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How to Maintain HVAC Units in Florida Homes

Residents of Naples and Marco Island are no strangers to heat and humidity. Thankfully, we have air conditioners to save us from this often-intense weather. However, with Southwest Florida’s tropical climate and long humid seasons, our HVAC units must work harder than most.

Therefore, it is crucial that Florida homeowners take proper care of their HVAC units. Without the right maintenance, units break down, leaving the home to breed mold and mildew!

To make matters worse, the majority of homeowners in Naples and Marco Island are seasonal residents, leaving in the summer when HVAC units work the hardest.

Countless HVAC units fail each summer in Southwest Florida. Mold growth starts less than 48 hours after unit failure, causing hundreds to thousands of dollars in damage to the HVAC unit and the entire home.

Florida homeowners must take proper care of their HVAC unit to avoid these damages. In this article, we will discuss the four essential maintenance steps for every HVAC unit and how to care for your unit while you are away!

Vacuuming the Condensate Line

The first HVAC maintenance step is vacuuming out the condensate line. This is important for removing clogs and cleaning out algae and mold. Algae buildup can keep water from exiting the line, eventually causing water to back up in the line. This water backup triggers the HVAC unit’s float switch, turning the unit off entirely.

It is recommended to vacuum out the condensate line whenever there are noticeable algae blockages inside. A good rule of thumb is to vacuum out the line monthly.

What Tools are Needed

A wet vacuum and duct tape are needed.

How to Vacuum out the Line

There are three steps to vacuum out the condensate line:

Turn off the HVAC Unit

The HVAC unit needs to be turned off while it is being worked on. Switch it off at both the breaker and the thermostat to be safe.

Locate the Exterior Condensate Line

The condensate line runs from the HVAC unit through the walls to the home exterior. The exterior end of the condensate line is usually found near the outdoor air compressor. Residents should notice moisture dripping from the pipe regularly when it is working properly.

Vacuum Out the Line

Now, vacuum out the condensate line. First make sure that the wet vacuum is set to suction, as many have a blow setting. Depending on the size of the vacuum nozzle, place it over, inside, or against the opening of the condensate line.

Use duct tape to help secure a tight seal between the vacuum and the line. This increases vacuum strength and efficiency. Turn the vacuum on and let it run for about 5-10 minutes.

Residents who are unable to do this monthly or do not own a wet vacuum should engage their Home Watch company to complete this task for them.

Flushing the Condensate Line

The next important task is flushing out the condensate line. This helps to further remove algae and mold buildup. It is recommended to flush and vacuum out the line on the same monthly schedule.

What Tools are Needed

White distilled vinegar and water are used to flush out the condensate line.

Vinegar helps break down mold and algae in the condensate line. A substance called ‘acetic acid’ is found in vinegar and its high pH level helps break down fungi.

How to Flush Out the Line

There are three simple steps to flush out the condensate line:

Turn off the HVAC Unit

Once again, the HVAC unit must be turned off while any work is being done. Switch it off at both the breaker and the thermostat.

Locate the Interior Condensate Line

Locate the condensate line’s interior access point. This should be a vertical PVC pipe with a cap near the indoor air handler.

Next, remove the cap at the top of the drain. Note that this is where you can check for algae and mold blockages.

Flush with Distilled White Vinegar

Pour ¼ cup of white distilled vinegar in the line to flush it out. Let the vinegar sit in the line for approximately 30 minutes. This time allows the acid in the vinegar to break down any growing bacteria. Finally, pour about 1 cup of water into the pipe to flush out the vinegar.

Seasonal residents should have their Home Watch company flush and vacuum the condensate line in the months that they are away.

For more information on cleaning your condensate line, Download our Step by Step Guide to Cleaning your Condensate Line.

Preventing Algae Buildup

Homeowners can prevent algae buildup in the HVAC unit by placing algaecide tablets in the unit’s drip pan.

Where to Get Algaecide Tablets

Algaecide tablets can be purchased at a local hardware store, Walmart, or online stores like Amazon. Look for tablets labeled “A/C safe.” These cost about 45 cents per tablet and can be purchased in varying quantities.

How to Use Algaecide Tablets

Locate the condensate drain pan below the water coil. The water coil is made up of rows of copper piping running through layers of aluminum. Simply place one algaecide tablet into the drain pan. The tablet will dissolve over time, treating the water before it drains through the condensate line.

Note that some HVAC units do not have a drain pan. The algaecide tablet can be placed directly into the open line in these cases.

Tablets should be used at least every 6 months.

Changing the Air Filter

Another important maintenance task is changing the air filter. The air filter is where dust and dirt collect in the HVAC unit after being pulled from the home. Eventually, the air filter becomes very dirty. This increases strain on the HVAC unit as it works harder to pull air through the filter. It is recommended to change the air filter once every 3 months.

What Tools are Needed

Homeowners must first make sure they have the correct air filter size. Different HVAC units require filters of different sizes. Homeowners can remove the current filter and examine the writing on the cardboard sides. The size of the filter is usually written there.

Homeowners can order new filters from online sites such as Amazon or pick them up at a home improvement store.

A screwdriver may be required to change the air filter.

How to Change the Filter

Follow these steps to change out a dirty air filter:

Wait Until the Unit is Off

Homeowners can either turn the HVAC unit off at the circuit breaker or wait until it is not running. It is easier to pull the filter out when the unit is not running.

Take Out the Filter

In some cases, the air filter is placed in the wall or ceiling behind a return grill, separate from the air handler. Move the few latches holding the return grill in place so that they are flush with the frame. Pull the grill toward you, remove the current filter, and replace it with the new one. Make sure that the airflow arrows on the filter are pointing in the direction of the wall and not forwards. Then close the return grill and fasten the latches.

More commonly, the air filter is placed directly underneath the air handler. Unclip or unscrew the two fasteners on each side of the plate cover and remove it. The air filter should now pull out easily. Air filters that do not pull out easily are likely the incorrect size.

Replace the air filter. Then place the cover plate back on and refasten it to the unit.

Having your HVAC Unit Serviced Semi-Annually

One of the most important ways to maintain an HVAC unit is to schedule semiannual service appointments with an HVAC technician. Regular service visits, in tandem with the previously listed maintenance tasks, should keep the HVAC unit healthy.

Why Semiannual HVAC Service is Important

The HVAC unit is one of the most important appliances in a Florida home. Most homeowners keep their air conditioning running almost year-round in the Florida heat, causing lots of wear and tear.

At Halo Home Watch, the most common issues we encounter during Home Watch visits are related to HVAC unit malfunctions. These issues are not only annoying and uncomfortable, but also costly! A broken A/C unit can cost hundreds of dollars to fix and cause thousands of dollars in damage throughout the home.

Therefore, a semiannual service agreement with a reliable A/C company is crucial. This agreement not only prevents HVAC problems but also gives your claims priority when a problem arises. It is common for Florida HVAC companies to become overbooked, especially in the intense summer heat.

It is recommended to schedule one of these semiannual appointments in June or July. This ensures that the A/C unit is in peak condition during the summer when it works hardest.

How to Choose an HVAC Company

There are several different A/C companies in Naples and Marco Island. Homeowners should ask their homeowners association or Home Watch company to recommend a trusted company. Home Watch companies usually have a list of preferred vendors in the area and would love to give a referral!

An important factor to consider when choosing an HVAC company is communication. Homeowners should choose a company that is always willing to communicate and does so easily.

Homeowners want to be able to discuss their concerns with the technician and be informed on the work being done.

Important Tasks for Every HVAC Maintenance Visit

Here are the seven most important things an HVAC technician should do during every service visit:

Adjust the HVAC Temperature

The technician should adjust the HVAC’s temperature setting to ensure that it is working properly. The home’s A/C fan setting should also be set to AUTO, so the fan kicks on when the thermostat is lowered.

Clean the Condensate Line

This is paramount to the HVAC unit’s health, as 25% of all A/C issues are caused by a clogged condensate line.

The technician should vacuum and flush out the line. It is important that fluid is added after cleaning because without it, complications can occur.

Also make sure that the A/C kicks back on. Sometimes if the float switch is impacted, the A/C may not come back on, so this is important to check!

Change the Air Filter

The air filter usually needs to be changed every 3 months. Make sure to provide the new filter for your technician, otherwise they may not do this for you.

Inspect the Air Handler

The technician should inspect the indoor air handler. This is typically found in one of three places:

a utility closet
the garage, suspended from the ceiling or in a drop ceiling
in the attic of the master bedroom closet

Place Algaecide Tablets in the Drip Pan

The best way to prevent a clogged line is to use algaecide tablets. The HVAC technician should take off one of the panels of the air handler and put the algaecide tablets into the drip pan.

Inspect the Outside Air Compressor

The air compressor is the heart of the HVAC system. Its main purpose is to drive the removal of hot air and moisture from the home, thus helping reduce the inside temperature and humidity levels. The air compressor is typically located on the exterior wall of the home. The technician should inspect it for any damage, proper pressure levels, and proper fluid levels.

Measure the Freon Level

Finally, it is important that the HVAC system is cooling correctly and that there are no leaks in the evaporator coils. The technician should measure the freon level to check for any indications of leaks.

Seasonal residents should not neglect semiannual service appointments, especially in June and July. Their Home Watch Company should assist them with coordinating appointments. Home Watch professionals should also let the HVAC technician in the home and oversee the entire appointment.

HVAC Unit Maintenance: Essential Task for all Florida Homeowners

HVAC unit health is a priority for all homeowners, especially those in Southwest Florida. Air conditioning units are constantly running and get worn out by the tropical climate. Therefore, periodic maintenance is vital.

The condensate line should be vacuumed and flushed monthly to unclog algae and mold buildup. The air filter should be changed every 3 months to keep the HVAC unit running at optimal performance. Finally, an algaecide tablet should be used every 6 months to prevent algae buildup in the drip pan.

Semiannual service appointments supplement these maintenance tasks to keep the HVAC unit at optimal health.

Keeping on top of these tasks can be difficult. That is why we created our HVAC Service Sheet! Download and check off this sheet to stay up to date on your HVAC maintenance. Hopefully this will help you keep your HVAC unit at its best performance and avoid costly issues and damage!

Seasonal residents should have their Home Watch Company complete these tasks for them in their absence. The Home Watch Company should also help with scheduling and overseeing service appointments.