AC cleaning & maintenance · Pearland & South Houston Catch it early. Cool all summer.
Most AC breakdowns in August started months earlier as a dirty coil, a weak capacitor or a slow leak nobody checked. Our tune-up is about 90 minutes of cleaning and testing, built to find those before they strand you. We have been doing them in Pearland since 1990.
- Coil & drain cleaning included
- 34-point inspection
- Same-week scheduling
- Clear Advantage available
What's included with AC maintenance & cleaning
Cleaning is part of a full 90-minute maintenance visit. If a tech is in and out in 20 minutes, nothing got cleaned. This is what we do at every appointment.
Indoor & outdoor coil cleaning
If the evaporator coil is loaded with dust or biofilm, it gets washed with a no-rinse coil cleaner. Outside, we rinse the condenser coil clear of grass clippings and South Houston pollen. A clean coil moves heat better, and you see it on the summer power bill.
Condensate drain flush
We clear the drain line with a wet/dry vac and drop in a tablet that slows biofilm. A clogged drain is behind a lot of the summer ceiling-stain calls we get in Pearland, and the tune-up catches most of them early.
Blower wheel & air handler check
The tech inspects the blower wheel and cleans it if it is caked with dust. A coated wheel moves less air, so the system runs longer to cool the same room.
Full system inspection
We test refrigerant pressures and electrical connections. Capacitor and contactor health get checked with the system running, along with blower amp draw and thermostat calibration.
Refrigerant verification
Superheat and subcooling are measured and compared with the manufacturer spec. A low charge found during a tune-up is a repair. Found after the compressor quits, it is a replacement.
Written report with photos
Every visit ends with a written report. It lists what we cleaned and tested, what looks good and what is borderline. Nothing on it has to be fixed that day.
When you should book AC cleaning or a tune-up
Once a year keeps the system efficient and helps protect the manufacturer warranty. A few of these mean book it now.
- It's been more than 12 months since your last tune-up
- Energy bills creeping up year over year
- AC takes longer than it used to to cool the house
- Outdoor unit covered in dirt or debris
- Hearing new noises (clicks, hums, rattles)
- You want to protect your manufacturer warranty
- Buying or selling a home
- Want priority service before summer hits
- Not sure if previous tune-ups were thorough
- You just bought the home and don't know its history
How a visit works
Five steps. No surprises. Same on your first call as your fiftieth.
-
Book your visit
Pick a time. In spring and fall we usually have openings the same week, and Clear Advantage members book ahead of everyone else.
-
On-time arrival
You get a 2-hour window and a text with your tech's photo and bio before he heads over.
-
90-minute inspection
That is how long a 34-point cleaning and inspection takes when it is done properly.
-
Walk-through and report
The tech shows you what he found and hands over the written report. Anything that needs attention gets explained, and the decision is yours.
-
Optional: Clear Advantage
Clear Advantage is $25 a month for two tune-ups a year, one cooling and one heating. Members also get priority scheduling, no service-call fee and 10% off repairs.
- $99 Diagnostic visit ($79 for new customers), waived when you approve the repair
- Free In-home estimates on new systems
- Same price Nights, weekends, and holidays. No overtime fees.
What Pearland neighbors are saying
"I have a maintenance agreement that is 12.50 a month. Doing the math, that’s $150 a year for my peace of mind that my a/c and heating units are clean and nothing is out of order. The maintenance is on a bi yearly schedule and there is no money exchanged during these visits."
"Michael did a great job doing our system service check. After checking our system he gave a thorough explanation of what was checked and the status of our system."
"He meticulously disassembled each section, checking for wear/damage, then cleaning/lubricating as needed before reassembling the AC unit. Nik then proceeded to go through a thorough checklist of operations, explaining and answering questions throughout."
Frequently asked
What does AC cleaning service include?
Everything that gets dirty in normal use. We wash the indoor evaporator coil if it is loaded with dust or biofilm and rinse the outdoor condenser coil. The condensate drain is flushed with a wet/dry vac and treated against biofilm. If the blower wheel is coated we clean it, and the filter gets replaced or cleaned.
How much does AC cleaning service cost?
Cleaning is part of our 34-point tune-up, which is $99, or $79 with our website coupon. Clear Advantage members pay nothing extra. Their plan covers the cooling visit in spring and a heating visit in the fall.
How often should I have my AC tuned up?
Once a year, in spring before the heat sets in. A Pearland AC runs most of the year, far more than one up north. Once a year covers the indoor coil and drain line too. If you live next to new construction or the yard crew mows right beside the unit, a mid-summer rinse of the outdoor coil helps.
Does maintenance really matter, or is it a sales pitch?
It matters. Regular maintenance helps protect your manufacturer warranty and catches problems while they are still small repairs. A clean coil and a correct refrigerant charge show up on the summer bill. Annual tune-ups are on our list of <a href="/blog/save-energy-2025/">10 energy-saving habits worth doing this year</a>.
What is the Clear Advantage membership?
It costs $25 a month. You get two maintenance visits a year (one for the AC, one for the heat), priority scheduling and no service-call fee, plus 10% off repairs.
Can you tune up my system if I bought it from someone else?
Yes. Plenty of our maintenance customers had their system installed by another company. We work on the system you have. If we find a problem, we explain it and you decide.
When is the best time to book a tune-up?
February through April for the AC, October through November for the heat. Waits are shorter then. We hold maintenance slots open year-round, so a July booking is still possible, just not as quick.
Do you offer maintenance for commercial systems too?
Yes. We maintain light commercial rooftops and package units, along with split systems in offices and small retail. Service contracts come with priority response and quarterly visits.