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Air Conditioner Maintenance Tips

This Texas Heat Can Be Brutal

I thought I'd do a brief post with some tips for your air conditioning system. Preventative maintenance is key. Nobody wants their system to break down in the middle of a scorching Texas summer!

How Often Should Homeowners Have Their Heating and Air Conditioning Systems Professionally Checked?

Some A/C professionals say that new homes that are 1-5 years old should have a heating, ventilation and air conditioning systems (HVAC) maintenance performed every 24 months. For older homes, every 12-18 months.

"I highly recommend purchasing a home warranty. I have had one on all of my homes over the years and it has saved me a ton of money. The warranties have more than paid for themselves."

There are different levels of coverage available so that you can customize it to your budget. At bare minimum I always recommend getting coverage for your HVAC system and your hot water heater. But when you shop around you'll see that you can get a lot more things covered for not much more cost. Most have options for quarterly HVAC check ups, which is what I have. Warranty plans range in cost. Generally the monthly cost is about $70 and the trip charge/deductible for each repair is about $75. And I find that this is very reasonable considering if your system breaks down it could be $10,000!

Two examples for you: I've had two refrigerators break down:

  • One of them the appliance company couldn't repair after trying over and over again, they finally replaced the entire fridge.

  • The temperature of the second fridge stopped cooling/freezing properly. A couple of parts and a few trips to my house by the repair company, that was corrected. After hundreds of dollars in parts and a few hundred dollars in trips and labor, it only cost me $75.

What Are Some Easy Maintenance Tips For Homeowners?

Some pros will recommend:

  • Between April and October, replace 1-inch filters every 30 days and the larger 4-inch filters every 90 days.

  • Between November and March, replace 1-inch filters every 60 days and 4-inch filters once.

  • The condensation drain trap line should have a cleaner added every 60-90 days if the lines pass under the home's slab.

  • Upstairs or attic systems typically need cleaner added every 6 months. If you have one of those home warranties, most of this is taken care of during a maintenance visit.

I hope these tips are helpful! If you'd like more information and home warranty company recommendations, feel free to contact me.

Joe Paul Reider

Home Style Austin Founder Austin Realtor®, CLRA Keller Williams Realty, Inc.

Email: Mobile: 512-222-3302 Web:

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