You have found your dream home. Now, rest assured that you won’t be hit with an unexpected repair bill once you get the keys.
One of the first things to check when visiting is the heating, ventilation and air conditioning (HVAC) system. An HVAC system controls the air quality and temperature inside a living space — and it can be a deciding factor when trying to choose between several properties.
HVAC systems typically have a lifespan of 10 to 15 years, so you might think an older system would be a red flag. But that doesn’t mean a buyer should ignore a home with an older HVAC unit. How long a heating and cooling system lasts depends not only on its age but also on how well it is maintained.
“In some cases, an eight- or nine-year-old system makes sense to replace. In other cases, you may have a 15-year-old system that makes sense to keep,” said Joey Dooley, general manager of ARS/Rescue Rooter in Texas.
A regular home inspection can assure the buyer that the unit is in working order. But sometimes you need to dig a little deeper to make sure you don’t end up with a big fix down the line.
Other signs that a more thorough HVAC overhaul is needed include unusual noises (such as hissing, rattling or bouncing) and foul odors coming from the vents. Once the regular inspection has been completed, consider scheduling a special HVAC inspection during the emergency period of your purchase contract.
The cost of this inspection can range from $100 to $300, but it’s a smart investment in your future: An HVAC inspection can reveal problems you’ll have to deal with the seller before you close on the property if it matters. system repair or replacement they are necessary.
Why HVAC inspections are important
Your heating, ventilation and cooling system circulates fresh air throughout your home; filters out odors, moisture and dirt; and keeps you at a comfortable temperature. Ensuring that the HVAC system is working properly is not only important for your comfort but also for your health.
One of the first things an HVAC technician will look for is the age of the unit, the type of heating and cooling system, and the refrigerant used by the air conditioner. Older ACs that use Freon, for example, are best for replacement, as that refrigerant has been phased out since 2010 and is now hard (and expensive) to find.
After determining how old your HVAC unit is, the inspector will also look for signs of overdue maintenance, such as clogged air filters, dirty condenser and evaporator coils and worn belts. Other information the inspector may check includes:
Equipment damage
Rust, cracks, water build-up in the unit, stains, dents and other physical damage may indicate minor problems that can be easily fixed… or a serious problem that may require major repair or replacement.
Ductwork integrity
HVAC ducts allow hot or cool air to flow throughout the house. Gaps, leaks, obstructions or loose connections in pipes can lead to reduced efficiency, higher energy costs and uneven temperatures throughout the home.
Insulation
The right amount of insulation helps your HVAC system run more efficiently and reduce energy consumption. Some older homes may not have enough insulation to meet current efficiency standards.
At the same time, other materials, such as fiberglass or blown cellulose, may have been stressed and settled over time, creating voids and losing their temperature control properties. If the insulation has been exposed to water, it can become a breeding ground for mold, causing more problems for the homeowner.
Good performance
Your inspector will also verify the Energy Star rating of the HVAC system, make sure it’s working properly and make sure the unit is the right size for the home. A unit that is too small in coverage will work overtime to maintain a constant temperature, resulting in increased energy consumption and higher utility costs.
How an HVAC inspection can impact your home buying conversation
Once the inspector has checked all aspects of your heating and cooling system, you will receive a written report detailing the findings, including any potential problems and a recommended course of action.
The results from this report can provide great leverage during your contract negotiations. If the inspector determines that the HVAC system is nearing the end of its useful life, you can request some type of vendor approval, including:
- Seller’s cash credit toward closing costs
- A reduction in the purchase price to cover the cost of future repairs/replacements
- Dealer sponsored repairs
Another option is for the seller to agree to purchase a home warranty that covers the cost of repairs for a period of time, usually the first year of new ownership, which would give the potential buyer some time to budget for repairs later.
However, at some point, a buyer will have to decide whether investing in a home with an HVAC system nearing the end of its useful life is worth it. An HVAC inspection report can make that decision easy.
“If one home has a new, high-performance AC system and another has a system that looks like it’s on its last legs, the house with the better system is more attractive,” says Dooley.
