Buying a home can be one of the most exciting, yet stressful experiences. You spend hours searching for new properties, scheduling showings, touring homes, and ultimately making an offer. When you finally get hired, it feels like you won the lottery.
However, the journey isn’t over yet. The next hurdle to clear is a home inspection.
While most buyers focus on the roof, foundation, and plumbing, the HVAC system deserves attention as well. Heating and cooling equipment can be one of the most expensive systems to repair or replace, and problems aren’t always apparent during a walk-through. By asking a few simple questions about your HVAC before you sign on the dotted line, you can avoid large unexpected costs and make a more informed purchase.
USA TODAY spoke with ARS’s HVAC experts to discuss the most important questions to ask sellers about HVAC systems.
Why your HVAC system is more important than you think
Your home’s HVAC system, which often includes an air conditioner, furnace, and heat pump, is one of the most expensive mechanical systems in your home. A single unit alone can cost more than $10,000, while more complex projects can cost more than $30,000.
While some HVAC problems are easy to spot during a showing, many problems can be hidden. There are many more that are easily overlooked or simply unknown. Still, there are some things that can indicate a problem with your HVAC unit. Just by asking a few questions, you can uncover problems lurking beneath the surface.
10 Questions to Ask a Seller About HVAC Systems
1. How old is your HVAC system?
The age of your HVAC system is one of the most important factors to consider and can be the biggest indicator of whether your unit needs replacing. “Once you start getting past 12 to 15 years (years), you start to see the lifespan of the more expensive components,” adds Ken Turner, HVAC Sales Manager at YES! Heating, air conditioning, plumbing, electricity℠.
2. Is the system regularly maintained?
When homeowners take care of their HVAC systems, they extend the life of the system. The seller should be able to produce service records or maintenance documentation to prove that the air conditioning and heating systems have been professionally maintained.
Not being able to share these records is a clear red flag. “If someone says they’re maintaining equipment, most heating and air companies will give that documentation to the customer,” Turner says. If you can’t do that, there’s a good chance preventive maintenance isn’t being performed regularly.
3. Has your HVAC ever needed major repairs?
Past problems can predict future problems. In addition to regular maintenance, it is important to know about any major repairs that have been made. This information tells you several things about the state of your system.
For example, if you regularly leak refrigerant, it could mean there is a problem with your air conditioner coils. If multiple compressors have been repaired, it may indicate that a new air conditioner is on the way. Ask the seller for HVAC repair records as well as maintenance records.
4. What kind of heating and cooling equipment is installed?
You should walk away from the showing knowing what type of HVAC system is installed (and what may be missing). Not all homes have complete heating and cooling systems, so you may want to consider those comforts if you can’t live without them.
For example, your home may have a furnace for heating but no air conditioning throughout the home. You’ll need to weigh the pros and cons of installing it or relying on other methods to cool your home.
5. Are there any known comfort issues?
If you notice some rooms being much hotter or colder than others, it could mean your HVAC system is due for replacement or you have a leak in your ductwork.
Also, pay attention to what your thermostat says and compare it to how it feels in your home. If there is a difference, it could mean a problem. “If you can see that your thermostat is on but isn’t reaching the temperature it should be, that can be a huge visual clue that something isn’t working properly,” Turner says.
6. How energy efficient is the system?
Energy efficiency is important because it directly impacts your monthly energy bills. The most common energy efficiency ratings you should know about are:
- SEER2 (Seasonal Energy Efficiency Ratio 2): Measures the cooling efficiency of air conditioners and heat pumps. Higher SEER2 ratings indicate greater energy savings.
- EER2 (Energy Efficiency Ratio 2): Measures cooling efficiency at specific outdoor temperatures and provides a snapshot of performance during peak cooling conditions.
- HSPF2 (Heating Season Performance Factor 2): Measure the heating efficiency of your heat pump over the entire heating season. The higher the rating, the lower the heating cost.
- AFUE (Annual Fuel Utilization Efficiency): Used in furnaces and boilers to show how efficiently fuel is converted to heat. For example, a 95% AFUE furnace converts 95% of the fuel into usable heat.
7. What is the condition of the ducts?
Your home’s ductwork is just as important as your HVAC unit and can be a major contributor to your home’s high energy usage. Think of your ducts as your home’s cardiovascular system. Air flows through this series of connected tubes, delivering air to and from each room in your home. Even the most energy-efficient HVAC system will suffer from poor performance if the ducts are installed incorrectly or are clogged.
There’s a good chance you won’t notice any ductwork issues during the tour, and they’re very likely to be overlooked during a home inspection. Cuts in ducts, collapsed flexible ducts, and large amounts of dust and mold buildup within walls are nearly impossible to detect with cleaning alone. A musty odor, excessive dust, or strange hissing noises can mean there’s a problem with your ductwork, but other problems may go unnoticed.
When buying a home, ask the homeowner about the ductwork, find out how old it is and when (or if) it was last inspected.
8. Are your air filters and indoor air quality components up to date?
HVAC systems are more than just air conditioning and heating. Your home’s HVAC system may include air purifiers, UV lights, humidifiers, and dehumidifiers to further enhance your comfort. If you or someone in your family suffers from allergies, a home air purifier can be very useful. Additionally, a home humidifier can feel like a luxury during the cold, dry winter months.
As you explore and inspect your home, you’ll want to know about the age, maintenance records, and current condition of these systems.
9. Is the system still under warranty?
Most manufacturers’ warranties range from 5 to 10 years. If your HVAC system is still under warranty, you should check to see if it is covered when you purchase the home.
“Anything older than 10 years is no longer covered by the manufacturer’s warranty,” Turner says. Extended home warranties come in handy in such situations. The seller may already have it or can include it in the sale of the home to protect against unexpected breakdowns.
10. Do I need a separate HVAC inspection?
A typical home inspection will examine the HVAC, but it won’t be as detailed as a separate HVAC inspection. Typically, a home inspector will check the operation of the system and look for any obvious signs of damage or wear and tear. HVAC professionals, on the other hand, can assess components such as refrigerant levels, airflow, electrical connections, ductwork, and overall system performance.
Additional HVAC inspections are recommended if the equipment is older, maintenance records are not available, or the system shows signs of potential problems.
Red flags for buyers to take a closer look
The most obvious red flags are the ones that are hard to miss, such as visible corrosion or the system not turning on. Other red flags are more subtle. Here’s what should raise your alarm if you come across these while looking at a home.
- Maintenance records are missing
- Very old equipment (equipment older than 10 years should be investigated closely)
- frequent repairs
- unusually high utility charges
- Visible rust, corrosion, or neglected components
7 Quick HVAC Questions to Ask Your Seller
These seven questions will tell you everything you need to know about the health of your home’s HVAC system.
- How old is your HVAC system?
- When was the last time you received service?
- Has there been any major repairs?
- Do you have maintenance records?
- Is warranty coverage transferable?
- Were there any issues with comfort or ventilation?
- What is the average cost for heating and cooling?
