May 04 2016 0Comment

10 Summer HVAC Maintenance Tips for Property Managers

Summer Air Conditioning Maintenance Tips

Summer in South Florida is Hot! See our maintenance tips below to ensure your HVAC systems are trouble-free and keeping your tenants cool! 

According to the National Oceanic and Atmospheric Administration (NOAA), June 2016 was the 14th consecutive month of record-breaking heat across the globe. With air conditioners working harder and longer than normal this summer to keep tenants comfortable, the heat is on for commercial property managers in South Florida to keep things cool now and throughout the year.

Advanced Air Systems is here for you should your HVAC system need repairs or replacement, however below are some helpful maintenance tips to ensure your system is operating at peak performance all summer.

1. Kill A/C Slime

Air conditioners work by compressing a gas coolant into a liquid that goes through evaporator coils. Fans push air over these coils, which produce cold air and condensate. This condensate is caught in a drip pan where a constant supply of water allows fungus and algae to form on the surface of the pan, creating a thick coat of slime. Instead of hiring a service tech, you can kill the slime yourself by following these simple steps:

  1. Turn off the air conditioner and switch off the breaker at the main electrical panel.
  2. Go to your air conditioning system and look for the external drip pan.
  3. Carefully pull the drip pan out of the unit, and dump the water out. If the drip pan is not removable, remove the water out with a cup.
  4. Spray the evaporator coils with a coil cleaner, followed by spraying in and around the pan as needed.
  5. Wipe the evaporator and the drip pan with a sponge to get the slime off the unit. Wipe away as much slime as possible, and then reinsert the drip pan.
  6. Place two condensate pan tablets in the drip pan and allow it to dissolve. The tablets will release an ingredient that prevents slime from forming.
  7. Close the access door to the drip pan. Turn the breaker on, then the air conditioner.

2. Inspect Electrical Outlets

Inspect outlets and other aspects of your building’s system to ensure there are no frayed or broken wires and that all switches and fuses are still in good shape.

3. Inspect Vents

All vents and returns for an HVAC system should be inspected routinely for obstructions since blockage causes the blower to work harder to move the air. Blockage of the vents that discharge to the outside is especially serious since it could lead to the buildup of deadly carbon monoxide.

4. Spot Rust

Identify rust on units and repair or replace to prevent an expensive, corrosion failure.

5. Insulate, Insulate, Insulate!

Installing white window shades, tint, drapes, or blinds will help reflect heat away from your building. Close them on the south and west-facing windows during the day.

6. Keep It Moving

Rather than trying to force the air conditioner to keep up with the intense heat, help the air circulate through your home by keeping as many doors open inside your home as possible. Use fans to keep air moving, but remember to turn them off when you’re not home to avoid wasting electricity. If air circulation in a rental is slowing down or stopping, it may be because the HVAC system’s filters are clogged with dust. The filters should be swapped out every three months to prevent this from happening.

7. Control Your Cool

Encourage tenants to set the thermostat to their ideal temperature. Purchasing a learning thermostat like the NEST to control temperatures throughout the day can also save money on energy bills while staying cool.

8. Get Your Ducts in a Row

Ducts can be a huge contributor to your overall energy consumption. Make sure your ducts are cleaned and maintained regularly to prevent unnecessary energy waste. The most common duct problems include leaks, torn, and disconnected ducts; poorly-sealed registers and grill; leaks at filter mounting slot; and kinks in flexible ductwork restricting airflow.

9. Change Your Filters Regularly

Regularly clean out or replace the filters, checking them once a month during the summer. This will not only help your air conditioner run more efficiently, it can help reduce the dust and pollen circulating in your building.

10. Schedule Preventive Maintenance

Most commercial air conditioning units have a 1-3 year warranty, so make sure to have preventive maintenance service to avoid costly issues. Taking care of small problems now before they become bigger ones down the road could save you a lot of time and money.

Lastly, the summer in South Florida is the busiest time of year for an air conditioning contractor. Make sure you have a maintenance program in place that offers priority scheduling to ensure you’re not waiting around in the heat.

Do you have summer air conditioing maintenance tips?

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