A working air conditioning in South Florida is as important to a home as any other appliance. Keeping up with maintenance is an easy way to make sure the air conditioner is working and keeping your tenants cool and avoiding costly repairs. Here are 3 Simple Things You Can Do to Maintain the AC in Your Miami Rental Property:
Auto-ship a/c filters
Replacing the a/c filter regularly is the easiest and most effective way to maintain the AC in your Miami rental property. Residents often forget to replace the filter if using a reusable filter or if spare filters are tucked away in a closet. A simple way to avoid this is to subscribe to a filter delivery service and have filters delivered automatically. The act of receiving the filter in the mail acts as a reminder to your tenants to replace the filter. You may include verbiage in the lease requiring tenants change the a/c filter within 48 hours of receipt. You can also include the cost of the filters in the rent.
Require tenants to maintain the a/c drain line
One of the most common a/c issues if your tenants fail to maintain the AC in your Miami rental property is a clogged drain line. An air conditioner has to drain the condensation that builds up. Algae tends to build up in the line and can block the water from draining out. This causes a back up, issues with the a/c, and possibly even water damage.
The repair is simple for an a/c technician but it is still costly. Pouring a cup of bleach or vinegar down the drain line once per month could avoid the issue altogether. To help ensure this happens, verbiage in the lease requiring the tenants to complete this task can be added. Make sure the drain line is easily accessible if this is the case.
Related: 4 Ways to Lower Your Miami Rental Property Maintenance Costs
Make sure you are using the right sized filter
It is important to have the correct sized filter. If you are unsure you can measure the area or check with the manufacturer. The a/c air handler, (interior unit) could be drawing in unfiltered air if the filter is the wrong size. As a result, dirt, pet hair, and even a plastic bag can get sucked up into the coils and can lead to expensive repairs.
Indicating the correct size on the air handler is an easy way to tenants use the correct sized filter. Including a monthly checklist takes it a step further and highlights the importance that tenants maintain the AC in your Miami rental property. 
Pedro Cedeño, Lic. Real Estate Agent, Real Property Management Dade – Miami, FL | My team and I are here to make it easy and profitable to own rental property in Miami by focusing on the people and not just the buildings. We love to see the positive effect good rental practices have on people. Sharing the knowledge we’ve gained over the years with current and aspiring landlords is part of our mission.
We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. See Equal Housing Opportunity Statement for more information.
