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A/C or Heat Pump System Condensate Drains, Piping, Pumps
Inspect, Diagnose, Repair Guide
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InspectAPedia tolerates no conflicts of interest. We have no relationship with advertisers, products, or services discussed at this website.
Air conditioner condensate handling & drainage defects: this air conditioning repair article discusses the inspection, diagnosis, and repair of air conditioning condensate drainage systems, including condensate leaks, condensate piping, traps, drains, condensate pumps, and the detection and hazards of air conditioning system condensate leaks in buildings. Condensate leak water
health and safety concerns are also reviewed.
This document describes the inspection of residential air conditioning systems (A/C systems) to inform home buyers, owners, and
home inspectors of common cooling system defects.
Green links show where you are. © Copyright 2013 InspectAPedia.com, All Rights Reserved. Author Daniel Friedman.
Condensate Handling: Air Conditioning / Heat Pump Condensate Handling Defects
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At AIR CONDITIONING & HEAT PUMP SYSTEMS, the major components of an air conditioning system are
described, and at A/C COMPONENTS sketches and photographs are provided, and common defects for each component are listed along with visual or other clues that may
suggest a problem or probable failure of A/C components. Readers who need to clean or unclog a blocked or leaky overflowing A/C or heat pump condensate drain should see CONDENSATE DRAIN CLEAN & DE-CLOG.
Improper handling of air conditioning system condensate is one of the most commonly reported set of A/C system defects. Condensate problems can lead to leaks into the building, costly mold or insect damage, or even to complete A/C or heat pump system shutdown.
Perhaps we see lots of air conditioning condensate leaks and related problems in part because these defects
are easily observed visually, and perhaps also because some A/C installers do not follow basic plumbing and building code requirements for handling the discharge of the condensate produced when an air conditioning
system is operating.
Sketch courtesy of Carson Dunlop Associates.
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Condensate leaks or discharge errors (such as the drips into the dog bowl and cooking pot in this attic) present several risks of ugly surprises in buildings.
Here are some inspection tips that can avoid a condensate leak or even a costly mold problem in the air conditioning system air handler, duct work, or in the building itself:
Locate how & where condensate discharge is carried for final disposal
- A flexible plastic condensate drain line may be routed through building walls, ceilings, floors, at some installations such as split system wall-mounted air conditioners and heat pumps. At SPLIT SYSTEM AIR CONDITIONERS & HEAT PUMPS we describe the routing, slope, and protection from damage for in-wall condensate drain lines.
Our photo (left) shows the condensate drain termination for a roof-mounted split system air conditioner - the white plastic condensate drain exits the building wall and is carried to the roof surface next to the roof-mounted inverter or compressor/condenser unit for the cooling system.
- a plastic line draining outside to an approved drain destination - see CONDENSATE DRAINS
- a floor drain
- a sump pit
- a hole in the floor
- a reservoir lift pump (CONDENSATE PUMPS) which pipes condensate to: (a properly connected building drain; something else)
- the pump exit line is taken to the house main waste line
- a dirt floor or crawl space (a bad idea, asking for mold or insect damage)
- Problems with condensate drains themselves are detailed at CONDENSATE DRAINS
Check for a clogged A/C condensate drain line trap
 One of the most common causes of air conditioning or heat pump condensate leakage and overflow is a clogged condensate drain line trap. And if the secondary or emergency condensate handling system is absent or defective, the result can be costly leak damage to the equipment or to the building.
Carson Dunlop Associates' sketch (left) illustrates the requirement for a trap on the A/C condensate primary drain line.
Look out for a missing condensate overflow pan or drip tray:
If there is no overflow pan under the air handler, especially in units installed on upper building floors or in an attic, when the condensate drain clogs or the condensate pump fails you can expect to have leaks into the building and possibly costly mold or water damage.
See DRIP TRAY DEFECTS for details.
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Look out for an improper condensate overflow pan drain connection
A condensate pan should have its own independent drain to an approved location. Otherwise, for example if it shares the main condensate drain pipe, you have not gained much protection. An alternative to a drain on a condensate overflow pan is the installation of a Float Switch on Condensate Tray that will turn off the system if water is detected. See CONDENSATE DRAINS.
Look for corrosion or water stains on floor surfaces around the equipment
Check the condensate drip pan and at bottom of the "A frame" cooling coil, indicating that the drain may need cleaning and
more important, indicating that the condensate is leaking out of the equipment or drains and not being carried to
an acceptable disposal point.
Links below continue with detailed discussions of condensate handling components, defects, cleaning, maintenance, and repairs.
Periodic Inspection of the Air Conditioner Condensate Drain System - Some Suggestions
 Question: how and when do we inspect the condensate drain?
I can't find a description of the method for inspecting the drain pipe leading out from the drain pan under the condenser coils.
I have been told that this pipe commonly blocks up and causes problems and that inspecting it is a part of a HVAC maintenance program.
Would you describe for me, or maybe add to your site, how often and how this drain line should be inspected and maintained?
- R.B. Chattanooga, TN.,
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Reply: check for a clogged condensate drain line trap, crimps in the line, or clogs in the line; check that the line is routed to a proper destination
The condensate drain line, trap, and evidence of blockage, leaks, overflow, or improper piping should be part of annual air conditioning system service, or should be performed immediately if there is evidence of a condensate spill or leak. It only takes a quick look by an experienced service technician to see trouble. Here are some signs of trouble that a visual inspection of the condensate drain system might pick at an inspection:
- Visual inspection for obvious debris at opening to the condensate drain, inside the air handler
- Visual inspection for evidence of condensate overflowing out of or backing up in the air handler when it should be passing out the drain - such as is shown in our photo at left.
- Visual inspection for condensate backup or spillage such as presence of condensate in an overflow pan
- Tripping off of the float switch in the overflow pan if you have one
- Some condensate drains have a removable cap on the trap to inspect in and clean the trap - traps are usually where blockages occur
- Visual inspection of the entire drain line to see its routing - and to assure it's taken to a proper destination. Our photo at the top of this section above shows a crimped condensate drain pump line - we were a bit worried that with even the slightest additional movement in this soft flexible plastic tube (connecting the condensate pump to a nearby laundry drain) would prevent the pump from working properly.
- Failure of any condensate to come out of the exposed end of the condensate drain line when the A/C system has been running during hot, humid weather
- If a condensate pump is installed, overflow of condensate out of the pump housing
- Check out the articles listed below for more detail about each type of condensate drain system defect.
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Frequently Asked Questions (FAQs) about handling air conditioner and heat pump condensate
Click to Show or Hide FAQs
Question:
Our heat pump spills water onto the floor. What's wrong and how do we fix it?
I have a question regarding our heat pump. Last summer it started leaking water. The system otherwise runs fine but we have to keep a bucket where the water comes out a rubber tube. This also does not catch all the water because the carpet still gets wet. There is no problem with heating this past winter. Is there a pump of some kind that needs to be replaced.- M.M.
Reply:
It sure sounds as if your heat pump when in cooling mode is leaking condensate into the building. When warm moist indoor air passes through the cooling coil, moisture is removed from the air as it cools, condensing into water that must be drained away to an acceptable location - a floor drain or in some areas outdoors onto the ground.
A condensate leak that spills into the building interior could be caused by any of several problems such as a clogged condensate drain line or if a condensate pump is used to lift condensate from a receiving container up to a building drain, the pump could be switched off or broken.
You need to first diagnose the cause of the problem. If it's just a clogged drain line, clearing the line can get things working again quickly and probably at little or no cost. If you are unfamiliar with the equipment or can't find the condensate handling system, or if a condensate pump is not working you probably need a service call by an HVAC expert.
Look through the articles found in the links listed at Related Topics under CONDENSATE HANDLING for more details about different condensate handling problems, diagnoses, and repairs.
Watch out: in a good heat pump/air conditioner installation, the installers make provision to protect the building interior from condensate leakage should the primary condensate drainage system fail. Usually that's in the form of a condensate drip tray that is placed under the indoor air handler where the cooling coil is located (and where condensate is produced). If the condensate drain system fails and condensate begins to leak out of the equipment, the drip tray either takes condensate safely away to a drain by a separate drain line or it uses a switch that shuts down the equipment so that you know repairs are needed. Condensate that leaks into building carpets, ceilings, walls, risks formation of a costly mold contamination issue. So get this matter repaired promptly.
Question: Water blowing down my HVAC Supply Ducts, What Can I Do to Stop It?
Why is water blowing down my supply duct system? I have solved the freezing up problem, I don't have a drain problem!! I added refrigerant to solve the freezing up problem, but it is still blowing water down my supply line. How do I stop this?? - C.T.
Reply: Check the A/C system sizing, check for abnormal indoor humidity sources
If you are sure that the condensate drain is in fact draining, I don't know a simple in-air-handler fix for this problem - it's common in some humid areas such as Florida. I'd take a look at these next steps:
- Check whether or not your A/C system is oversized for the space being cooled; a cooling system that is oversized will not dehumidify adequately and that leaves too much water in your building air
- If #1 is not the issue, look for and fix sources of abnormal indoor moisture: leaks, failure to use bath and kitchen vent fans, particular lifestyle that puts lots of moisture into the air (cooking?); and consider some auxiliary dehumidification
Question: our wall-mounted split system air conditioner leaks condensate down the interior wall
We noticed water stains and wet spots on the wall below our wall-mounted split system air conditioner. But condensate is also coming out of the drain line on the roof. What might be wrong? - Ed.
Reply: Common defects that cause leaks or blockages in wall-mounted air conditioner condensate drains
 Check the following sources of condensation leaks at or near a wall-mounted air conditioner::
If the wall mounted air conditioner is not level, condensate may collect in its internal drain pan but may overflow the (relatively shallow) condensate pan edges before reaching the condensate drain opening. Check the unit for level, and watch out: the plastic cover may not be dead straight - it's the unit itself that should be level for the condensate drain pan to work properly. The photo at left is explained at SPLIT SYSTEM AIR CONDITIONERS & HEAT PUMPS. That white line is the condensate drain headed from the wall-mounted unit (not shown) to outdoors.
- Check for lint or crud blocking the opening to the condensate drain line inside the unit.
- Check for a blocked or clogged condensate drain line as it passes through the building wall to the building exterior.
- Check for punctures in the condensate drain line anywhere in its route but especially high on the wall near the unit where you see the leaks or wet spots
- Check for missing insulation on the refrigeration lines inside the wall-mounted unit. We describe this SNAFU at Interior Leaks On & In Wall Below a Split System Air Conditioner Wall-Mounted Unit
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Technical Reviewers & References
Related Topics, found near the top of this page suggest articles closely related to this one.
Click to Show or Hide Citations & References
- Thanks to Areader RB in Chattanooga TN for discussing inspection procedures and inspection frequency for air conditioning condensate drain line systems - October 2010
- Modern Refrigeration and Air Conditioning, A. D. Althouse, C.H. Turnquist, A. Bracciano, Goodheart-Willcox Co., 1982
- Principles of Refrigeration, R. Warren Marsh, C. Thomas Olivo, Delmar Publishers, 1979
- "Air Conditioning & Refrigeration I & II", BOCES Education, Warren Hilliard (instructor), Poughkeepsie, New York, May - July 1982, [classroom notes from air conditioning and refrigeration maintenance and repair course attended by the website author]
- Refrigeration and Air Conditioning Technology, 5th Ed., William C. Whitman, William M. Johnson, John Tomczyk, Cengage Learning, 2005, ISBN 1401837654, 9781401837655 1324 pages
 Carson, Dunlop & Associates Ltd., 120 Carlton Street Suite 407, Toronto ON M5A 4K2. (416) 964-9415 1-800-268-7070 info@carsondunlop.com. The firm provides professional home inspection services & home inspection education & publications. Alan Carson is a past president of ASHI, the American Society of Home Inspectors. Thanks to Alan Carson and Bob Dunlop, for permission for InspectAPedia to use text excerpts from The Home Reference Book & illustrations from The Illustrated Home. Carson Dunlop Associates' provides:
- Commercial Building Inspection Courses - protocol ASTM Standard E 2018-08 for Property Condition Assessments
- Home Inspection Education Courses including home study & live classes at eleven colleges & universities.
- Home Inspection Education Home Study Courses - ASHI@Home Training 10-course program.
Special Offer: Carson Dunlop Associates offers InspectAPedia readers in the U.S.A. a 5% discount on these courses: Enter INSPECTAHITP in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
- The Home Reference Book, a reference & inspection report product for building owners & inspectors.
Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
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Special Offer: For a 5% discount on any number of copies of the Home Reference eBook purchased as a single order. Enter inspectaehrb in the order payment page "Promo/Redemption" space.
- The Illustrated Home illustrates construction details and building components, a reference for owners & inspectors.
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- The Horizon Software System manages business operations,scheduling, & inspection report writing using Carson Dunlop's knowledge base & color images. The Horizon system runs on always-available cloud-based software for office computers, laptops, tablets, iPad, Android, & other smartphones
- Carson Dunlop, Associates, Toronto, have provided us with (and we recommend) Carson Dunlop Weldon & Associates' Technical Reference Guide to manufacturer's model and serial number information for heating and cooling equipment
Special Offer: Carson Dunlop Associates offers InspectAPedia readers in the U.S.A. a 5% discount on any number of copies of the Technical Reference Guide purchased as a single order. Just enter INSPECTATRG in the order payment page "Promo/Redemption" space.
 Air Conditioning SEER - New DOE Air Conditioner and Heat Pump Efficiency Standard- Asbestos HVAC Ducts and Flues field identification photos and guide
- Fiberglass: Indoor Air Quality Investigations: Fiberglass in Indoor Air, HVAC ducts, and Building Insulation
Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair
 The Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 25th Ed., 2012, is a bound volume of more than 450 illustrated pages that assist home inspectors and home owners in the inspection and detection of problems on buildings. The text is intended as a reference guide to help building owners operate and maintain their home effectively. Field inspection worksheets are included at the back of the volume. Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
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