Walking through a home during an open house or visit can tip off homebuyers to potential issues with the property’s heating and air conditioning system.
Paying attention to red flags now can save a homebuyer thousands of dollars in future repairs or replacement costs.
Here’s what to look for:
Sniff for smells on a walkthrough
These telling aromas could indicate that an expensive repair is needed.
- Is there a musty/moldy odor in the home? It could indicate mold.
- Is there a burnt scent? It could mean frayed wiring or an overheated motor.
- Is there a heavy use of air fresheners? The seller could be using this to cover up suspicious scents.
Odd sounds can be red flags
Listen for anything that doesn’t sound right.
- Do you hear buzzing? This could indicate electrical problems with the system.
- Are there squealing noises? It may indicate a broken belt or a faulty bearing in the fan motor.
- A screaming sound? It could indicate high pressure in a unit’s compressor.
- Are there any clangs? It could mean worn or loose components.
Temperature variations can be red flags
Look for consistency and pay attention to any variations.
- Does the temperature change from one room to another?
- Do you detect air leaking into the home from fixtures or in the attic?
- Did you ask the owner about the amount of insulation in the attic/walls?
- Does the thermostat work properly?
Pro tip: Don't tour a home while wearing layered clothing — you might miss slight temperature changes.
Check the age of the system
The average heating and cooling system varies depending on the energy source used. Gas furnaces should last 20 to 30 years, while oil furnaces typically last 10 to 15 years because of maintenance issues that are caused by inefficient fuel, according to Conditioned Air in Macon, Georgia. A boiler should last 20 to 35 years, it said.
Heat pumps can last 10 to 20 years, Conditioned Air said. Is the date of manufacture/installation posted on the unit? Most air conditioning systems last 15 to 20 years, it said.
A geothermal heat pump system lasts 20 to 25 years, according to Haller Enterprises in Lititz, Pennyslvania. A water heater lasts eight to 12 years, it said, while a tankless water heater usually lasts 10 to 20 years.
- What kind of heating/cooling system is in the home?
- Does the owner have records of installation?
- Is there rust around the unit?
Pro tip: If the seller doesn't have records of service, look for a customer service contact number an installer put on the unit's label. They may have a set of maintenance records.
These signs could mean poor maintenance
Telltale clues that the system hasn’t been serviced.
- Are there dusty coils?
- Are there dusty vents?
- Are the filters dirty?
- Is there no evidence of maintenance records?
- Is there a buildup of ice on the outdoor components?
- Is water leaking from the indoor unit?
- Is there evidence of damage?
- Is the outdoor unit free of debris?
- Are there signs of pest damage?
- Are the vents clean and unobstructed?
- Is the ductwork visible and intact?
- Is it a smart thermostat?
- Does it respond quickly when adjusted?
- How many zones are there, and do the systems and thermostats work in each zone?
- Are there any warranties or service contracts?
- Has the system ever broken down?
Keep an eye out for deceptive signs that a system is new
Don't get tricked.
- Is the thermostat new? It doesn't mean the rest of the unit is.
- Is the outside of the unit painted? That could mean it's a lot older than it looks.
When in doubt, get an inspection
If you're interested in making an offer on the home but spot a potential problem, you might want to get a formal inspection of the system.
The season in which you get the inspection could affect its outcome. A home in a cold winter climate may not reveal how the air conditioning system flows, and likewise for a heating system during the summer. Ask your inspector how they will overcome this issue.
The average cost of a heating and cooling system inspection is $300, according to home services marketplace Angi. An inspector will typically check both inside and outside the unit, according to ARS/Rescue Rooter, a national chain of HVAC service companies. Service includes:
- Checking coolant level and pressure
- Calibrating thermostat
- Inspecting the electrical system, including wiring, contacts, capacitors and relays
- Cleaning the evaporator coil and condensate drain
- Cleaning and inspecting the condenser, outdoor disconnect, fan motor and blades
- Applying lubrication as needed
- Conducting safety and efficiency checks
Changing air filters