Summertime A/C Maintenance

Monthly maintenance of your air conditioning unit is especially important during the peak summer months.

1. Make sure the drain line in your air conditioning-heating unit is kept clean and flowing properly to avoid costly and messy backup repairs. When an A/C line backs up, the water overflow often damages walls and ceilings in both upstairs and downstairs condominium units. 

First, set the system to "off" at the hallway thermostat. 

Now locate the rubber drain line -- In most Carriage Homes, the AC/heating unit is inside a large closed cabinet in the living room/dining room area, just above a vented metal panel.  

Remove the plastic cap and plastic tube that you will find stuck into the rubber drain line near the bottom of the AC unit. Carefully pour 1/4th cup of vinegar into the drain line and replace the cap. Wait five minutes, then turn the system back on.

Without this simple preventive maintenance, mold, mildew and algae will grow in your AC condensation drain year-round and eventually clog up the drain line. You may not realize the line is backed up until water begins seeping out onto the floor. By then, water has usually puddled in the floor of the wooden cabinet and been absorbed by adjacent drywall, creating a costly repair.

Using vinegar on a monthly basis throughout the year will keep your drain clean and clear and will not damage your line. If you feel something stronger is needed, you can use Clorox bleach diluted with 3-parts water. However, you should pour a cup of the diluted bleach into the drain very carefully in order to avoid spilling any on the drain pan or any other metal. Wait five minutes -- then flush the line with a cup of water to remove any bleach residue before turning the system back on.

2. Frequently replace the AC filter (behind the vented panel) to save $$ on your utility bill and to reduce stress on the AC/heating unit. There are 30-day and 90-day filters available at most home supply stores such as Home Depot, Lowes and Walmart.

3. Check your thermostat settings to make sure your system is responding properly. If it is not turning on or off when it should that may be a warning sign that your system needs service.

4. A/C units should be serviced twice a year: 

• Service technicians will lubricate moving parts in your AC/Heating unit to prevent friction in the motor that could increase your energy usage and damage the unit.

• The voltage and current on motors should also be measured to be sure they are performing properly. And all electrical connections should be tightened.

• Inspect the drain pan and clean if needed. A drain pan that is clogged can cause water overflow and damage in your house.

• Coils in both the evaporator and the condenser should be cleaned. Dirty or corroded coils will cause your unit to run longer to keep you comfortable.

Have a great tip you would like to share? Email to Mary Jo Pezzi.