Yearly HVAC Maintenance

Suncoast Comfort Heating & Cooling

Yearly HVAC Maintenance — Detailed Scope of Work

At Suncoast Comfort Heating & Cooling, our yearly HVAC maintenance includes a comprehensive inspection of your heating and cooling systems. Our certified technicians will clean, calibrate, and fine-tune equipment, ensuring optimal efficiency and longevity. Trust us to enhance your comfort and reduce energy costs with our meticulous care.


1) Arrival, Safety & Admin

  • Verify access, pets, and any reported issues from the homeowner.
  • Lay drop cloths/shoe covers; protect work areas.
  • Locate and verify system information: model/serial numbers, nameplate data, breaker sizes, filter sizes.
  • Lock-out/tag-out as needed; remove power before opening panels.
  • Visual inspection for code/safety concerns (clearances, supports, whip/disconnect condition, hurricane tie‐downs where applicable).


2) Thermostat & System Controls

  • Confirm mode settings, schedules, and setpoints; replace thermostat batteries if applicable.
  • Check thermostat calibration and display operation.
  • Cycle system through cool, heat/aux (if present), and fan only to verify staging and responses.
  • Confirm proper operation of float switches, low-pressure/high-pressure safeties, and time delays.


3) Indoor Unit (Air Handler / Furnace / Fan Coil)

  • Inspect cabinet, door gaskets, insulation, and panel fasteners; seal air leaks.
  • Blower assembly: inspect wheel for debris, balance, play; clean as needed; verify motor mounts and rotation; check belt condition/tension (if belt drive).
  • ECM/PSC motor: record nameplate vs actual amp draw; measure voltage; test run/start capacitor microfarads (PSC) and replace if out of tolerance.
  • Inspect control board connections, relays, wire terminations; tighten lugs; look for heat marks/arcing.
  • Verify heat strips (kW rating) or electric heater operation: stage sequencing, amp draw per strip/sequencer, high-limit switches.
  • If gas furnace present (see §9): perform furnace-specific checks.


4) Evaporator Coil & Air Treatment

  • Visual inspection of evaporator coil face/underside for dust, biofilm, and impacted fins.
  • Light on-unit evaporator rinse/clean (no pull) where accessible; note if a pull-and-clean is required.
  • Inspect/clean blower compartment surfaces; sanitize as appropriate.
  • Check UV light(s) operation (bulb hours/condition) and reflectors; note replacement if due.


5) Condensate Management

  • Clear and flush the primary drain line end-to-end; clean P-trap.
  • Apply approved drain solvent/algaecide (e.g., Drain Solve tabs/liquid) per label.
  • Verify proper gravity pitch of drain and integrity of condensate pan(s) (primary/secondary).
  • Test float switches (SS2/SS3 or equivalent) for positive cut-out and reset.
  • If condensate pump present: clean reservoir, check check-valve, test pump operation and amperage.


6) Ductwork & Airflow

  • Inspect return/supply plenums, takeoffs, and flex for kinks, tears, sag, or disconnected runs.
  • Verify damper positions; note zoning components and operation if present.
  • Filter(s): replace with correct size/MERV; verify fit and gasket/seal.
  • Measure and record external static pressure (ESP) and compare to manufacturer rating; note restrictions.
  • Inspect and re-seal any visible duct leaks at plenums/boots with mastic/foil tape as needed.
  • Check registers/grilles for blockage and cleanliness.


7) Outdoor Unit (Condenser / Heat Pump)

  • Remove debris; confirm clearances all around and above the coil.
  • Inspect and wash condenser coil (inside-out where accessible) to restore heat transfer.
  • Check fan blade condition and set screw; verify fan motor bearings/sound; record amp draw.
  • Inspect contactor points for pitting; test coil; tighten high-voltage and control connections.
  • Test/measure capacitor(s) microfarads (compressor and fan); replace if out of tolerance.
  • Check compressor crankcase heater (if equipped) for operation.
  • Verify disconnect condition, fuses/breaker sizing, whip integrity, and equipment bonding.
  • Inspect cabinet, base pan drains, vibration pads, and tie-downs.


8) Refrigerant Circuit & Performance (Cooling)

  • Connect gauges/probes; record suction/discharge pressures, line temps, ambient, and return/supply air temps.
  • Calculate and record superheat and subcooling; compare to manufacturer targets.
  • Measure temperature split (ΔT) across coil; correlate with humidity and airflow.
  • Quick leak inspection: look for oil staining; electronic/UV check if indicated.
  • Verify liquid/suction line insulation integrity; replace sections as needed.


9) Heat Operation (Perform if Applicable)

  • Electric Heat / Heat Strips
  • Stage heaters; confirm sequencer timing; record amps per stage; verify high-limit operation.
  • Heat Pump (Reversing Valve)
  • Test heat mode and defrost cycle initiation/termination; verify defrost sensor readings/placement.
  • Confirm auxiliary heat engagement during defrost and when outdoor temps demand.
  • Gas Furnace (if present)
  • Inspect heat exchanger surfaces (mirrors/camera if accessible); check for rust/cracks.
  • Clean and inspect burners, crossover ports; verify proper flame pattern and color.
  • Test hot surface igniter/spark igniter resistance and operation.
  • Clean flame sensor and verify microamp signal.
  • Measure manifold gas pressure; verify against nameplate; adjust if required.
  • Verify inducer/blower operation, pressure switch tubing/ports, and condensate (90%+).
  • Inspect venting/termination clearances and joints; confirm draft.
  • Combustion analysis (CO, O₂, excess air, efficiency) if equipment and conditions allow.


10) Electrical & Protections

  • Record line voltage (L-L and L-G), voltage drop on start where measurable.
  • Check all wire terminations, splices, and lugs; tighten to spec.
  • Verify surge protection device (if present) status indicators.
  • Confirm proper sizing and labeling of breakers/fuses; note any double-lugging or code concerns.


11) Indoor Air Quality (IAQ) & Humidity

  • Measure and record indoor RH% and temperature; note dehumidification capability.
  • Assess and report on filter MERV suitability, pressure drop, and replacement cadence.
  • Check operation and maintenance status of IAQ accessories (UV, media cabinets, ERV/HRV, dehumidifier).
  • Recommend upgrades if persistent dust, odors, or high humidity are observed.


12) Finalization, Documentation & Homeowner Review

  • Restore panels, re-energize equipment, confirm normal operation.
  • Verify quiet operation and absence of abnormal vibrations.
  • Record all measured values: ESP, ΔT, SH/SC, pressures, amps (compressor, fan, blower, heat strips), supply/return temps, indoor RH, and thermostat settings.
  • Before/after photos of coils, drain, and any corrected issues (when helpful).
  • Provide a written maintenance report with findings, corrective actions taken, and recommendations (repairs, parts nearing failure, deep cleanings like blower pull or evap pull, duct repairs, IAQ upgrades).
  • Replace reminder stickers/labels (filter size/date, UV lamp due date, next maintenance date).


13) Materials Commonly Included

  • Replacement air filter(s) matching spec.
  • Coil cleaner (indoor/outdoor as appropriate).
  • Drain solvent/algaecide and P-trap cleaning.
  • Minor sealing materials (mastic/foil tape) for small accessible leaks.


14) Typical Exclusions (Quoted Separately if Needed)

  • Evaporator pull-and-clean, blower pull and deep clean, or coil replacement.
  • Refrigerant leak repair/charge corrections beyond diagnostic measurements.
  • Major electrical component replacement (compressors, motors, control boards).
  • Duct cleaning, duct replacement, or significant re-work.
  • Non-HVAC electrical/plumbing work and permits.