Fort Myers Home Inspection: AC Terms Explained

In Southwest Florida the air conditioner is one of the most important systems in any home, and inspection reports often spend a page on it. The terms below come up again and again. They explain what a note usually means; your inspector saw the actual equipment, so rely on their findings and ask them questions.

Water and drainage

Primary condensate line — The pipe that carries water from the indoor coil to the outside. Notes about algae, poor slope or no trap mean it may clog.

Secondary (auxiliary) drain pan — A backup pan under an attic air handler. Water or rust in it means the main drain has overflowed before.

Float switch / overflow switch — A safety device that shuts the AC off when a pan fills. A missing or disconnected switch is worth fixing before move-in.

Outdoor unit

Coil corrosion / fin damage — Salt air, sun and age wear the thin aluminum fins. Heavily damaged fins reduce cooling.

Inadequate clearance — Plants, fences or walls too close to the unit restrict airflow.

Pad settled / unit not level — The base has sunk or shifted. It can strain the refrigerant lines and drain.

Performance

Temperature differential (split) — The difference between the air going into the return and coming out of a supply vent. A low split can point to low refrigerant or poor airflow.

Short cycling — The system turns on and off in short bursts. Common with oversized equipment and poor humidity control.

Ducts and age

Duct leakage / disconnected duct — A loose run in the attic wastes cooled air. See ductwork and airflow.

Manufacture date — Read from the data plate. See when to replace an AC in Southwest Florida.

How serious is it?

• Monitor: dirty filter, minor fin damage, plants too close.
• Fix soon: water in the secondary pan, missing float switch, duct leaks.
• Before closing: no cooling, active leaks into ceilings, a unit that won't run.

For inspectors and agents

You're welcome to link this page for clients. Related: checking a Florida AC contractor's license · AC replacement · dehumidifiers