Why HVAC Systems Leak Condensate

Air conditioners and heat pumps produce condensate as they cool indoor air. The moisture collects in a drip pan under the evaporator coil and drains away through a PVC pipe. If the drain line clogs with algae, dust, or debris, water backs up and overflows the pan. If the pan itself is cracked or rusted, water drips directly onto the ceiling or into wall cavities. Many Portland homes have air handlers in attics, which means leaks drip onto insulation and drywall where they go unnoticed until mold appears or the ceiling stains.

Signs of a Condensate Leak

Look for water stains on ceilings near the air handler, musty odors in rooms below the unit, or visible mold on walls and ceilings. If you can access the air handler, check the drip pan for standing water or rust. Check the condensate drain line for clogs by pouring water into the pan and watching if it drains freely. If the line is clogged, water will back up instead of draining away.

Immediate Steps After Discovering a Leak

Turn off the HVAC system to stop additional condensate production. Place buckets under active drips and move furniture away from wet areas. Do not leave wet ceiling material or insulation in place for more than 48 hours. Mold starts growing quickly in damp environments, especially during Portland's humid months.

Professional Mold Remediation and HVAC Leak Repair

We inspect the air handler, identify the leak source, and extract any standing water. Then we remove wet insulation and ceiling material, treat visible mold with antimicrobials, and dry structural components using air movers and dehumidifiers. We coordinate with an HVAC technician to repair or replace the drip pan and clear the condensate line. Once the system is repaired and the area is dry, we install new insulation and drywall. We do not close up the space until we verify everything is dry and mold-free.

Insurance Coverage for HVAC Leaks

HVAC condensate leaks are covered if they were sudden and accidental. Slow leaks from maintenance neglect may be excluded. We document the timeline, photograph all damage, and provide a detailed scope showing mold growth and moisture intrusion. Our team works with your adjuster to ensure the claim includes mold remediation, water extraction, and necessary repairs.

If your HVAC system is leaking and mold is growing, call for a free inspection. We'll assess the damage, remove the mold, and handle your insurance claim.