PROPERTY maintenance: HVAC SYSTEM

This manual provides detailed steps for addressing common HVAC (Heating, Ventilation, and Air Conditioning) issues. Each section includes the steps to identify, troubleshoot, and resolve the issue, along with the recommended frequency for maintenance. Issues are categorized as either regular maintenance or common repair.

Note: 

• Before making any repairs or replacements, we must check to see if the appliance or its parts have a warranty. 

• Our "Armor Heaters" are no longer sold on Amazon. If you need information regarding one of our property's armor heaters, please contact (888.783.6082) 

• Verify the HVAC unit is low on refrigerant (using pressure gauges or other diagnostic tools).
• Confirm the cause is likely a refrigerant leak.

• Schraeder Valves:
  • Locate the two Schraeder valves on the outside compressor.
  • Use a leak detection method (e.g., soap bubble test or refrigerant sniffer).
    • Purchase link:  Refrigerant sniffer
  • Replace faulty Schraeder valves using a $50 valve replacement tool and new valves ($0.25 each).
• Copper Tubing:
  • Inspect copper tubing using a refrigerant sniffer to pinpoint leaks.

• Option A: Temporary Fix
  • Apply refrigerant leak sealant.

• Purchase link: Leak Sealant.
• Note: This is less reliable and may only serve as a temporary solution.

• Option B: Permanent Fix
  • Drain refrigerant from the system.

• Vacuum the line to remove the remaining refrigerant and moisture.
• Install an additional filter dryer.  Think of this dryer like the fuel filter for your car:  It keeps any debris in the fuel from getting into your engine and causing damage!
  • Purchase link: Filter Dryer.
• Refill the system with refrigerant and add leak sealant.
  • Purchase link:  Leak Sealant

• Test the system for proper operation.
• Monitor for further signs of leaks.

Category: Common Repair

Frequency: As needed          

Symptoms:

• Air coming from vents is not cool

• The system runs continuously or cycles frequently without effectively cooling

• High indoor humidity levels

• Increase in energy bills

Steps:

1. Check the Thermostat: Ensure the thermostat is set to "cool" and at the correct temperature.

2. Inspect the Air Filter: Replace if dirty. Clogged filters restrict airflow, reducing cooling efficiency.

3. Examine the Condenser Unit: Ensure it's clean and free of debris.

4. Check for Refrigerant Leaks: If the refrigerant level is low, it could indicate a leak. 

5. Inspect the Ductwork: Look for any leaks or obstructions that might impede airflow.

Person Responsible: HVAC Technician

Tools Required:

• Screwdrivers (Phillips and flathead)

• Multimeter

• Thermometer

• Refrigerant gauge

• Vacuum pump

• Leak detector

• Coil fin straightener

• Air filter replacements

Common Costing:

• Thermostat check: $50-$100

• Air filter replacement: $20-$50

• Condenser unit cleaning: $75-$150

• Refrigerant leak repair and recharge: $200-$500

• Ductwork inspection and sealing: $100-$300

Category: Common Repair

Frequency: As needed 

Symptoms:

• Air from vents is not cool enough

• Ice buildup on refrigerant lines or evaporator coil

• Hissing or bubbling noises from the HVAC unit

• Higher than normal energy bills

Steps:

1. Identify Signs of a Leak: Look for hissing sounds, decreased cooling efficiency, and ice buildup on the evaporator coil.

2. Use a Leak Detector: A professional-grade leak detector can help pinpoint the leak's location.

3. Repair the Leak: Repair the leak and recharge the refrigerant to the proper level.

4. Test the System: After repair, ensure the system is operating correctly and check for any further signs of leaks.

Person Responsible: HVAC Technician

Tools Required:

• Refrigerant leak detector

• Refrigerant recovery machine

• Vacuum pump

• Manifold gauge set

• Refrigerant recharge kit

• Wrenches

• Leak sealant

Common Costing:

• Leak detection: $150-$300

• Leak repair: $200-$500

• Refrigerant recharge: $100-$350

• Full system inspection and test: $100-$250

Category: Regular Maintenance

Frequency: Monthly

Symptoms:

• Reduced airflow from vents

• Increased energy consumption

• Dust buildup around vents

• HVAC system frequently cycles on and off

Steps:

1. Turn Off the System: Ensure the HVAC system is off before removing the filter.

2. Remove the Air Filter: Locate the filter in the return air duct and remove it.

3. Inspect the Filter: Check for dirt and debris. Replace if it's clogged or dirty.

4. Insert a New Filter: Place a new filter in the correct orientation, as indicated by the arrows on the filter.

5. Turn the System Back On: Ensure it's operating efficiently.

Person Responsible:

• HVAC Technician

• Homeowner/Property Manager

Tools Required:

• Screwdriver (if necessary to open filter compartment)

• Vacuum cleaner (for cleaning around the filter area)

• Replacement air filters

Common Costing:

• Air filter replacement: $10-$50 per filter

• Professional inspection and replacement: $50-$100

• Annual maintenance contract (including filter replacement): $150-$300

Category: Common Repair

Frequency: As needed

Symptoms:

• Strange noises from the outdoor unit

• The HVAC system fails to start or frequently trips the circuit breaker

• Reduced cooling capacity

• System short cycles

Steps:

1. Identify Symptoms: Listen for strange noises, check for tripped breakers, and observe reduced cooling capacity.

2. Check Electrical Connections: Ensure all connections to the compressor are secure.

3. Test the Capacitor: Use a multimeter to check if the capacitor is working. Replace if faulty.

4. Evaluate the Compressor: If the compressor is damaged, it may need to be replaced.

Person Responsible:

• HVAC Technician

• Electrical Technician

Tools Required:

• Multimeter

• Screwdrivers (Phillips and flathead)

• Wrenches

• Capacitor tester

• Refrigerant recovery machine

• Vacuum pump

• Manifold gauge set

Common Costing:

• Electrical connections check: $50-$150

• Capacitor replacement: $100-$250

• Compressor evaluation and replacement: $1,200-$2,500

• Full system inspection: $100-$300

Category: Common Repair

Frequency: As needed

Symptoms:

• The heater does not produce heat

• The pilot light is out or won't stay lit

• Soot or discoloration around the pilot light area

Steps:

1. Turn Off the Gas Supply: Ensure safety by turning off the gas supply before any inspection.

2. Locate the Pilot Light: Find the pilot light assembly and inspect it.

3. Clean the Pilot Light: Remove any dirt or debris blocking the pilot.

4. Relight the Pilot: Follow the manufacturer’s instructions to relight the pilot light safely.

5. Check the Flame: Ensure the flame is steady and blue. A yellow flame may indicate a problem with the gas supply.

Person Responsible:

• HVAC Technician

• Gas Technician

Tools Required:

• Screwdrivers (Phillips and flathead)

• Adjustable wrench

• Cleaning brush

• Gas leak detector

• Lighter or match

Common Costing:

• Inspection and cleaning: $50-$100

• Pilot light repair: $100-$200

• Full system inspection: $100-$300

Category: Common Repair

Frequency: As needed

Symptoms:

• Heater fails to start

• Unusual clicking noises during ignition

• Intermittent heating or no heat at all

Steps:

1. Inspect the Ignition System: Check for dirt and debris around the ignition system.

2. Test the Igniter: Use a multimeter to ensure the igniter receives power.

3. Replace the Igniter: If the igniter is faulty, replace it according to the manufacturer's instructions.

4. Reset the System: After replacement, reset the HVAC system and test for proper ignition.

Person Responsible:

• HVAC Technician

• Electrical Technician

Tools Required:

• Multimeter

• Screwdrivers (Phillips and flathead)

• Wrenches

• Replacement igniter

• Cleaning brush

• Wire strippers

Common Costing:

• Ignition system inspection: $50-$150

• Igniter replacement: $150-$300

• Full system reset and test: $100-$200

Category: Regular Maintenance/Common Repair

Frequency: Annually

Symptoms:

• Uneven heating or cooling in different areas

• Increased energy bills

• Visible dust or dirt around vents

• Strange noises from the ductwork

Steps:

1. Inspect the Ductwork: Look for visible signs of damage, leaks, or disconnections.

2. Seal Leaks: Use duct sealant or metal tape to seal any leaks or gaps in the ductwork.

3. Insulate the Ducts: Ensure ducts in unconditioned spaces are properly insulated to prevent energy loss.

4. Clean the Ducts: Remove any debris or obstructions to maintain airflow.

5. Check Airflow: After repairs, ensure the airflow is balanced and reaching all areas of the home.

Person Responsible:

• HVAC Technician

• Ductwork Specialist

Tools Required:

• Duct sealant or metal tape

• Insulation material

• Screwdrivers (Phillips and flathead)

• Utility knife

• Vacuum cleaner or duct cleaning brush

• Manometer (for measuring airflow)

Common Costing:

• Ductwork inspection: $100-$300

• Sealing leaks: $150-$400

• Insulating ducts: $200-$500

• Duct cleaning: $300-$600

• Airflow balancing: $200-$400

Category: Regular Maintenance

Frequency: Quarterly

Symptoms:

• Weak or no airflow from vents

• Uneven temperature distribution in the home

• Increased dust around vents

• The HVAC system overworks to maintain the temperature

Steps:

1. Inspect Vents: Check all vents for blockages or obstructions, such as furniture, curtains, or debris.

2. Clean the Vents: Remove vent covers and clean inside the ducts with a vacuum.

3. Ensure Proper Airflow: Ensure vents are fully open and air flow freely.

4. Adjust Vent Covers: Ensure vent covers are correctly positioned and do not restrict airflow.

Person Responsible:

• HVAC Technician

• Homeowner/Property Manager

Tools Required:

• Screwdrivers (Phillips and flathead)

• Vacuum cleaner with hose attachment

• Cleaning brush

• Ladder (if vents are high up)

• Airflow meter (optional for measuring airflow)

Common Costing:

• Vent inspection and cleaning: $50-$150

• Full system airflow check: $100-$300

• Professional vent cleaning service: $100-$200