Adventures in HVAC Condensate Lines....I Knew THIS Would Happen

Property Manager with Gibson Management Group, Ltd.

I’m on my SECOND adventure in AC condensate lines this summer.


Tenant wants RECONSIDERATION of $ervice Call


My first episode happened when my tenant’s DOG food ended up in the townhouse condensate line because of a MOUSE.


My current episode is the HOA notifying my property owner that his condo’s condensate line is leaking into the garage of the unit below.


No problemo....I wanted to initiate using my HVAC vendor to service this unit so I will take them a key and the tenant’s contact information this AM.


I had offered 2X since February to have the system serviced only to find out that my new client/condo owner had a “long-time friend” who was doing semi-annual checks on their system and their next schedule is in August.


Having HVAC systems serviced in the RIGHT season is CRITICAL...they AC needs to be checked in the SPRING right at the time from HEAT to COOL transition.


Since this system was not serviced in the spring, the condensate line was not checked before HEAVY AC/Moisture season.



Getting this unit’s heating/cooling system will now be serviced by MY HVAC firm and on the PROPER schedule so that the downstairs neighbor is not inconvenienced with this situation again.

Posted by

Wallace S. Gibson is a Certified Property Manager with over 50 years of property management experience and expertise.  She maintains a specialized property management business in Central Virginia serving Albemarle, Greene, Fluvanna and Louisa counties  


View our available Charlottesville, Albemarle and Lake Monticello rental homes online with photos and floor plans

" be a Virginian, either by Birth, Marriage, Adoption, or even on one's Mother's side, is an Introduction to any State in the Union, a Passport to any Foreign Country, and a Benediction from the Almighty God...." Anonymous



This entry hasn't been re-blogged:

Re-Blogged By Re-Blogged At
Real Estate General Information
Virginia Albemarle County Charlottesville
Best Business Practices
Property Management
Rental Agents and The Single Family Rental Market
rental property management
homes for lease
homes for rent
lake monticello

Spam prevention
Show All Comments
Wayne Martin
Wayne M Martin - Chicago, IL
Real Estate Broker - Retired

Wallace, how easy is it to ignore something for servicing if it seems to be working? Regular maintenance should be on a priority list! Enjoy your day!

Jun 25, 2014 09:52 PM #1
Roger D. Mucci
Shaken...with a Twist 216.633.2092 - Euclid, OH
Lets shake things up at your home today!

This is the very reason I am getting out of Property Management.....again.....and sticking to selling furniture.  I'm tired of owners thinking they know more than we do and not taking care of things when they should be taken care of.....makes me crazy.  Sorry, I mean crazier, I'm already crazy!

Jun 25, 2014 10:01 PM #2
David Popoff
DMK Real Estate - Darien, CT
Realtor®,SRS, Green ~ Fairfield County, Ct

Amazing Wallace, the reasoning behind some of these are beyond me,,,, good thing they have an experienced PM on hand.

Jun 25, 2014 10:42 PM #3
Conrad Allen
Re/Max Professional Associates - Webster, MA
Webster, Ma, Realtor

Hi Wallace.  Owners cheaping out creates problems for you every time.

Jun 26, 2014 09:10 PM #4
Show All Comments

What's the reason you're reporting this blog entry?

Are you sure you want to report this blog entry as spam?


Wallace S. Gibson, CPM

Ask me a question

Additional Information