HVAC maintenance is not optional in Houston. With systems running 2,200+ hours per year, even good equipment will fail without routine care. The good news: most of the monthly maintenance can be done in about 15 minutes by anyone, no tools required. The professional visits (twice a year) catch the things you cannot.
This is the checklist we give homeowners on maintenance plans. Use it between our visits.
Monthly homeowner checklist (10 minutes)
1. Air filter
The single most important homeowner maintenance task. A dirty filter restricts airflow, drops cooling capacity, freezes coils, and shortens blower motor life. In Houston, plan for monthly checks during summer.
- Standard 1-inch filter: replace every 1-2 months in summer, every 3 months in winter
- 4-inch or 5-inch media filter: replace every 6-12 months
- Filter rating: MERV 8 to MERV 13 for most homes. Higher MERV captures more particles but restricts more airflow. If you have allergies or pets, MERV 11-13 is reasonable. Higher than MERV 13 generally requires a system designed for it.
2. Condensate drain access
Most modern AC systems have a PVC drain access port near the indoor unit, capped with a removable plug. Once a month, remove the cap and slowly pour a cup of distilled white vinegar (or warm water with a drain treatment tablet) into the line. This kills algae before it clogs.
3. Outdoor condenser visual
Walk around the outdoor unit. Clear leaves, grass clippings, mulch, and pet hair from the fins. Maintain at least 24 inches of clearance on all sides. Look for any signs of refrigerant oil (an oily residue near the line connections), which is a leak indicator.
Quarterly tasks (15 minutes)
4. Return air registers
Vacuum the return register grilles. In dusty Houston attics, return grilles trap a surprising amount of debris.
5. Float switch check
Most modern Houston installations have a float switch in the secondary drain pan. If the drain line clogs and the pan fills, the float switch shuts the system off before water damages the ceiling. To test, push the float up briefly with the system running. The AC should shut off. Release and the system restarts within a few minutes.
6. Thermostat batteries
Battery-powered thermostats (smart and traditional) need fresh batteries about once a year. Low batteries cause erratic behavior and can prevent the system from running at all.
7. Vent free of obstructions
Check all supply registers in living areas. Furniture, rugs, and drapes should not be blocking airflow. A blocked register reduces cooling in that room and can imbalance the entire system.
Twice-a-year professional tune-up
The visits homeowners should not skip:
Spring tune-up (March-April)
- Full electrical check (capacitor, contactor, wiring)
- Refrigerant pressures and superheat/subcool
- Condensate drain clearing
- Evaporator coil inspection
- Condenser coil cleaning
- Blower motor amperage
- Thermostat calibration
- Filter replacement
Fall tune-up (October-November)
- Heat exchanger inspection (gas furnaces)
- Carbon monoxide test
- Burner inspection and cleaning
- Ignition system test
- Heat pump reversing valve check
- Emergency heat strip test
- Filter replacement
What homeowners should NOT do themselves
For safety and warranty reasons, leave these to a licensed technician:
- Refrigerant work. Federal law requires EPA Section 608 certification to handle refrigerant. Penalty for violations is up to $44,539 per day.
- Electrical inside the air handler. 240V circuits in confined spaces are not a DIY project.
- Gas furnace internal cleaning. Burner cleaning, heat exchanger inspection, and gas pressure checks require training and tools.
- Coil cleaning with chemicals. Wrong chemicals damage coil fins permanently. Soap-and-water spray is fine for outdoor; indoor coils need a pro.
The 15-minute monthly investment
Set a reminder on the first of each month. Filter, drain line, condenser. Quarterly, add the returns, float switch, and thermostat. Twice a year, schedule a pro visit.
Houston homeowners who follow this checklist report 50-70% fewer emergency calls and notably longer equipment life. The actual cost is a couple of filters and a tablet of drain treatment. The actual benefit is sleeping through summer without an emergency repair invoice.
If you would rather not track the schedule yourself, our maintenance plans include both professional visits, priority scheduling, and discounted repairs. The Comfort Plus tier covers two systems and waives the diagnostic fee on covered repairs.
