HVAC Inspection in Austin, TX

Buying a home? Look hard at the HVAC

A general home inspector checks whether the heating and cooling run. An HVAC inspection by a licensed technician goes further, and in Austin, where a replacement is a five-figure expense, it is worth the extra visit before your option period ends.

Age and model

Read from the data plates on the indoor and outdoor units. A system near or past fifteen years belongs in your negotiation.

Refrigerant

Whether it runs on R-410A or an older refrigerant, and whether there are signs of a leak.

Performance

The temperature split across the coil, refrigerant pressures, and airflow at the vents.

Drainage

The condensate drain, the pan under an attic unit, and the float switch that stops it from overflowing.

Heating safety

On gas furnaces, the heat exchanger, venting and a carbon monoxide check.

Ducts

Crushed, disconnected or leaking ducts, especially in the attic.

Technician inspecting a furnace in a utility closet — A thorough inspection covers the heating side too, which a summer home inspection can miss.

Austin's ECAD energy audit

Inside Austin city limits, homes that are 10 years or older and served by Austin Energy fall under the Energy Conservation Audit and Disclosure ordinance. The seller must have an energy audit done by a qualified professional and disclose the results to buyers. If you are buying, ask for the ECAD report. It is a useful starting point, but it is an energy audit, not a full inspection of the equipment's condition.

If you are selling, completing certain Austin Energy efficiency programs can also satisfy ECAD. Check the current rules with Austin Energy.

Use it in the negotiation

An inspection report that shows an aging system, a refrigerant leak or a cracked heat exchanger gives you something specific to take back to the seller: a repair, a credit, or a price change. Get findings in writing with photos.

Couple reviewing an inspection report at a kitchen table — A written report with photos gives you something concrete to negotiate with.

Call and you will be put through to a licensed local HVAC company to schedule an inspection within your option period.

Common questions

Is an HVAC inspection different from a home inspection?

Yes. A home inspector checks that the system runs. An HVAC technician measures how well it runs, checks the refrigerant side and looks for safety issues in gas heat.

What is the ECAD audit in Austin?

An energy audit required before selling homes that are 10 years or older, inside Austin city limits and served by Austin Energy. The results are disclosed to buyers.

How long does an HVAC inspection take?

Usually about an hour for a typical home with one system, longer with multiple systems.

When should I schedule it?

Early in your option period, so there is time to negotiate on what is found.

Buying a home? Inspect the HVAC