What a Standard Home Inspection Covers (and Doesn't)
A standard home inspection in Texas includes a visual inspection of the HVAC system, the inspector will check that the system turns on, that it produces conditioned air, and that there are no obvious visible defects. What a standard inspection typically does not include: refrigerant level testing, detailed electrical component inspection, or any evaluation of the system's remaining useful life.
For a home with an HVAC system more than 8 years old, a standard inspection is not sufficient. Request a specialized HVAC inspection by a licensed HVAC technician. In Austin, this typically costs $119–$179.
Key Questions to Ask About the HVAC System
How old is the system? The age is the single most important factor. Ask the seller for documentation of the installation date, this should be on the permit or in the home's records.
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Has the system been serviced regularly? Ask for records of maintenance visits. Have there been any repairs in the past 3 years? Is there documentation of the installation permit?
Red Flags That Warrant Negotiation
A system that is 12+ years old and showing signs of wear is a legitimate negotiating point. Refrigerant leaks are a significant red flag, a system that has been recharged multiple times has an unresolved leak. Evidence of water damage around the air handler suggests that the condensate drain has overflowed.
How to Use HVAC Findings in Negotiation
If the HVAC inspection reveals significant issues, you have several options: request a price reduction equal to the estimated replacement cost, request that the seller replace the system before closing, or request a credit at closing. Get a written estimate from an HVAC contractor to support your negotiation.
