairs, and increase the life span of your unit. It is estimated that in the absence of air conditioner maintenance, your AC will lose up to 5% of its cooling capacity each year. With regular central air conditioner maintenance however, you can keep your unit functioning at its original efficiency for years on. Lack of maintenance can drag down the efficiency of your system, leading to massive power bills. In fact, maintaining your AC is considered an important part of increasing the life span of your unit. As your filters get clogged and the heat absorbing capacity of your evaporator coil is impacted, you can expect the life span of your unit to reduce each year.

Fortunately, AC maintenance consists of a few easy-to-do tips. Clean your air vents and registers with a vacuum regularly, and clean the furnace filter or replace it at least once a month. The outside compressor can be cleaned using a hose. During cooling season, remember to cover the compressor. Check for leaks, and make sure that the condensate water is being drained easily from the unit. Clean your evaporator coil every year, and remove dirt and debris from near the condenser unit. Allow proper air flow by keeping the area around the condenser coil clean and free of debris. You can clean the fins on your condenser or evaporator coil by using a fin comb available at air conditioning supply stores. Get your ducts sealed with dust mastic. Keep your duct system free of obstructions by moving away furniture and curtains from near the system.

Investing a small amount in annual AC preventive maintenance can lead to substantial savings in repairs and operating costs down the line. To find professional air conditioner maintenance technicians who also offer annual HVAC preventive maintenance, fill out a form or contact one of our qualified contractors immediately by calling the phone numbers listed.

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