What is an HVAC inspection?

A home inspector's HVAC (Heating, Ventilation, and Air Conditioning) inspection is a functional and visual examination of the home's heating and cooling systems. The inspector will turn on both the furnace and air conditioning unit to ensure they are operating correctly and that air is flowing to the registers. They will also inspect the visible components, including the condenser unit, furnace, ductwork, and thermostat. The purpose of this inspection is to identify any major defects, safety hazards, or signs of deferred maintenance.

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Common HVAC issues and defects found by home inspectors include dirty or clogged air filters, which can reduce the system's efficiency and strain its components. They may also find signs of a refrigerant leak on an AC unit, which is often indicated by a lack of proper cooling. Other issues include damaged or leaking ductwork, which can lead to energy loss, and a furnace that is near or at the end of its life. Inspectors also check for improper ventilation, damaged components, or signs of a carbon monoxide leak in the furnace area.

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It's important to understand the difference between HVAC damage and age-appropriate discoveries that relate to changing codes. For instance, a cracked heat exchanger in a furnace is a clear defect and a serious safety hazard, but an older system with a low SEER (Seasonal Energy Efficiency Ratio) rating is an age-appropriate discovery that relates to older energy efficiency standards. HVAC codes have changed to promote safety and efficiency, so while a home may have an older system that is not as efficient as a new one, it is not necessarily "defective" unless it is actively malfunctioning or presents a safety hazard.

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An HVAC inspection by a home inspector has significant limitations. The inspector is not a licensed HVAC technician and cannot dismantle the unit or perform a full system analysis. They can only test the unit's basic functionality and visually inspect accessible components. They cannot perform advanced tests like a full pressure check on the refrigerant lines or a combustion analysis on the furnace. The inspection is a snapshot in time and does not guarantee that the system will not have future issues. Their report will often recommend a further inspection by a qualified HVAC technician if they find anything of concern.

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When inspecting a furnace, a home inspector looks for several key items. They will check the age of the unit, as most furnaces have a lifespan of 15 to 25 years. They will also look for signs of rust or water damage, check the condition of the burners, and ensure the exhaust vent is clear and properly installed. The importance of having a furnace periodically checked for damages and product recalls cannot be overstated, as some older models, particularly those with a recalled heat exchanger, can pose a serious carbon monoxide risk. Regular maintenance, including changing filters, is crucial for both efficiency and safety.

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When inspecting an air conditioning unit, a home inspector looks for signs of damage or deferred maintenance on the condenser unit, such as bent fins or a dirty coil. They will also check the temperature difference between the supply and return air to ensure the unit is cooling properly. The average life of an air conditioning unit is between 10 to 15 years. Just like a furnace, it is important to have the unit periodically checked for damages and product recalls, as a failing unit can be a major expense.

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It is critically important for a homebuyer to follow their home inspector's recommendations before removing contingencies. The recommendations, particularly those for further evaluation by a specialist, are a direct result of the inspector finding something that warrants a deeper look. For example, if the inspector sees signs of a refrigerant leak or a potential safety hazard on the furnace, they will recommend a licensed HVAC technician perform a more thorough inspection. Failing to do so before removing the inspection contingency means the buyer is accepting the risk and potential cost of whatever that specialist might find. This is the last and best opportunity for a buyer to gain a complete understanding of the home's condition and renegotiate the sale if a major issue is discovered.