And yes I'm the crazy one that replaces A/C condensers in November (when they're getting old) to avoid the expense in spring at the same time as taxes are due.

I taped some instructions to the air handler about changing the filter and putting bleach down the condensate tube to prevent backups.

(EDIT: For the truly bored and attentive to detail, I took the liberty of condensing Jacob's post.)Jacob - take the $3000 hit on the chin and accept that this guy is a lousy small business owner who has engaged in terrible fiscal practices and has dug himself into a deep, dark pit... which is probably a lot worse than he's letting on.

However, on our first SFR, we chose not to replace a visibly aged A/C condenser, so as a hedge, we did pay the $385 to get a warranty for the first year.

I know there needs to be an air conditioner condenser unit replaced, I also need an electrician.You are absolutely right about my learning a lot from this one.

Here was our order: had furnaces and condensers replaced, removed old carpet, demo-ed 1000 sq ft of tile on main floor, painted upstairs, tiled laundry, half bath, master bath and upstairs bath, tiled master bath shower, carpeted upstairs and master downstairs, painted downstairs and kitchen cabinets, installed engineered hardwood, installed granite, had plumber come to plumb the shower and kitchen.

I'll take a shot but keep in mind I have no clue what your house is like but good educated guess would beKitchen - $8000.002 Baths - $7000.00Flooring mix of carpet & ceramic tile - $4500.00Electric (meaning light fixtures and outlet/switches) - $2500.00Plumbing (meaning finishes) - $1500.00HVAC (meaning new 80% furnace/3 ton condenser) - $4000.00Landscaping - $1000.00Siding - $7000.00Don't forget painting - $3000.00And you have a $500.00 cushion lol...not bad for a guess but if I was forced to do that this is how I would budget it. 

Then someone on this forum suggested to just condense the  requirement on the ad.Hello,Thank you for contacting Iron Gate Estates regarding the property on LONG STONE DR.

So your never going to go into neighborhoods that have burn outs board ups and barred windows and caged condenser units... and those things can extend into mid price in the mid west as well at least the caging the condenser units..

Like the trap on your AC's condensate drain, the depth determines how much negative or positive pressure it can handle before it siphons completely.Bottom line you should have a trap.