Most people treat HVAC maintenance like the dentist: they know they should go twice a year and only call when something hurts. Our climate makes that expensive. Long humid summers, heavy spring pollen and a few hard freezes each winter are tough on equipment that is never looked at.
Here is the checklist I give homeowners in Cumming, Alpharetta, Milton, Roswell and Johns Creek, split into what you can do and what needs a technician.
The schedule
| Season | What | Best time |
|---|---|---|
| Spring | Cooling tune-up | March to May |
| Fall | Heating tune-up | September to November |
| Monthly | Filter check and a quick look around | Year-round |
Heat pumps run in both seasons, so they need both visits. Book early: once the first heat wave or cold snap hits, schedules fill quickly.
Spring: what you can do
- Replace the filter. Start the season with a clean one.
- Clear the outdoor unit. Turn off the power at the disconnect, remove leaves and grass, trim shrubs back 2 to 3 feet, and gently rinse the fins with a garden hose. No pressure washer.
- Open the vents. Move rugs and furniture off supply registers and returns.
- Check the drain. Look at the condensate line near the indoor unit. Standing water or overflow means a service call.
- Test it. Set the thermostat to Cool a few degrees below room temperature and make sure cold air arrives within 10 to 15 minutes.
Spring: what our AC tune-up covers (15 points)
- Condenser coil cleaning and outdoor unit inspection
- Refrigerant levels and pressures
- Capacitors, contactors and electrical connections
- Compressor amp draw
- Blower motor and fan inspection
- Condensate drain cleared
- Airflow and temperature drop measured
- Thermostat calibration
- Standard 1-inch filter replaced and a written report
Fall: what you can do
- Replace the filter again before heating season.
- Run the heat for 15 minutes before the first cold night. A faint dusty smell the first time is normal.
- Keep the area clear. Nothing stored against the furnace.
- Test your detectors and replace batteries as the manufacturer recommends.
Fall: what our furnace tune-up covers (21 points)
- Burner inspection, ignitor and flame sensor tests
- Gas pressure check and combustion analysis
- Heat exchanger visual inspection, flue and venting check
- Safety controls, blower and inducer motors, electrical connections
- Temperature rise, startup and shutdown
- Condensate drain on high-efficiency furnaces
- Standard 1-inch filter replaced and a written report
Price
| Option | Price |
|---|---|
| One-time tune-up, one system | $135 |
| Two systems / three systems | $220 / $295 |
| Maintenance plan, one system (spring + fall) | $229 a year, $189 the first year |
| Plan, two systems / three systems | $349 / $459 a year |
Plan members also get 10% off repairs, no diagnostic fee on service calls and priority scheduling.
What maintenance will not do
Maintenance keeps a healthy system healthy. It will not make a 20-year-old system perform like new, fix undersized ducts, or make up for poor insulation. If your system is near the end of its life, we will tell you that honestly in the report.