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Cooling, drains and damp
Repairs, replacements and humidity work for houses, condos and seasonal properties across Lee County.
What actually fails here
Capacitors, contactors, blocked condensate lines with the float switch tripped, low charge from a slow leak, control boards and blower motors. Salt air adds corrosion at the coil, the cabinet and the electrical connections.
Each has a test, the test takes minutes, and the price comes in writing before the work rather than after it.
The pipe that causes the most damage
A condensate line carries gallons a day out of a Lee County house in summer. When it blocks, the water goes somewhere else.
- Clear it properlyVacuumed and flushed, with the trap and pan checked — not just topped with tablets and hoped for.
- Test the float switchIt is the thing that stops the system before the ceiling is damaged. It is also the thing nobody tests.
- Watch the signsA stain on a ceiling under an air handler, or cooling that stops on the hottest afternoon, usually means the drain.
- Switch off firstIf you find water, turn the cooling off before you call. That decision costs nothing and saves drywall.
Houses that are empty half the year
An unoccupied house still has to be kept dry. The settings that do that are not the settings you live with, and the difference between a sensible plan and switching everything off is what decides whether you come back to a house or to a project.
We also do the checks before you leave and the start-up when you return, so the system is not asked to run for six months without anyone looking at it.
Sized to dry the house, not just cool it
- Load firstWorked from the house — area, insulation, glass and duct capacity — not from the old label.
- Usually a little smallerOn this coast a system that runs longer removes more moisture and feels better at the same temperature.
- Ducts checkedTested and repaired before new equipment goes on them.
- Pad and drainRaised where flooding is a risk, with the condensate run properly and the float switch fitted.
