AC unit frozen up outside
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AC unit frozen up outside (by Timeless [GA]) May 30, 2011 6:47 PM
       AC unit frozen up outside (by Txmike [TX]) May 30, 2011 7:06 PM
       AC unit frozen up outside (by Irish [MD]) May 30, 2011 7:10 PM
       AC unit frozen up outside (by Mike45 [NV]) May 30, 2011 7:53 PM
       AC unit frozen up outside (by Timeless [GA]) May 30, 2011 8:48 PM
       AC unit frozen up outside (by Timeless [GA]) May 30, 2011 8:58 PM
       AC unit frozen up outside (by Virden [OH]) May 31, 2011 4:09 AM
       AC unit frozen up outside (by Virden [OH]) May 31, 2011 4:13 AM
       AC unit frozen up outside (by Timeless [GA]) May 31, 2011 6:50 AM
       AC unit frozen up outside (by Timeless [GA]) May 31, 2011 6:52 AM
       AC unit frozen up outside (by Echo [GA]) May 31, 2011 6:57 AM
       AC unit frozen up outside (by Timeless [GA]) May 31, 2011 7:05 AM
       AC unit frozen up outside (by Echo [GA]) May 31, 2011 8:32 AM
       AC unit frozen up outside (by Timeless [GA]) May 31, 2011 5:21 PM
       AC unit frozen up outside (by Mike45 [NV]) May 31, 2011 7:21 PM
       AC unit frozen up outside (by gevans [SC]) Jun 1, 2011 3:37 AM
       AC unit frozen up outside (by Timeless [GA]) Jun 1, 2011 4:12 AM
       AC unit frozen up outside (by Timeless [GA]) Jun 1, 2011 4:23 AM


AC unit frozen up outside (by Timeless [GA]) Posted on: May 30, 2011 6:47 PM
Message:

Tenants called and said the AC unit is not cooling (AC unit is less than 10 years old). He said the unit is frozen up outside so I told him to turn it off. Could this be because the unit is being run all day without a break and the consensation from the humidity can freeze the unit?

--74.229.xx.xx




AC unit frozen up outside (by Txmike [TX]) Posted on: May 30, 2011 7:06 PM
Message:

Could be low on freon, or restricted air flow, dirty air filters, the inside blower motor could of stopped for a while. Did he say if the unside unit was running --173.74.xx.xxx




AC unit frozen up outside (by Irish [MD]) Posted on: May 30, 2011 7:10 PM
Message:

Me thinks that heavy usage is not the problem. AC units are designed to run and cool and run all day. The problem is something else, like low on freon, or other parts, capacitors gone bad. Time to call a service tech to diagnose & fix. --96.239.xxx.xx




AC unit frozen up outside (by Mike45 [NV]) Posted on: May 30, 2011 7:53 PM
Message:

First question: when was the filter changed? Dirty filters are probably the primary cause in rental units. Before you call a serviceman, check the filter.

--216.240.xx.xxx




AC unit frozen up outside (by Timeless [GA]) Posted on: May 30, 2011 8:48 PM
Message:

They have been living there for 5 years and I doubt the filter has ever been changed.

--74.229.xx.xx




AC unit frozen up outside (by Timeless [GA]) Posted on: May 30, 2011 8:58 PM
Message:

If dirty filter is the reason, how can I make tenants change filters regularly (every 3 months)? --74.229.xx.xx




AC unit frozen up outside (by Virden [OH]) Posted on: May 31, 2011 4:09 AM
Message:

If the outside is freezing the inside may be frozen closed from low freon = a leak somewhere, find the cause - the effect is frost, air flow is a big troublemaker - furniture placed over return or treated air registers is just as bad as dirty filters. --68.76.xxx.xx




AC unit frozen up outside (by Virden [OH]) Posted on: May 31, 2011 4:13 AM
Message:

The owner needs to inspect and perform routine maintenance such as smoke detector testing for insurance reasons, many other things for common sense like this one, how many drain pipes have been twisted out of shape from jamming 435692 cans of stuff or bottles of hair care only to form a leak that destroys the cabinet and over half of the bottles and cans - go inspect your place. --68.76.xxx.xxx




AC unit frozen up outside (by Timeless [GA]) Posted on: May 31, 2011 6:50 AM
Message:

Virden, can you please elaborate? I am relatively new at this and do have a PM. Thanks. --67.32.xx.xxx




AC unit frozen up outside (by Timeless [GA]) Posted on: May 31, 2011 6:52 AM
Message:

How often is it considered reasonable to inspect the place and what should I look for? I think you guys would know more than my (or most) PM. Thanks again. --67.32.xx.xxx




AC unit frozen up outside (by Echo [GA]) Posted on: May 31, 2011 6:57 AM
Message:

I try and do it every 3 months, but sometimes 6 months. --98.94.xx.xxx




AC unit frozen up outside (by Timeless [GA]) Posted on: May 31, 2011 7:05 AM
Message:

Thanks, Echo. What kinds of things do you look for? Is it reasonable for tenants to not want it done? Thanks. --67.32.xx.xxx




AC unit frozen up outside (by Echo [GA]) Posted on: May 31, 2011 8:32 AM
Message:

We change A/C filters, check detectors and make sure they work, if they are the battery kind we change the battery once a year. We also check for water leaks. Thats about it. It also gets us into the house to see if everything is Ok. And the tenant usually mentions something that needs to be addressed. --98.94.xx.xxx




AC unit frozen up outside (by Timeless [GA]) Posted on: May 31, 2011 5:21 PM
Message:

Thanks, Echo. You do it every 3 months?

The issue with my tenant's AC was a leaky value (cost $160). Could've been worse! --74.229.xx.xx




AC unit frozen up outside (by Mike45 [NV]) Posted on: May 31, 2011 7:21 PM
Message:

My lease requires the T to change the filters every month. Every 3 months, I visit and change the filter myself and leave two extra filters for the next two changes.

While I am in the unit (every 3 months), I check the smoke detectors, flush the toilets and make sure the tank fill stops, check the sinks, ask if there are any leaks under the sinks (I don't open the cabinets without being invited to), and make a visual inspection of the general condition of the place.

I often find a brand new filter there when I come in. That means that the tenant did not change it until I gave notice that I was coming to change it myself. In that case, I go ahead and change it and pretend that I don't know what they did. I tell them "Oh, I see you've changed it, thank you" and explain that by changing the filter, thy are lowering their electrict bill and making the house stay much more comfortable -- I give them their dignity, instead of scolding them like children.

If it is flitly, I tell them that they are wasting a lot of power, and that they could lower their electricty bill by changing the filter more often. I do NOT tell them that they are killing my A/C unit by not changing the filter. I focus on their power bill and their comfort level.

--216.240.xx.xxx




AC unit frozen up outside (by gevans [SC]) Posted on: Jun 1, 2011 3:37 AM
Message:

What Mike said!

T cares nothing about YOUR problems. But they do like comfort and lower bills. Make sure you present it that way. --74.222.xx.xxx




AC unit frozen up outside (by Timeless [GA]) Posted on: Jun 1, 2011 4:12 AM
Message:

Yes I agree. Thanks! --74.229.xx.xx




AC unit frozen up outside (by Timeless [GA]) Posted on: Jun 1, 2011 4:23 AM
Message:

Mike, if you notice something about the general condition of the house, (how) do you bring it up with them? --74.229.xx.xx





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