09/18/2026
📞 Call us: (305) 607-3244
Property managers and landlords — this one is for you.
The tenant call: "The apartment won't cool past 78." Then the second call a week later: "And my electric bill just hit $400."
Those are not two complaints. They are one.
An AC that cannot reach its setting never shuts off, and runtime is what the meter measures. When the coil is loaded, the blower wheel is caked and the return is starving, the unit runs all day to move the same heat — so the room stalls at 78 while the bill climbs. Nine times out of ten it is not the equipment. It is that nobody was on it.
And once that complaint goes in writing, Florida Statute 83.51 starts a clock. Seven days. Rent withholding, repair-and-deduct and lease termination are all on the table after that.
What to write down when the call comes in (this is recognition, not a diagnosis — which fault it is takes a licensed tech with gauges at the unit, not a guess from the hallway):
• thermostat setting vs. actual room temperature
• does it ever cycle off, or just run
• how many days it has been drifting
• water or staining near the air handler
• a musty smell from the vents
The units that produce the 78-degree call are the ones nobody scheduled. On a portfolio plan, the coil, blower wheel and drain get cleaned in May — not in August after the bill lands. That matters more here than anywhere: Miami-Dade and Broward run AC ten months a year, and salt air in Hollywood Beach, Surfside and Aventura eats coils faster than any inland market.
Air Duct Cleaning Miami is a licensed Florida HVAC contractor (CAC1817115), BBB A+, with 1,000+ properties served — from single-owner duplexes in Hialeah 33012 to 80-unit portfolios in Pembroke Pines 33027. We clean coils, blower wheels, fans and ducts, and our license covers mold treatment inside the system when we find it.
Property-manager special: a FREE in-home inspection on the unit that is not cooling — or across your whole portfolio.
Full write-up: https://airductcleaningmiamifl.com/blog/property-manager-guide-hvac-maintenance-south-florida/
📞 (305) 607-3244 | 🌐 airductcleaningmiamifl.com
Florida law holds landlords liable for AC maintenance. Learn how South Florida property managers build bulletproof HVAC schedules — and avoid costly tenant complaints.
