Why I Clean All My Air Conditioners Myself—And How the Math Works
A true host story: cleaning AC units every 6 months is non-negotiable. I do it myself because I enjoy it—and a $150 pressure washer paid for itself after just 3 units. Here's my approach to AC maintenance and the cost savings that made it worth it.
Why I clean every air conditioner myself
As a host, I've learned that air conditioning maintenance isn't optional—it's essential. Dust, mold, and debris build up in the filters and coils, reducing efficiency, raising energy bills, and eventually shortening the life of the unit. Most experts recommend cleaning AC units every 6 months. I could hire someone to do it. In my area, the cost per unit is around $60. But I've chosen to do it myself—and honestly, I love it. There's something satisfying about taking apart the covers, blasting away the grime, and knowing each unit is running clean. The bonus? The math works in my favor.
The pressure washer investment
To do the job properly, I bought a pressure water sprayer for $150. It's powerful enough to clean outdoor condenser coils and indoor evaporator coils without damaging the fins. At first, $150 felt like a splurge. But here's the break-even: if a professional charges $60 per unit, cleaning just 3 units would cost $180. By doing it myself, I save that money—and the pressure washer pays for itself in one cleaning cycle. After that, every unit I clean is pure savings. With multiple listings, the payoff is fast.
The 6-month maintenance schedule
I stick to a strict 6-month schedule: once before peak cooling season, and once before the slow season. For each unit, I turn off the power, remove the filter, vacuum or rinse it, then clean the evaporator coils with a coil cleaner spray. For split units, I clean the outdoor condenser coils with the pressure washer—gently, so the fins don't bend. I check the drain line for clogs and make sure condensate flows freely. A clogged drain can cause water damage and mold. The whole process takes about 30–45 minutes per unit. It's time I'm happy to spend.
What regular AC maintenance prevents
Dirty coils force the compressor to work harder, which drives up electricity costs and can lead to early failure. A neglected AC might run fine for a year or two, then suddenly quit on a busy weekend—and a replacement can cost hundreds or thousands. Clogged filters reduce airflow and strain the system. Mold in the drain pan or ductwork can trigger allergies and bad reviews. By cleaning every 6 months, I catch small issues before they become emergencies. Guests stay comfortable, my energy bills stay reasonable, and my units last longer.
Beyond cleaning: what else to watch
Cleaning is the foundation, but there's more to AC maintenance. Check refrigerant levels—if a unit isn't cooling well, it might need a recharge (that's a job for a pro). Listen for unusual sounds: rattling, grinding, or squealing can signal worn belts or bearings. Note the age of each unit; most last 10–15 years with good care. Keep a log of when you cleaned each one and any repairs—this helps you plan for replacements and gives technicians useful history. And save your receipts: the pressure washer, coil cleaner, and any parts are deductible expenses for your rental business.
Track your maintenance—and your savings
When you DIY, it's easy to forget how much you're saving. Log each cleaning in a spreadsheet or property management tool. Note the date, the unit, and what you did. When tax time comes, you'll have a clear record of maintenance expenses. And when you're deciding whether to hire out or do it yourself, you'll have the numbers. For me, the pressure washer paid for itself in one round. Every cleaning since then has been money in the bank—and time spent doing something I genuinely enjoy. That's a win-win.
BNBNote helps you stay on top of maintenance
BNBNote lets you track assets per unit—including air conditioners—and log maintenance dates, expenses, and receipts. When you clean an AC, you record it. When you buy a pressure washer or coil cleaner, you attach the receipt. Over time, you see the full picture: what you've spent, what you've saved, and when each unit was last serviced. No more guessing when you cleaned Unit B, or whether the pressure washer has paid for itself. It's the system that turns "I think I did it last spring" into "here's the record."