Fan coil maintenance: what a proper annual service includes

October 6, 2026 · By the Shax HVAC team

Why fan coils need more than a new filter

A fan coil unit is simple: a fan, a coil, a drain pan and a valve. It is also hidden behind a panel in every suite, which is why problems go unnoticed until water appears on a ceiling below.

Most water damage claims linked to fan coils start with a blocked drain or a rusted drain pan. Both are visible during a proper service, months before they leak.

What a technician should do in each suite

• Replace the filter with the right size, and note the size on record
• Inspect the fan motor and bearings for noise, heat and play
• Clean the drain pan, flush the drain line and test that water drains
• Check the insulation inside the cabinet for moisture and mold
• Test the valve actuator and the thermostat in heating and cooling
• Photograph the unit and anything that needs attention

What the board should receive

The report matters as much as the visit. Ask for a list of suites completed, a list of suites with no access, and every deficiency with a photo and a written price. Without it, the same problems are rediscovered every year.

Our own reports are generated from what the technicians record on site, so the property manager can follow the building suite by suite while the work is under way.

How often

For most condo buildings: a full service once a year, and a filter change every three to six months depending on dust, pets and nearby construction. Buildings with older units or a history of leaks often move to two visits a year.