The dogwoods have finished blooming, the pollen dust is (hopefully!) settling, and a familiar warmth is creeping into the Piedmont air. Here in North Carolina, we know what that means: summer is just around the corner, and with it comes the demand for cool, comfortable indoor spaces. For landlords, this translates directly to the importance of a well-functioning HVAC system in your rental properties.

Don't wait until the first 90-degree day to think about your tenants' comfort – and your potential repair bills! Now is the perfect time to proactively address your HVAC systems and ensure they're ready to handle the summer heat. As your trusted property management partner in the Piedmont, we've seen firsthand how preventative maintenance can save you time, money, and tenant headaches down the line.

Here's what you need to consider to get your rental property's HVAC in top shape for the summer:

The Importance of Pre-Season HVAC Maintenance:  Think of your HVAC system like a car. Regular maintenance keeps it running efficiently and helps prevent costly breakdowns. Ignoring it can lead to:

• Tenant Discomfort and Complaints: A malfunctioning AC unit in the summer heat can lead to unhappy tenants and urgent maintenance requests.
• Increased Energy Bills: A struggling HVAC system has to work harder to cool the space, resulting in higher utility costs for you (if you cover utilities) or your tenants.
• Costly Repairs: Small issues left unaddressed can escalate into major, expensive problems down the road.
• Reduced Lifespan of the Unit: Regular maintenance can significantly extend the life of your HVAC system, protecting your investment.

Key HVAC Maintenance Tasks for Landlords:

As a landlord, you have a responsibility to ensure a habitable living environment for your tenants. Here are essential maintenance tasks to consider before the summer heat hits:

• Schedule a Professional HVAC Inspection and Tune-Up: This is the most crucial step. A qualified HVAC technician will:
• Inspect and clean coils (both evaporator and condenser). Dirty coils reduce efficiency.
• Check refrigerant levels. Low refrigerant indicates a leak that needs to be addressed.
• Inspect and tighten electrical connections. Loose connections can be a fire hazard.
• Lubricate moving parts to ensure smooth operation.
• Check the thermostat for accuracy.
• Inspect ductwork for leaks or blockages.
• Ensure proper airflow.

• Replace Air Filters Regularly: This is a simple task that tenants can often handle, but it's important to emphasize its importance in your lease agreement and provide reminders. Clogged air filters restrict airflow, making the system work harder and reducing efficiency. Encourage tenants to change filters monthly, especially during peak usage. Consider providing them with filters or including filter changes in your routine property checks.

• Clear the Outdoor Unit: Ensure the area around the outdoor condenser unit is clear of debris, plants, and anything that could restrict airflow. Aim for at least two feet of clearance on all sides.

• Check Condensate Drains: These drains remove condensation produced by the AC unit. A clogged drain can lead to water leaks and potential damage. Ensure they are clear and draining properly. You or your maintenance team can check this periodically.

• Educate Your Tenants: Provide your tenants with clear instructions on how to operate the thermostat efficiently and the importance of changing air filters. Encourage them to report any unusual noises or performance issues immediately.

Don't wait for the summer heat to catch you off guard. Proactive HVAC maintenance is a smart investment that protects your property, keeps your tenants happy, and saves you money in the long run. Contact Acorn + Oak Property Management today to discuss how we can help you ensure your Triangle rental properties are cool and comfortable all summer long. Let us handle the heat so you don't have to!