What Homebuyers Should Ask About a Home’s HVAC System Before Closing

Why Your HVAC System Matters When Buying a Home

Buying a home is a big deal — equal parts exciting, nerve-wracking, and financially terrifying. Between inspections, appraisals, and trying to figure out if your couch will fit in the new living room, there’s one thing you cannot afford to overlook: the HVAC system.

In Houston, where air conditioning is basically a life-support system, ignoring the HVAC is like buying a car without asking if the engine works. Replacing a furnace or AC unit isn’t pocket change — we’re talking thousands of dollars. The good news? Asking the right questions before closing can save you a ton of money and stress.

Here’s the ultimate HVAC checklist for homebuyers in Houston.

1. How Old Is the HVAC System?

HVAC systems don’t last forever, especially in our climate. With Houston’s long, humid summers and occasional chilly fronts, most systems last about 10–15 years if properly maintained.

• Red Flag: If the unit is 12+ years old and showing signs of wear, budget for a replacement soon.

Pro Tip: Ask to see service tags or records. “It runs fine” doesn’t mean it’s been cared for.

2. What’s the SEER Rating?

The SEER rating (Seasonal Energy Efficiency Ratio) is the HVAC equivalent of MPG on a car. The higher the number, the more efficient the unit.

• Today’s standard: 14 SEER or higher.

• High-efficiency systems can hit 20+ SEER.

• Older systems (10 SEER or below) are like driving a gas-guzzler — expect high bills.

Why it matters in Houston: Your AC runs almost year-round. Efficiency = real money savings on your monthly bill.

3. When Was It Last Serviced?

An HVAC system should be serviced twice a year — once before cooling season and once before heating season.

• Ask: When was the last professional inspection?

• Ask: What was done during that visit?

• If the seller can’t remember, assume maintenance has been neglected.

4. Are Warranties or Service Plans Transferable?

Warranties and service memberships can sometimes transfer to new homeowners. This could save you from repair bills and guarantee priority service if something breaks.

• Ask for documentation on warranties (manufacturer and installer).

• Ask if there’s a service membership you can continue.

5. What’s the Condition of the Ductwork?

Your HVAC is only as good as the ductwork that delivers the air. Leaky ducts can waste up to 30% of conditioned air, meaning you’re paying to cool the attic.

• Ask the inspector: Was the ductwork checked for leaks, mold, or damage?

• Look for: Dust buildup, loose connections, or visible sagging in the attic.

6. Is the System the Right Size for the Home?

An HVAC system needs to be sized correctly for the square footage and insulation of the house.

• Too small: Runs nonstop, never quite catches up.

• Too big: Short-cycles (constantly turning on and off), wasting energy and wearing out parts.

• Gold standard: A Manual J load calculation performed by a licensed HVAC contractor.

7. Has the System Had Major Repairs?

Big-ticket repairs like compressor replacements, refrigerant leaks, or blower motor issues are worth knowing.

• Frequent repairs = a system on its last legs.

• Ask: Has refrigerant ever been added? (It shouldn’t need refilling unless there’s a leak.)

8. How’s the Thermostat?

A basic thermostat works fine, but smart thermostats can save you money and add convenience.

• Bonus: Ask if the thermostat is programmable or “smart.”

• If not, upgrading is one of the easiest ways to improve efficiency.

9. What’s the Energy History of the Home?

Ask the seller for copies of recent utility bills. While lifestyle habits affect usage, unusually high bills can indicate an inefficient system.

10. Who’s Been Servicing the System?

If the seller’s HVAC company has a stellar reputation (like Velocity Air A/C & Heating), that’s a good sign. Consistent professional service is better than “my cousin looked at it once.”

What If the HVAC Inspection Raises Questions?

If the home inspector flags HVAC concerns, consider hiring a licensed HVAC contractor (like us) for a buyer’s HVAC inspection. We can give you a detailed assessment and realistic repair or replacement estimates.

This info can be used to negotiate with the seller — either for repairs before closing or for credits to cover future work.

Why HVAC Questions Matter in Houston

• Comfort: You’ll use your AC 8+ months a year.

• Cost: HVAC is one of the most expensive home systems to repair or replace.

• Health: Poor maintenance can affect indoor air quality.

Skipping HVAC questions during the buying process is like buying a used car without popping the hood. Don’t do it.

Remember…

Your dream home shouldn’t come with HVAC nightmares. Ask the right questions now and you’ll avoid costly surprises later.

Buying a home in Houston? Schedule a buyer’s HVAC inspection with Velocity Air A/C & Heating. We’ll give you honest answers so you can close with confidence.

Final Thoughts

At Velocity Air A/C & Heating, if you are having trouble with your HVAC system, our team is here to help. Whether you need routine maintenance, quick repairs, or a full system replacement, we will keep your HVAC running efficiently and safely, so your home stays comfortable no matter the Texas weather. We provide expert Houston HVAC repair services, Houston HVAC installation services, and Houston HVAC preventive maintenance to keep your system running smoothly and efficiently all season long. Velocity Air A/C & Heating is proud to provide Houston HVAC services, including maintenance, emergency repair, and installation, to the Greater Houston Area.

– Your friends at Velocity Air A/C and Heating