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Drain Pan Cleaning & Repair for Toronto Condos

Water dripping from your HVAC unit? Musty smell when it runs? Clogged drain pans are the #1 cause of condo water damage—and we fix them fast.

Every condo fan coil and heat pump has a drain pan that collects condensation. When it clogs or fails, water overflows into your unit—and your neighbors' units below. Hudson HVAC clears clogged drain lines, cleans contaminated pans, and repairs or replaces damaged ones before they cause costly damage.

Active Water Leak?
Turn off your HVAC immediately and call us. Water damage spreads quickly through ceilings and walls.
Call (437) 448-0640 Request Service Online
Drain pan cleaning and repair service Toronto
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24/7 Emergency Water Leak Response

Water actively leaking from your HVAC? Spreading to the ceiling below? Don't wait—water damage escalates by the hour. Our emergency technicians respond around the clock with the tools to stop leaks, clear blockages, and prevent further damage.

Request Emergency Service

(437) 448-0640

Average response: 2-4 hours

Signs your drain pan needs attention

Don't ignore these warning signs. Drain pan problems escalate quickly—today's drip becomes tomorrow's water damage claim.

Water Dripping

Water dripping from your HVAC unit or ceiling below. The drain pan is overflowing—needs immediate service.

Musty Odor

Mold or mildew smell when HVAC runs. Stagnant water in the drain pan is breeding biological growth.

Standing Water

Visible water sitting in the drain pan that isn't draining. The condensate line is clogged or damaged.

Water Stains

Brown or yellow stains on ceiling near HVAC location. Past overflow has caused water damage.

Visible Growth

Green, black, or slimy buildup visible in the drain pan. Algae and mold need professional removal.

Unit Shutting Off

HVAC shuts down unexpectedly. The float switch detected high water and triggered a safety shutoff.

Drain pan problems in Toronto condos

What causes drain pan problems in Toronto condos?

Drain pans work hard during Toronto's humid summers, collecting gallons of condensation daily. Here's why they fail—and why preventive cleaning is so important.

Algae & Biological Growth

Dark, wet drain pans are perfect breeding grounds for algae, mold, and bacteria. This slimy growth clogs drain lines and creates the musty smell many residents notice.

Debris Accumulation

Dust, lint, and particles from the air collect on wet coils and wash into the drain pan. Over time, this debris settles and clogs the drain line opening.

Age & Deterioration

Metal drain pans rust; plastic pans crack and warp. In Toronto condos 15+ years old, drain pan replacement is common. Rust holes cause leaks that bypass the drain entirely.

Improper Slope

Drain pans and lines rely on gravity. If the unit shifted during installation or the building settled, water may pool instead of draining—creating standing water that clogs and overflows.

No Maintenance

Many condo residents never have their drain pans cleaned. Years of neglect create severe buildup that requires professional clearing, not just a vinegar rinse.

Our drain pan cleaning & repair process

We don't just clear the immediate clog—we clean the entire drainage system and treat it to prevent recurrence.

1
Access & Inspection

We access your HVAC unit and inspect the drain pan, drain line, and coils. We assess the level of buildup and check for cracks, rust, or damage.

2
Drain Line Clearing

We clear the condensate drain line using compressed air, wet vacuum, or specialized clearing tools depending on the blockage severity and line configuration.

3
Pan Cleaning

We remove all standing water, algae, and debris from the drain pan. For heavy buildup, we use appropriate cleaning agents to break down biological growth.

4
Treatment Application

We apply antimicrobial treatment to the drain pan and line to kill remaining bacteria and slow future growth. Optional: install drain tablets for ongoing protection.

5
Repair or Replace

If the pan is cracked, rusted, or damaged, we repair with sealant or recommend replacement. We also install float switches if your unit lacks this safety protection.

6
Flow Test & Documentation

We test water flow through the entire drain system to confirm clear drainage. Service report with photos documents condition and work performed.

Drain pan services we provide

From emergency leak response to preventive cleaning, we handle all drain pan issues for both fan coils and heat pumps in Toronto condos.

Drain Line Services
  • Condensate line clearing – Compressed air, wet vac, or mechanical clearing
  • Line flushing – Full flush with cleaning solution to remove buildup
  • Line replacement – New PVC drain lines when old ones are damaged or collapsed
  • Slope correction – Adjusting lines for proper gravity drainage
  • P-trap cleaning – Clearing and refilling drain traps
Drain Pan Services
  • Pan cleaning – Removal of algae, mold, and debris
  • Pan repair – Sealing cracks and small holes
  • Pan replacement – New drain pans for units with severe damage
  • Rust treatment – Removing rust and applying protective coatings
  • Secondary pan installation – Backup pans for added protection
Safety & Prevention
  • Float switch installation – Safety shutoff to prevent overflow
  • Float switch testing – Verifying existing switches work properly
  • Drain tablets – Slow-release treatment to prevent algae growth
  • Antimicrobial treatment – Professional-grade mold and bacteria prevention
  • Water damage assessment – Evaluating extent of overflow damage
Related Coil Services
  • Evaporator coil cleaning – Removing debris that washes into the pan
  • Coil mold remediation – Professional mold removal from coils
  • Cabinet sanitization – Cleaning inside the HVAC unit
  • Filter replacement – Reducing debris entering the system
  • Air quality testing – Verifying improvements after cleaning

Equipment we service for drain pan issues

All condo HVAC systems have drain pans that require service. We clean and repair drainage systems in all equipment types found in Toronto condominiums.

Fan Coils

2-pipe & 4-pipe systems

Heat Pumps

Water-source WSHP

ERVs/HRVs

Energy recovery units

PTACs

Through-wall units

All brands: Unilux, ClimateMaster, Carrier, Trane, Florida Heat Pump, Mammoth, McQuay, First Co., IEC, and all other manufacturers. We service drain systems regardless of equipment brand or age.

Why Toronto condo residents choose Hudson for drain service

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Condo drainage experts

We understand condo drain systems—shared stacks, gravity lines, and the coordination needed with neighboring units. This expertise prevents callbacks.

24/7 leak response

Water leaking now? We respond around the clock to stop active leaks before they cause major damage. Call (437) 448-0640 anytime.

Preventive approach

We don't just clear the clog—we clean and treat the entire drain system to prevent recurrence. Our goal is no callbacks and no future leaks.

Photo documentation

We document conditions before and after with photos. Useful for insurance claims, management records, or simply knowing the work was done properly.

Building coordination

If the clog is in a shared stack affecting multiple units, we coordinate with management. We can service multiple units efficiently in one visit.

Maintenance programs

Include drain pan service in annual preventive maintenance. Scheduled cleaning prevents the emergency calls that disrupt your day.

For property managers

Drain pan issues cause more water damage claims than any other HVAC problem. Proactive programs reduce emergency calls and protect your building.

  • Building-wide drain cleaning: Scheduled annual or semi-annual drain service for all units—coordinate once, prevent emergencies.
  • Emergency response: Priority dispatch for active leaks affecting multiple units or common areas.
  • Documentation: Photo reports showing before/after conditions for each unit serviced.
  • Shared stack coordination: When multiple units share drain stacks, we identify and address system-wide issues.
Contact for Building Programs
Hudson property manager dashboard for drain service Hudson resident portal for service requests

Related services & resources

Related repair services
Maintenance programs

Frequently asked questions

The most common cause of water leaking from a condo fan coil or heat pump is a clogged condensate drain line. During cooling, your HVAC unit produces condensation that should drain away. When the line clogs with algae, dust, or debris, water backs up and overflows. Other causes include cracked drain pans, failed float switches, or frozen coils thawing. Turn off your HVAC and call immediately—water damage spreads quickly.

Drain pan cleaning as part of a service call typically costs $150-$250 in Toronto condos. If the drain line needs clearing with specialized equipment, expect $200-$350. Drain pan replacement costs $300-$600 depending on unit type and accessibility. Preventive drain cleaning is often included in annual maintenance programs, which is the most cost-effective approach.

A musty smell from your HVAC unit almost always indicates mold or mildew growth in the drain pan or on the evaporator coils. Drain pans collect condensation and become breeding grounds for biological growth if not cleaned regularly. When the fan runs, it circulates this contaminated air through your living space. Professional drain pan cleaning with antimicrobial treatment eliminates the odor and improves air quality.

Drain pans should be professionally cleaned at least once per year, ideally before cooling season starts (April-May in Toronto). If you notice musty odors, visible mold, or slow drainage, cleaning is overdue. Buildings with high humidity or units that run heavily in summer may benefit from twice-yearly cleaning. Regular cleaning prevents the emergency water leaks that cause costly damage.

You can do basic maintenance like checking the drain pan for standing water and pouring a cup of white vinegar down the drain line monthly. However, thorough cleaning requires accessing the inside of the unit, removing biological buildup from the pan and coils, and clearing the full drain line—which typically requires professional tools and expertise. For condo units, DIY access is often limited.

Drain pans deteriorate due to: 1) Constant moisture exposure causing rust in metal pans, 2) Age-related cracking in plastic pans, 3) Biological growth creating acidic conditions, 4) Water chemistry from the building's system, or 5) Physical damage during maintenance. In Toronto condos 15+ years old, drain pan replacement is common.

The condensate drain line is a small pipe (usually 3/4" PVC) that carries water from your drain pan to a building drain. It clogs due to: 1) Algae and biological growth—the most common cause, 2) Dust and debris washing off the coil, 3) Insects or debris entering from the drain end, or 4) Improper slope preventing gravity drainage. In high-rise condos, multiple units often share vertical drain stacks that can back up.

Water stains on your ceiling could be from HVAC drain pan issues—especially if they appear near where your fan coil or heat pump is located. Common scenarios: an overflowing drain pan in the unit above you, a leaking drain line running through the ceiling, or your own unit leaking into the space below. Check your own HVAC unit first, then notify building management to investigate units above.

A float switch is a safety device that sits in your drain pan and shuts off your HVAC unit if water rises above a safe level—preventing overflow and water damage. Many newer Toronto condos require them; older units may not have them. If your unit lacks a float switch, adding one costs $100-$200 and provides valuable protection against water damage from drain clogs.

Hudson HVAC offers 24/7 emergency response for active water leaks. We typically dispatch a technician within 2-4 hours in the Toronto area. While waiting: turn off your HVAC at the thermostat or breaker, contain water with towels or containers, and notify building management and neighbors below. Call (437) 448-0640 immediately.

If your drain pan consistently has standing water, the drain line is partially or fully blocked. Even a partial clog slows drainage enough that condensation accumulates faster than it drains. Causes include algae growth, debris buildup, or a line that lost its proper slope. Professional drain line cleaning clears the blockage. Recurring clogs may indicate a need for drain line replacement or treatment tablets.

Yes. Mold and bacteria growing in your drain pan become airborne when your HVAC fan runs, circulating through your living space. This can trigger allergies, asthma symptoms, respiratory irritation, headaches, and fatigue. People with compromised immune systems or respiratory conditions are at higher risk. If you smell mustiness when your HVAC runs, schedule drain pan and coil cleaning promptly.

Yes—comprehensive annual maintenance should include drain pan inspection and cleaning, drain line flushing, and coil cleaning. Hudson HVAC's maintenance programs include all these services. If your previous provider only changed filters, you may have years of buildup in your drain system that needs professional attention.

Drain pan tablets are slow-release treatments placed in the drain pan that help prevent algae and biological growth between professional cleanings. They typically last 3-6 months. While not a substitute for annual professional cleaning, they can extend the time between service and reduce the chance of emergency clogs. We can install these during any service visit.

If your HVAC shut off unexpectedly, the float switch may have detected high water in the drain pan and triggered a safety shutoff. This is actually the system working correctly to prevent overflow. Check your drain pan for standing water. If present, the drain is clogged and needs clearing before the unit can safely operate again.

Yes, indirectly. A severely clogged drain pan can cause water to back up onto the evaporator coil, which—combined with restricted airflow—can cause ice formation on the coil. When the ice melts, it creates even more water than the already-clogged drain can handle. If you see ice on your HVAC unit, turn it off to thaw and call for service.

Yes. Water-source heat pumps have drain pans just like fan coils—they produce condensation during both heating and cooling modes. In fact, heat pumps may require more frequent drain service because they generate condensation year-round, not just during summer cooling. The same cleaning and treatment procedures apply.

In most Toronto condos, the unit owner is responsible for maintaining the HVAC equipment inside their suite, including the drain pan and drain line up to where it connects to building infrastructure. However, if the clog is in a shared drain stack affecting multiple units, the building may be responsible. Check your condo's declaration or ask management if unsure.

For active water leaks: 1) Turn off your HVAC at the thermostat or breaker, 2) Place towels or containers under the leak to catch water, 3) Notify building management and any neighbors below you, 4) Take photos for documentation and potential insurance claims. Don't turn the unit back on until the drain is cleared—you'll just create more water.

Yes. Our service reports include photos of conditions before and after service, a description of the problem found, work performed, and recommendations. This documentation is useful for insurance claims related to water damage, for providing to property management, or for your own records. Just let us know if you need additional documentation for a specific purpose.

Water leaking or musty smell? We can help.

Call now for same-day drain cleaning or schedule preventive service. We'll clear the clog, clean the pan, and prevent future leaks.

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Toronto's trusted condo drain pan cleaning specialists

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