Air Conditioning Systems in Florida - Boca Raton Property Management

July 29, 2021

Some basic information about maintaining air conditioning units

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.

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May Newsletter

By Florida PMServices • May 12, 2026

Welcome to the May edition of the Investor Newsletter! This month, the rental market is proving that strong returns are no longer just about rent growth. With operating costs taking center stage, investors are sharpening their focus on what really drives long-term returns. Inside, we cover these rising operating costs, take a quick look at ADUs, and round up the latest headlines shaping the market right now. The Quiet Profit Squeeze: Why Operating Costs Now Matter More Than Rent Growth Something is quietly changing inside single-family rental performance, and it is not something you will find in rent growth headlines! Even in markets where rents are holding steady or slowly growing, many portfolios are seeing a different pattern emerge; Net operating income is tightening, and the pressure is coming less from revenue and more from rising operating costs. Insurance has become one of the most unpredictable expenses for property owners. According to a recent article , premiums across commercial real estate are projected to rise another 8-15% annually in 2026. This is predicted to be driven by severe weather, higher rebuilding costs, and tighter underwriting standards. Bloomberg also recently noted that U.S. home insurance costs continue to rise as insurers adjust to growing climate and replacement cost pressures. For SFR investors, insurance is no longer a predictable line item. It is a cost that can impact cash flow from one renewal to the next. Maintenance and repairs are adding pressure as well. What many owners once viewed as routine upkeep has become a form of invisible inflation. According to a recent report , repair and maintenance costs have risen nearly 14% year over year and roughly 50% since 2020 in many locations. Deferred maintenance is also becoming more expensive to delay, often turning into much larger expenses down the road. Property taxes are another growing concern. Unlike insurance, tax increases tend to move more gradually through reassessments and municipal adjustments, making them easier to underestimate during underwriting. A Business Insider article highlights how taxes, insurance, and fees are becoming a larger share of “hidden costs” for property owners. Another article reported that property taxes and insurance now account for more than 21% of monthly housing costs in many markets. The takeaway for investors is that operational execution matters just as much as acquisition strategy. Strong returns depend on how well expenses are managed through proactive insurance reviews, preventative maintenance, tax monitoring, and disciplined renewal management. With rent growth normalizing in many areas, protecting NOI, rather than focusing only on revenue growth, may be becoming an even more important part of long term rental performance. Did You Know: Accessory Dwelling Unit (ADU) Everything You Need to Know in 60 Seconds! You might have heard them called "granny flats," "carriage houses," or "casitas," but in the real estate world, they are known as Accessory Dwelling Units (ADUs). As housing demand continues to rise nationwide, and many investors are looking for creative ways to maximize returns on existing properties, ADUs are a flexible option that can increase rental income, property value, and long-term investment potential. What is an ADU? An Accessory Dwelling Unit (ADU) is a smaller, secondary living space built on the same property as a primary home. To be a legal ADU, it must have its own kitchen, bathroom, and sleeping area. They can be detached, attached or repurposed from a home. Who uses an ADU? Homeowners and real estate investors often use ADUs to maximize their land and profits. It can provide a secondary housing option for additional tenants, multi-generational families, or short-term guests. For single-family rental investors, ADUs can turn one property into more income. Where are ADUs located? ADUs are appearing in neighborhoods across the country. As housing demand and affordability challenges continue to grow, more local governments are updating zoning rules to allow investors and homeowners to add these secondary living spaces to existing properties. When should an investor consider an ADU? ADUs may make most sense when a property has excess space, rental demand is strong, and local zoning allows secondary units. Many investors use this when they want to increase cash flow without purchasing another property. Why Are ADUs Important? ADUs are becoming a major trend in residential real estate. They can potentially: Increase rental income Help with housing shortages Offer flexible living arrangements Boost overall property value SFR Trending Headlines Stay Up to Date on the Hottest SFR News & Stories Wave of Price Cuts Arrives Before the Summer Heats Up Selena Gomez Eyes $1.6M Profit on Former Tom Petty Home Zillow and Redfin Brace for Major Legal Fight Are Tenants Saving by Not Owning ? Zuckerberg’s $170M Deal Breaks Miami Record Rate Update: We've Partnered with LendingOne to Bring You The Best DSCR Rates & Terms! DSCR Loan Advantages: Rates Often Lower Than Banks No Personal Income Requirement No Tax Returns Needed Not Reported on Credit Faster Closing Times Specialized Loans for Investors Only! Click for Financing Options! Until Next Month! The Florida Property Management Services Team