Air Conditioning Systems in Florida - Boca Raton Property Management

A typical residential central air conditioning system draws in outside air and forces it through or over super cooled evaporator coils containing refrigerant that changes from a liquid to a gas as it works. The process both cools the air and extracts humidity from it, and then the cool air is blown through vents to the rooms of a house or apartment.

The central air conditioning unit outside contains a motor, compressor, fans, condenser coil, wires, coolant and other parts. A motor powers the unit’s movement and runs the compressor. The compressor pushes refrigerant between the inside evaporator coil and the outdoor condenser coil. As the coolant travels back to and through the condenser coil, it changes back to a liquid state and gets pumped, filtered and cooled before re-entering the indoor coil to repeat the process.

The air in a central AC system moves through a series of ducts that run through the ceiling and/or walls. The duct work is usually made of tin or lightweight stainless steel, and the AC system in general also includes the air vents and a thermostat control on the wall

In Florida, we use the AC all year round, and annual  service calls may not be enough to keep your system running like new. For this reason, most professionals recommend inspections and maintenance at least once a year and in some cases every six months. This is important for the health of your system.

The typical life of an air conditioning unit in Florida is between 10 and 15 years but well maintained systems can last up to 20 years in some cases. 

In rental properties Landlords should schedule system checks at least once a year with a licensed air conditioning contractor to check and service the unit and make any repairs as necessary. 

Another important factor is to change the air conditioning filter once a month for the proper operation of the system and the health of the property occupant. This responsibility usually falls under the Tenant as per most lease agreements and it is beneficial to Tenants to keep good air quality indoors and a healthy environment for all occupants. This is also important to keep the unit clean and working properly. Using a good quality air filter is a must in order to preserve good air quality and proper operation of the system, a low quality air filter will not accomplish this.

Another important issue is the clogging of the air conditioning unit. As part of the annual or bi-annual maintenance program for the unit, the technician will clean the draining pipe  but the occupant must perform a simple cleaning process on a monthly basis. When the drain pipe clogs, the unit can freeze and stop working. In some cases this will result in water coming from the unit and flooding the surrounding area creating additional damage to the property. Most units have a flood switch that automatically turns the unit off to prevent this. 

Clogged AC drains can be prevented  by performing routine cleaning. By pouring a ¼ cup of vinegar or chlorine into the AC's drain line, you will kill any mold, algae, mildew, and other forms of bacteria or fungi, preventing it from forming a buildup and causing a clog. Repeat this monthly for the best results. It is advisable to perform this cleaning monthly at the same time of replacing the air filter. 

In rental properties both Landlord and Tenants have responsibility when it comes to the maintenance and operation of air conditioning systems. These responsibilities must be clearly stated in the lease agreement so we suggest to refer to it to clarify who is responsible for what but in most cases the Landlord must service the unit with a licensed technician at least once a year and defending on the system every six months if necessary andthe Tenant should change the air conditioning filter and clean the drain line on a monthly basis. We emphasize to use good quality filters for the proper operation of the system and maintain good indoor air quality which is in the best interest of Tenants, who may also be responsible for system repairs if the failure is due to not changing air filters or using low quality filters. They may also be responsible for clogged drains if proper cleaning has not been done. As always refer to the lease agreement for each party’s responsibilities and remember complying is in everybody’s best interest.