HVAC maintenance.
Keep your system running reliably year after year. We service gas furnaces, heat pumps, air conditioners, and ductless mini-splits with a straightforward annual plan built around your equipment.
What HVAC maintenance actually covers.
Annual HVAC maintenance covers gas furnaces, air conditioners and heat pumps, and ductless mini-splits. Once a year is sufficient to keep your system running properly. If it has been several years since your last service, the first visit may take a bit longer to get everything back in order.
Gas furnace maintenance: what we inspect and why.
A furnace tune-up in Seattle is not just about comfort; it is a carbon monoxide safety check. Here is what we cover on every gas furnace visit:
- Inspect and clean burners, checking flame pattern, dust, rust, and soot
- Check the heat exchanger for cracks or corrosion (a critical CO safety step)
- Inspect the flue and vent system for proper draft and clearances
- Clean or replace the air filter
- Test thermostat and safety controls, including ignition sequence
- Lubricate moving parts where applicable
- Check gas pressure and connections for leaks
- Inspect electrical components and wiring
- Verify the full startup and shutdown cycle
Skipping this visit means going into a Seattle winter without knowing whether your heat exchanger is compromised. That is the kind of thing we find before it becomes an emergency.
AC and heat pump maintenance: what we check each year.
Annual heat pump maintenance in Seattle covers both the heating and cooling sides of your system. We work through the outdoor and indoor components systematically.
Outdoor unit
- Clear debris from the condenser, clean coils, inspect fan motor and blades
- Check refrigerant levels and pressures; inspect for leaks (any charge adjustment is performed by an EPA-certified technician only)
Indoor components
- Inspect and clean the evaporator coil, drain pan, and condensate line
- Inspect the blower assembly
- Electrical and safety inspection: wiring, relays, capacitors, contactors, tightened connections
Controls and system-wide
- Test thermostat and system controls
- Check airflow and filters
Heat-pump-specific items
- Test the reversing valve and defrost cycle
- Verify auxiliary and emergency heat operation
Ductless mini-split maintenance: indoor and outdoor unit checks.
Mini-splits have one maintenance concern that most homeowners do not think about until they smell it: mold and odor buildup on the indoor coil. We address that directly on every visit.
Indoor unit
- Clean or replace filters
- Disinfect the coil and interior surfaces to prevent mold and odors
- Inspect the blower wheel and fan motor
- Check the condensate drain and pan
- Test thermostat and controls
Outdoor unit
- Clear debris and vegetation from around the unit
- Clean coil and fins
- Inspect refrigerant lines and insulation
- Test compressor and fan
- Check refrigerant charge (licensed technician only)
System-wide
- Verify startup and shutdown sequence
- Tighten electrical connections
- Confirm indoor-outdoor communication
- Test defrost mode on heat pump models
Why annual maintenance protects your investment.
Most manufacturer warranties require documented annual maintenance to stay valid. Skipping a year does not just risk a breakdown; it can void the coverage you paid for when the equipment was installed.
For equipment we install, the stakes are even higher. New installations include a 2-year labor warranty with the first year of maintenance included. Each year you renew and prepay for the following year's visit, the labor warranty extends by one year, up to 10 years total. That matches the manufacturer parts warranty and gives you the longest possible coverage window. A lapse in annual maintenance cancels the warranty extension program entirely.
Annual maintenance also prevents the most common Seattle scenario: a furnace or heat pump that fails on the first cold night of the season because nobody checked it in three years. Consistent care extends system lifespan in a way that reactive repairs cannot replicate.
How the Black Lotus maintenance plan works.
Every system we install is automatically enrolled in our maintenance membership plan. Here is how it works:
| Plan Member | Pay As You Go | |
|---|---|---|
| Annual cost | About 10% less than single-service pricing | Full rate each visit |
| Parts and repairs | 5 to 10% discount | Standard rate |
| New installations | 5 to 10% discount | Standard rate |
| Scheduling | We reach out to you each year | You call when you remember |
| Warranty extension | One year added per renewal, up to 10 years total | No extension |
Simple maintenance tasks you can do between visits.
We handle the technical work. Between annual visits, a few basic visual checks go a long way:
- Rinse the outdoor coil seasonally to remove pollen and cottonwood buildup
- Listen for abnormal sounds at the compressor or outdoor fan; if something sounds off, call us
- Open a ductless head and visually inspect the indoor coil for any visible bio-growth; if you see buildup, schedule a deep clean rather than attempting it yourself
- Check the condensate drain to confirm water is leaving the home properly during cooling season or high-efficiency furnace operation
These are visual and basic tasks only. Refrigerant levels, electrical components, and anything inside the cabinet are not DIY territory.
Common questions about maintenance.
01 /How often does my HVAC system need maintenance?
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02 /Is the first year of maintenance included when you install new equipment?
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03 /How does annual maintenance protect my warranty?
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04 /What does the Black Lotus maintenance plan include and how do I join?
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Why homeowners trust Black Lotus.
In-house HVAC and electrical, no subcontractors.
From HVAC installations to electrical upgrades, every project is completed by our own in-house team. You work with one crew and one point of contact from start to finish, making projects that involve both HVAC and electrical work simple and seamless.
Honest recommendations, not upsells.
We'll never recommend equipment you don't need. Instead, we take the time to explain your options, discuss the benefits and tradeoffs, and help you choose the solution that best fits your home and budget.
Working owners, not a franchise.
Black Lotus is owned and operated by Seattle natives Chase Tasca and Parker Reed. As hands-on owners, they take pride in providing honest service, quality workmanship, and an experience you can feel good about from the first call to the final walkthrough.
Schedule your annual maintenance visit.
Your system works hard through Seattle winters. A single annual visit keeps it reliable, protects your warranty, and catches the kind of problems that turn into expensive repairs. We are available Monday through Friday, 7 AM to 5 PM.
