HVAC Inspection Guide for Georgia Homebuyers

The HVAC system is one of the most expensive components in any Georgia home — replacement can cost $6,000 to $15,000. Here is what every homebuyer should evaluate before closing.

Check the System Age

Find the manufacturing date in the serial number on both outdoor and indoor units. Systems over 12 to 15 years old have limited remaining life and should factor into your negotiation.

Refrigerant Type

Pre-2010 systems likely use R-22, now phased out and expensive. A system needing a refrigerant recharge will cost significantly more to service.

Filter as Maintenance Indicator

A severely clogged filter suggests neglected maintenance. A brand-new filter in a clearly dirty system may mean someone changed it just for the showing.

Ductwork in Georgia Attics

Georgia attic heat degrades ductwork rapidly. Check for disconnected flex duct and poor insulation. Duct issues can mean 20 to 30 percent energy waste from day one.

Get a Specialist Inspection

General home inspectors miss refrigerant charge issues and heat exchanger cracks. A $150 specialist inspection is money well spent and creates negotiating leverage.