7 Days to Understanding Your Home Inspection and what to expect.
Day 6: HVAC & Hidden Issues
Comfort, Efficiency, and What You Can’t See
Why HVAC Systems Deserve Close Attention
Your heating and cooling system is one of the most expensive components to replace, and a failing system can cost hundreds in utility bills before you even realize there’s a problem. Plus, some issues only show up in specific seasons.
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HVAC Issues: Expensive Surprises
Testing limitations mean some problems hide until it’s too late
HVAC Red Flags
1. System Age
What to look for: Air conditioning 10-15+ years old; furnace 15-20+ years old
Why it matters: Nearing end of life; likely to fail within 1-5 years
Cost range: $3,000-$7,000 for new AC; $2,500-$6,000 for furnace; $8,000-$15,000 for complete system
My advice: Get HVAC contractor evaluation; negotiate $2,000-$5,000 credit for aging systems
2. Improper Installation or Sizing
What to look for: Unit too large or small for home; improper ductwork; inadequate return air
Why it matters: Causes inefficiency, short cycling, humidity problems, and premature failure
Cost range: $500-$3,000 for ductwork modifications
3. Lack of Maintenance
What to look for: Dirty filters, dust buildup on coils, no service records
Why it matters: Neglected systems fail prematurely and cost more to operate
My test: I always ask sellers for maintenance records. No records = red flag
4. Rust or Corrosion on Heat Exchanger
What to look for: Visible rust, cracks, or damage in furnace heat exchanger
Why it matters: Can leak carbon monoxide – life safety issue
Cost range: Usually requires full furnace replacement
5. Refrigerant Leaks
What to look for: Ice on refrigerant lines, hissing sounds, weak cooling
Why it matters: Indicates leak; older R-22 refrigerant is expensive and being phased out
Cost range: $200-$1,500 for repair; may require system replacement if R-22
Other Hidden Red Flags
Termite or Pest Damage
What to look for: Mud tubes, wood damage, hollow-sounding wood, frass (sawdust piles)
Why it matters: Can compromise structural integrity
Cost range: $500-$3,000 for treatment; $3,000-$8,000+ for structural repairs
My advice: Always get a separate pest inspection ($75-$150), especially in termite-prone areas
Mold or Moisture Issues
What to look for: Visible mold, musty odors, condensation on windows, peeling paint
Why it matters: Health concerns and indicates water problems
Cost range: $500-$6,000 for remediation depending on extent
Asbestos or Lead Paint
What to look for: Homes built before 1980 (lead paint); before 1990 (asbestos)
Why it matters: Health hazards requiring special handling
Cost range: $1,000-$3,000 for asbestos testing and removal; lead paint remediation varies
The Inspection Limitation Talk
Here’s something important: I can’t see through walls, under ground, or predict the future. Some issues only appear in certain seasons or under specific conditions. That’s why I always tell buyers:
⚠️ Important Limitations:
- I can only test AC in summer (or if outdoor temp is above 65°F)
- Heating systems can only be tested in cooler weather
- Leaks may not show up on a dry day
- I can’t move furniture or stored items
- Sewer lines need separate camera inspection
- Some issues are hidden behind finished surfaces
This is why I recommend additional inspections (pest, sewer, HVAC specialist) when warranted.
How to React to HVAC and Hidden Issues
💡 Your Strategy:
- Aging HVAC:Request credit of $2,000-$5,000 depending on age and condition
- Non-functional systems:Require repair or replacement before closing
- Pest damage:Require treatment and structural repairs with documentation
- Mold:Require professional remediation and proof of moisture source correction
- Asbestos/lead:Get professional assessment; negotiate based on findings
