Repair
Not cooling, not heating, tripping, icing, leaking — diagnosed and priced in writing first.
The Woodlands · Spring · Conroe · North Houston
Air conditioning makes water. We make sure it leaves.
Primeway repairs, replaces and maintains heating and air conditioning for homes and businesses north of Houston. In this climate every system pulls a remarkable amount of water out of the air — and a surprising number of the calls we get are about where that water went instead.
The part of air conditioning nobody talks about.
An air conditioner cools the air and dries it. The drying produces water — in a Houston summer, a great deal of it, every day — and all of it has to be caught and carried out of the building.
The coil drips into a pan. The pan drains through a trap into a line. The line runs to a drain or outside. In an attic there is often a second pan underneath the unit, with its own drain and a switch that shuts the system off if water rises. Around all of that, cold ducts run through hot, humid air, and anything cold enough in humid air grows water on its outside.
When any part of that fails — a blocked line, a rusted pan, a missing trap, a torn piece of duct insulation — the water goes somewhere else. Usually into a ceiling.
Residential
Houses across The Woodlands and Spring.
Most houses here put the air handler in the attic, above finished rooms, with ducts running through a space that reaches extreme heat and humidity in summer. That arrangement works — as long as every piece of the drainage and insulation does its job.
- Repairs, replacement and seasonal service for split systems, heat pumps and gas furnaces.
- Drain lines, traps, pans and float switches checked on every visit.
- Attic ductwork and insulation inspected for sweating and gaps.
- A written price before anything billable starts.
Commercial
Offices, retail, medical suites, restaurants and light industrial.
On commercial buildings the same water problem shows up as stained ceiling tiles, dripping diffusers, wet carpet under a return, and rooftop units whose condensate runs across the roof instead of to the drain. It is rarely an emergency on day one and always an expensive one by month six.
- Rooftop and split-system repair, replacement and planned maintenance.
- Condensate traps and lines on rooftop units set up and cleared properly.
- Work done around opening hours, with a written note per unit.
- Quotes per unit, so they can be approved separately.
Where the water shows up.
If you have seen any of these, the drainage or the insulation somewhere in your system needs looking at.
- A stain on the ceilingEspecially under the air handler or near a supply vent.
- Water dripping from a ventCondensation on the grille or dripping from the boot behind it.
- The system shut off by itselfA float switch doing its job — the drain is blocked.
- Water dripping outside, high upThe secondary drain is running, which means the primary is not.
- A musty smell at start-upStanding water in a pan or a wet coil that never dries.
- Wet ceiling tiles at workCommercial: diffusers, VAV boxes, rooftop unit curbs.
If water is actively dripping
Switch the system off at the thermostat, put a container under the drip, and call. Leaving it running with a blocked drain keeps making water with nowhere to go.
What we do.
Replacement
Sized on a load calculation, with drainage and pans installed properly from the start.
Drainage
Lines cleared, traps corrected, pans replaced, float switches fitted and tested.
Ducts & insulation
Sweating ducts and boots found and re-insulated; leaks sealed.
Maintenance
Seasonal visits that check the water path as carefully as the refrigerant.
Commercial
Rooftop and split systems, condensate on roofs, planned service per unit.
A written number before the work.
Diagnostic first. Then photographs of what is wrong and a written, itemised price. Then you decide. If the cause turns out to be bigger than it looked, we stop and talk to you before going further.
Call
Tell us what you are seeing and where.
Diagnose
We trace the water or the fault to its cause.
Price
Written and itemised. You decide.
Fix & test
Then we pour water through the drain to prove it.
No prices, savings percentages or "from" figures on this site — every building and every leak is different.
The Woodlands and north Houston.
The office is on FM 2978, on the west side of The Woodlands. Most of south Montgomery County and north Harris County is a short drive.
- The Woodlands
- Spring
- Conroe
- Magnolia
- Tomball
- Shenandoah
- Oak Ridge North
- Montgomery
- Kingwood
- Humble
- Cypress
- Klein
- Willis
- Porter
30420 FM2978, The Woodlands, TX 77382
Mon–Fri 7:30am–5:30pm · Sat 8am–12pm
(281) 270-7704
Questions we hear every week.
There is a water stain on the ceiling under the air handler. What is it?
Most often a blocked condensate drain, an overflowing or rusted-through drain pan, or ductwork sweating in the attic. All three are common in a humid climate. Switch the system off if water is actively dripping, and call. The cause decides the fix.
What is a float switch and do I need one?
A float switch shuts the air conditioner off when water rises in the drain pan or drain line, so a blockage stops the system instead of overflowing into the ceiling. For an air handler in an attic or above a finished room, it is a small, inexpensive part that is very much worth having.
Do you work on commercial buildings as well as homes?
Yes, equally. Houses across The Woodlands and Spring, and offices, retail, medical suites, restaurants and light industrial buildings, including rooftop units.
Will I get a written price before work starts?
Yes. Diagnostic first, then a written, itemised price, then your decision. Nothing billable beyond the diagnostic happens before you agree.
Does "Building Coatings" mean you paint or coat buildings?
No. It is part of the business name, not a second trade. Primeway is a heating and air conditioning contractor. We do not paint, seal or coat buildings.
Water where it shouldn't be — or just time for service?
Tell us what you are seeing. One call and you will know what happens next and roughly when.