Owning Tucson Real Estate requires maintenance. Keeping your property well maintained adds value not only to your own property, but also to the entire neighborhood.
An important thing to consider in home maintenance is where the AC condensate water is going. If it is not going where it belongs, it could be causing problems elsewhere. Mark Andrews with H&A Services (a home inspection company) has a great story regarding under slab water leaks in his August 2010 Newsletter:
We have covered this topic in several newsletters but we see issues weekly. Since the consequences of condensate drain failures can be very expensive (water damage, mold, etc.), this topic is worth covering again.
Condensate 101: AC systems squeeze moisture out of the air resulting in cooler and drier air. This moisture (called condensate) drains off of the evaporator coil and into a pan. A drain line from the pan carries the condensate to the building’s exterior (95% of the time) or into the homes waste system.
Here’s what you need to know:
The location of the air handler/evaporator coil for each AC system:
-Packaged units: System is one piece and evaporator coil is in the unit
-Split systems: System is two pieces and evaporator coil/air handler may be in the attic, garage, hall or exterior closet
The location of the condensate line termination:
-Roof mounted packaged units: At the roof edge or into a plumbing vent
-Attic air handlers: Through the home’s exterior wall or into a plumbing vent or plumbing waste pipe
-Hall or garage closet: Through the exterior wall or pumped to a plumbing waste pipe
– Exterior closet: Through the exterior wall
Your Job: When the AC units are operating, is condensate water flowing to its designed termination? This simple task is important and needs to be checked regularly. If you have pipes through the side wall, are the low pipes dripping when the system is operating? Caution; if you have a high and a low pipe on the exterior wall with water dripping from the high pipe, your primary line is blocked!
Why do condensate drain systems fail:
-Bugs build nests in pipes (enter at the pipes termination)
-Dirt, dust, and debris block entry to the drain pipe (at the pan)
-Condensate pumps stop working
Remember to keep your Tucson Real Estate maintained.