Q. Repairs by Tenant: Tenant shall keep by routine maintenance, repair, and replacement, at its sole cost and expense, the interior of the Premises, together with the storefront and all doors and windows of the Premises, and all electrical, plumbing, and any other mechanical installations serving the Premises or located therein, whether or not in or under the floor slab or on the roof of the Premises, in good condition and working order. Tenant agrees to employ a suitable contractor to perform Tenant's obligations for maintenance of the heating, cooling and ventilating units of the Premises, including at least semiannual inspections and cleaning of the system together with such servicing as each such inspection shall disclose, or as shall otherwise be reasonably required by Landlord. In the event Tenant fails to perform its maintenance, repair, or replacement obligations as provided herein, Landlord may, at its option, perform such remedial action on behalf of Tenant, and Tenant agrees to pay to Landlord, as Additional Rent, the cost thereof plus fifteen (15.0%) percent overhead promptly upon demand by Landlord. Georgia

A. The landlord is responsible for all major repairs. If the unit is bad, that is not considered maintenance.

Q. Should I withhold rent if this is not addressed within 1 month?

A. No, it is not regular maintenance. It is not required at all. You can not legally withhold for this, and the landlord is not obligated to clean the ducts. Clean them yourself if you are in a tizzy about them.

Q. I moved into a condo a couple of months ago, and my bedroom is hotter than all of the other rooms. I've had air conditioning technicians come out several times, and the repairs have added up to over $600, but I still have the problem. I can't think of any reason why my room is consistently hotter than all the others. I've had all my ductwork replaced because I was told that the ducts weren't insulated enough, and I've had dampers installed to make sure there's even air flow in every room. For instance, right now where I live it's about 60 degrees outside. I still have my air conditioner on, and it's about 70 degrees in every room, except my bedroom, which is about 78 degrees. I'm going out of my mind trying to figure out what the deal is. I'm assuming that there must be something in or around my room that is warming it up somehow. Has anyone else had this problem, do you have any idea what it could be? Is it possible for a room to get that hot just from electric things running it in? I have a ceiling fan that I keep on quite a bit. Could it be warming up and becoming counter-productive? I have thick, dark curtains over my windows, so I don't think it's the sun - esp. since it gets hotter at night. My room is small, I upgraded the vent in it from 7" to 8" because the AC guy told me it would fix the problem. No cathedral ceilings in my room, but there are in other rooms and they stay cool. The AC unit is on the roof, and I am on the top floor, thermostat is prob. about 10-20 feet from the AC unit. The thermostat is right outside my room. The water heater is in a room adjacent to mine, but I have felt the wall next to it and it is not hot - could that still be it?

A. Consider these points 1. Is your bedroom is adjacent to a utility closet or other source of heat? 2. Usually, poorly insulated ductwork will result in a loss of heat in the system causing the air to cool off before it is delivered to a room. 3. The room may be better insulated than the other rooms in your condo. Also, an open floor plan, cathedral ceilings, or an open loft will make air treatment very difficult. 4. Where is the thermostat located in relation to the ductwork and registers? If it is in a hard to heat area the bedroom will suffer the effect.

Q. As a happy homeowner with no technical knowledge what should I do for preventative maintainence.

A. About the only thing you can do as far as doing a P.M. on your system,make sure its clean(coils) this is for the condenser,make sure there is nothing blocking the airflow,wash the coils out maybe once a month,just use a water hose make sure you turn the unit off first,wash it out good,make sure there's no grass,debris growing or stuck around the unit,make sure the big copper line is insulated good,as far as the inside unit make sure the filter gets changed once a month and the coil is cleaned and unrestricted as far as airflow is concerned,make sure the rest of your home is checked for leaks(air),nothing worse than having all your cold air cooling down the birds and chipmunks,all the door seals and windows need to be checked for leaks.i commend for taking on the task for doing your on P.M.s you wouldn't believe how much you can catch and repair just doing a simple inspection,that's why they call it preventive maintenance

Q. Is it OK to pour drano or similar products down the pvc drain lines of your a/c unit to keep them clean? Also is there any reason I should not install a "T" PVC joint where the drain lines come out of the unit so that I can do this w/out having to detach the drain lines to do maintenance?

A. You can pour dilute chlorine down the drain, once you have cleared the line. It is possible to blow out the line with compressed air, CO2 or the ole' fashioned tuba method. You can install a clean out T in the line. They now manufacture a cleanable trap with a clear u joint so that you can monitor the drain. I'm not sure if is available at home stores, but you might be able to get one from a local company that installs HVAC equipment AND they sell over the counter. If you go with PVC T, install with the T junction up and add a 6-inch riser. Pick up a tight-fitting cap for the top of the T. Don't use glue on the cap, just snug it up.

Q. I have a friend of a friend (who is an A/C Tech) that has offered to come out and 'top up' my home A/C unit with freon for $200. The air is blowing about 70 degrees but will not cool the house any less than 75. 1) Will this fix the problem? 2) Is that a reasonable deal or am I being taken for a ride?

A. I actually just had someone fill mine up this morning, and it cost $125. (But he cut me a deal, plus we live in a very small town) I'd say that's a pretty fair price. Our entire house has been SO much cooler than it was....before it would only cool it to 80 and my fiance said he fell asleep and woke up and it had cooled to 65. Just make sure that the Freon (sp?) is your problem. It could be the air filter or coils. Hope this helped.

Q. My aunt has not cleaned their air ducts in 5 years(ever since they moved into the house) and they have not been using an air filter since. She lives in northern cali and uses the heater during the winter and the a/c not so much during the summer. I saw the part where the air goes into the duct and it was covered with so much grey dust that i just HAD to vaccum it for her. There were 2 of these. They were both downstairs up close to the ceiling. Their house is 2 story. one was next to the stairs I told them they should buy an air filter because her whole family has asthma including her, but they're scared that the filter might catch on fire! Their youngest son (4) also just recently got asthma after winter. But they dont really get allergies in the house in the summer because they have windows open but its only in the winter when they have the heater on Dont you think they need this or is it just me? Do you suggest air duct cleaning? since its been so long without a filter

A. To give you an idea of how much dirt is in the duct work you can look inside the ducts or supply air runs by removing the diffusers. What you should be more concerned about is the dust that may be attached to the blower wheel and the evaporator coil and if the furnace is High efficiency it may have a secondary heat exchanger that may also plug up. If any of these actually plug right up with dust It may cause the air conditioning to freeze up. What is required is a full heating and cooling planned service maintenance check and cleaning. Many heating and cooling companies have a program in place and will go as called or will sign you up for an annual maintenance. The annual maintenance might be a good idea for them as they will also change the filter regularly. The usual cost of a maintenance program is what they would charge for 1 1/2 -2 hrs labour and any parts that you would need like a filter.

Q. Does anyone know a good website that teach me step by step how to service ( and do commonly needed replacement) my single room (Window /wall mounted) Air Conditioner. Googled website almost all only show companys that do air cond repair. I want this as new hobby ! T H A N K S !!

A. Try starting here: http://www.hometips.com/cs-protected/guides/centairfix.html Google diy air conditioner repair. gl