What homebuyers should ask about a home’s HVAC before closing

Buying a house is exciting, nerve-wracking and expensive all at once. Between the inspection, the appraisal and figuring out whether the couch will fit, the HVAC is the piece Houston buyers still tend to skip. In this climate the air conditioning is basically life support, and replacing a furnace or an A/C isn't pocket change. Asking the right questions before closing is the cheapest inspection you'll ever do.

How old is the system?

Most Houston equipment lasts about 10–15 years with real maintenance. A 12-year-old unit that “runs fine” can still be one compressor away from a replacement that's now your problem. Ask to see the data plates and any service tags. “It cools” isn't a maintenance record.

What's the SEER rating?

SEER is basically the HVAC version of MPG. Today's minimum is well above the 10-SEER systems still sitting in a lot of attics, and an old low-SEER unit will run nearly year-round here. You'll see it on the bill. If the listing says “recent HVAC,” get the model numbers. Recent can mean a new condensing unit hooked to an indoor coil that doesn't match it.

Has the drain line been kept clear?

With Houston humidity, condensate is an everyday thing. Ask whether the drain has been flushed, whether there's a float switch, and whether anyone has had a ceiling leak or a system shut off on a full pan. A clogged drain is one of the most common “it was fine at the walkthrough” failures in a buyer's first summer.

The rest of the checklist

Was the system sized for this house, or for the last owner's renovation? Are there records of service twice a year? Do the ducts in the attic look original, crushed or disconnected? Is the outdoor unit sitting level on a pad, or in the dirt? Does anybody know what refrigerant it uses? R-22 equipment brings up parts and pricing questions you want answered before you sign.

• How old the outdoor unit, the indoor coil and the furnace or air handler each are, since they aren't always the same year
• The SEER or SEER2 rating, and whether the coil matches the condensing unit
• Actual service records, not someone saying “it was just serviced”
• The drain line, the float switch and any history of leaks
• What shape the ducts are in, and any obvious disconnects in the attic
• Permit history on any replacements

Close knowing what you're getting

An HVAC inspection for a buyer isn't a sales appointment. We'll tell you if the system has two good seasons left, if the ducts are the real problem, or if you should be negotiating a credit. Your dream house shouldn't come with an August surprise. If the system turns out to be near the end, here's how we handle replacing a home system.