HVAC Issues Inspectors Look for During a Full Home Inspection

Key Takeaways:

• HVAC inspections are part of every regular home inspection during the homebuying process.
• Your professional home inspector will check as many components of the house’s HVAC system as possible and give you an objective home inspection report about each part.
• While some HVAC issues are minor and might not influence your buying decision, others are considered “red flags” and should be taken seriously before you complete the purchase.

A full home inspection is a typical part of the homebuying process. It includes having a professional inspector come to the home you intend to purchase and make objective observations about the condition of important features, such as the plumbing and electrical system. While conducting the inspection, they’ll also check the home’s heating, ventilation, and air conditioning system, or HVAC.

A home’s HVAC system is what keeps you cool in the summer and warm in the winter. It’s an easy thing to dismiss, especially if you’ve already fallen in love with the rest of the house. But before you sign papers or make a down payment, here’s what to know about the HVAC part of your home inspection.

Heating

Your inspector will operate the heating system using normal controls (weather permitting) to make sure it works, as well as look for visible signs of wear, damage, or improper installation. This helps reveal potential issues that may require further evaluation.

Common items an inspector checks include:

• Whether the furnace, boiler, or heat pump starts and operates properly
• Signs of rust, corrosion, or excessive wear on visible components
• Dirty or clogged air filters that can restrict proper airflow
• Unusual noises, vibrations, or odors during operation
• Evidence of gas leaks, improper venting, or other visible safety concerns
• The estimated age and overall condition of the heating equipment
• Whether warm air or heat is effectively reaching rooms throughout the home

Ventilation

Ventilation issues can contribute to uneven temperatures, higher energy bills, and indoor air quality concerns. Even the most efficient heating or cooling system can’t do its job if air’s not moving freely through the ductwork or if moisture and stale air become trapped indoors. During the full inspection, your professional will look at accessible ventilation components for visible problems that could affect performance.

They may look for:

• Damaged, disconnected, or poorly sealed ductwork
• Blocked, dirty, or damaged supply and return vents
• Signs of excessive dust, debris, or restricted airflow
• Moisture buildup or visible mold around vents or ducts
• Proper ventilation in areas such as bathrooms, kitchens, and attics
• Evidence that exhaust fans vent outdoors instead of into enclosed spaces

Air Conditioning

If outdoor temperatures are suitable for safe operation, the inspector will typically test the home’s air conditioning system to see if it responds to normal controls and cools the home. They typically also perform a visual inspection of accessible components for signs that the system may be nearing the end of its useful life or require professional service.

During the inspection, they usually evaluate:

• Whether the air conditioner starts, runs, and produces cool air
• The condition of the outdoor condenser unit
• Visible damage to refrigerant lines or insulation
• Proper airflow from supply registers
• Excessive vibration, unusual noises, or signs of mechanical wear
• Standing water or drainage issues around the condensate line
• The approximate age and apparent condition of the cooling equipment

FAQ: HVAC Issues During Home Inspection

Q: As a potential buyer, what should I do if major HVAC issues are found during my home inspection?

A: Some HVAC issues are going to be more problematic than others. For example, dirty filters can be cleaned or replaced, and a faulty thermostat can also be replaced. However, some issues should raise red flags:

• The entire system is more than 15 years old
• HVAC problems are caused by larger electrical issues
• There’s visible deterioration of system parts, including corrosion or pooling water

If “red flag” issues such as these arise from your home inspection, you have four options:

1. Request that the seller make repairs. Note that the seller is under no obligation to comply with your request.
2. Ask for a credit or price reduction. The seller may agree to a lower price for the house so you can use the savings to replace the HVAC system.
3. Walk away from the deal. If you and the seller can’t agree on repairs or a price reduction, you can always cancel the sale.
4. Take the house as-is with no price reduction or credits. We recommend this option only if the issues are minor and inexpensive to fix.

You can always get a second opinion with a specialized HVAC home inspector, too.

Q: Are HVAC inspections required before I buy a house?

A: No. Full home inspections and specialized HVAC inspections are not required by law before you buy a house. However, we strongly recommend them so that you, as the buyer, know what you’re getting into before you make what might be the largest purchase of your life.

You should also know that sellers cannot, by law, try to intimidate or otherwise convince you to waive the home inspection. 

Q: I’m a seller. Is it worth getting an HVAC home inspection before I put my house on the market?

A: Sometimes. If your HVAC system is fairly new (under 10 years old), in good working order, and you’ve had it regularly maintained by a professional, you can probably count on good ratings during the buyer’s inspection. 

If your system is old or hasn’t been functioning optimally, it might be worth paying for a professional inspection and then addressing major problems before you try to sell your house. Newer, well-performing systems help command higher selling prices that can offset the cost of repairs or replacements.

Award-Winning Home Inspection Services in New England

Tiger Home Inspection has provided professional home inspections to buyers and sellers throughout Eastern Massachusetts, the Greater Worcester area, the Cape and the islands, Rhode Island, and Southern New Hampshire. 

Contact us at 1-800-628-4437 from 8:00 a.m. – 10:00 p.m. 7 days a week with all your home inspection questions and to learn more about our range of services. See why the eye of the tiger has been trusted for over 20 years!