Reliable heating and cooling is something residents tend to notice only when it stops working, yet community association HVAC maintenance quietly shapes comfort, energy costs, and the quality of the air inside every building. We recently hosted a CEU course featuring Paul Murphy of Advanced Roofing, who led board members and property managers through the details that separate a healthy, efficient system from a costly breakdown.
This educational webinar examined the full picture of HVAC and air filtration, from how a system moves and conditions air to the terminology owners hear from their contractors and the pollutants and humidity that shape indoor air quality. Attendees also explored how filter selection and MERV ratings, air-treatment options, duct cleaning, and preventative maintenance fit into a smarter, more disciplined approach to protecting a community's equipment and the air its residents breathe.
Disclaimer: This video is for educational purposes only. You will not receive credits for watching the recording. Credits were issued only to those that attended the course.
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Indoor air quality, often shortened to IAQ, describes how clean and healthy the air inside a building actually is. It matters because people spend the vast majority of their time indoors, where the air can hold far more contaminants than many residents realize. Poor indoor air quality is linked to respiratory irritation, allergies, headaches, and general fatigue, and in shared residential buildings those effects can reach a large number of people at once.
Many of the pollutants found indoors come from the things a community brings inside. Furniture, carpeting, paints, cleaning products, solvents, and adhesives release volatile organic compounds, while everyday activity adds dust, carbon dioxide, and body odors. Damp areas, stagnant water, and condensate pans can grow mold and bacteria, and electronics such as copiers can generate ozone. Building occupants themselves are a factor, since colds and flu viruses can circulate through a shared HVAC system.
Humidity control is one of the most important and most overlooked parts of indoor air quality. When humidity runs too high, it encourages mold growth, dust mites, and bacteria, and it can push volatile organic compounds into the air. When it runs too low, the dryness can irritate skin and airways and increase ozone. For HOAs and condos in a climate like South Florida, keeping relative humidity in roughly the 40 to 60 percent range is a realistic and healthy target.
Temperature and air movement matter alongside humidity. A comfortable indoor range generally falls between 68 and 75 degrees, paired with slight positive pressure that keeps unconditioned outside air from seeping in. Making sure each space receives adequate ventilation and regular air changes helps the whole system hold that healthy balance.
“We spend about 90% of our time indoors, so our indoor air quality is crucial.” - Paul Murphy, Advanced Roofing
A handful of terms come up constantly in HVAC conversations, and understanding them makes it easier to work with a contractor. Cooling capacity is measured in British Thermal Units, or BTUs, where one ton of cooling equals 12,000 BTUs per hour. Efficiency is expressed through the energy efficiency ratio and, more commonly, the seasonal energy efficiency ratio, which accounts for performance across the changing seasons. Airflow is measured in cubic feet per minute, while equipment names such as rooftop unit, air handler, condensing unit, chiller, and cooling tower describe the major components that move heat into and out of a building.
At the center of the system is the condenser, which many technicians describe as the heart of the equipment. The compressor pressurizes refrigerant and sends it to the condenser coil, which releases heat to the outside and turns the gas into a liquid. That liquid then reaches the expansion valve, where a rapid drop in pressure causes the refrigerant to boil at a low temperature and absorb heat from the indoor air as it passes through the evaporator coil. A blower moves air across that cold coil to deliver conditioned air, and the refrigerant cycles back to the compressor to begin again. Package units house these parts in a single enclosure, while split systems divide them between an outdoor unit and an indoor air handler.
“We start at the heart of the system. It pumps the refrigerant into the condenser coil. The condenser coil rejects the heat outside.” - Paul Murphy, Advanced Roofing
Filters are rated using a system called the Minimum Efficiency Reporting Value, or MERV, which indicates how effectively a filter captures particles. Lower ratings around MERV 6 handle lint, household dust, and pollen, while a MERV 8 adds dust mites and mold spores, and a MERV 11 captures finer particles such as pet dander and smoke. At the higher end, a MERV 13 filter can trap the carriers that transport bacteria and viruses, which makes it one of the most protective options short of hospital-grade filtration. The trade-off is that higher-rated filters are more restrictive, so a filter that exceeds what the equipment was designed for can raise static pressure and strain the fan motor. Confirming the right rating with an HVAC contractor protects both air quality and the equipment itself.
Beyond the MERV number, the physical filter type makes a difference. HEPA filtration is the most effective option, but it usually requires its own dedicated unit and is reserved for environments like hospitals, laboratories, and clean rooms rather than everyday residential spaces. Carbon media filters are a practical and economical choice for pulling odors out of the air, which makes them useful when a unit serves a space dealing with smoke or food smells.
For most systems, pleated filters offer the best balance. The folded material provides more surface area, which lets the filter capture finer particles without becoming overly restrictive, and thicker pleated filters can deliver even better performance when the unit has room for a dedicated filter cabinet. Flat foam filters, by contrast, capture very little fine particulate and offer minimal protection for indoor air.
Filtration is not the only way to improve indoor air. Bipolar or needlepoint ionization releases charged ions that cause airborne particles to clump together, which makes them heavy enough to settle or large enough for a standard filter to catch. Ultraviolet light is another common addition, though it works best at keeping coils and drain pans free of growth rather than purifying the air itself, since air moves past the light too quickly to be treated. Anyone inspecting a system with a UV light should protect their eyes, as direct exposure can cause harm.
Ozone generators are useful for clearing stubborn odors, such as smoke that lingers after a change in tenant use, but they should be run only in unoccupied spaces and followed by thorough ventilation, because ozone is unsafe to breathe. Whole-system purifiers that install directly into the ductwork offer a gentler, always-on approach, and some generate hydrogen peroxide to reduce contaminants without producing ozone. The most reliable path is to test a space first to identify its actual pollutants, then match the treatment to what the results show rather than adding technology for its own sake.
Duct cleaning is frequently marketed as a routine service, but it is not always appropriate for the ductwork common in South Florida buildings. Many systems use flexible duct with a thin plastic liner or fiberglass duct board, and the aggressive spinning brush used in cleaning can tear those materials and release fiberglass into the airstream. Since fiberglass is something no one wants circulating through the air they breathe, disturbing it often does more harm than good. Ductwork lined with metal is the exception, since a solid metal surface can be cleaned without that risk.
Independent findings reinforce a cautious approach. Federal environmental research has not shown that routine duct cleaning produces measurably cleaner indoor air, which is why replacement is often the smarter move when ductwork is truly compromised, a capital expense worth building into the association's reserve study. Dryer ducts are a clear exception and should be cleaned regularly, since they fill with lint that poses a fire risk. For everyday HVAC ducts, though, the better investment is usually keeping the system sealed, dry, and well maintained.
“The EPA has done a report that duct cleaning has not proven to provide a cleaner indoor air.” - Paul Murphy, Advanced Roofing
Most HVAC problems trace back to a few preventable issues, with clogged filters and blocked drain lines among the most common causes of failed fan motors. A dependable routine includes changing filters on a schedule suited to the building's occupancy and pollutant levels, keeping drain lines clear, and treating coils and drain pans to discourage algae growth. An annual professional inspection adds another layer of protection, giving a technician the chance to clean the condenser coil and check electrical components before small problems grow. Staying ahead of these tasks keeps equipment efficient, extends its life, and reduces the service calls and water damage that a clogged drain or overflowing pan can cause.
The value of maintenance depends heavily on who performs it. Whether the work is handled by qualified in-house personnel or an outside contractor, the person should hold the proper credentials and certifications to service the equipment safely. Just as important is familiarity with the specific property, since a technician who knows a building's systems can spot developing issues that a rotating cast of unfamiliar vendors would likely miss. Working consistently with a professional who understands the community's equipment and needs turns maintenance into a long-term partnership rather than a series of one-off repairs.
Healthy indoor air is rarely the result of a single product or a one-time fix. It comes from understanding how a system moves and conditions air, holding humidity in a sensible range, choosing filters the equipment can actually support, and committing to steady, qualified maintenance. Many communities now reinforce that routine with connected building systems that monitor equipment and surface problems early. When community associations treat these pieces as one connected routine rather than isolated tasks, they protect not only their equipment and budgets but also the comfort and well-being of every resident who depends on the air inside their home.
Dust that appears around supply vents usually comes from the indoor environment rather than the ductwork itself. The high air velocity at the grille tends to deposit airborne particles on nearby surfaces, so better filtration and regular cleaning often help more than cleaning the ducts.
Yes. The condensate trap should be sized to the unit's static pressure and kept clean and full of water. A correctly designed trap keeps air from pulling back through the drain line and helps ensure condensation flows out of the system as intended.
No. In-duct air treatment does not address the water in a cooling tower. Bacteria that grow in cooling towers require dedicated chemical water treatment maintained on a consistent schedule, which is a separate discipline from indoor air purification.
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Ashley Dietz is the VP of Marketing at Campbell Property Management and has led the company’s educational and marketing initiatives since 2013. A Florida Atlantic University graduate with a bachelor’s degree in communications, Ashley specializes in community association education, digital outreach, and industry engagement for Florida HOAs and condominiums.