HVAC Maintenance: What Your Home Inspector Wants You to Know

As a home inspector, I’ve seen it all — from brand-new HVAC systems running perfectly to older units clinging to life with duct tape (sometimes literally). One thing that never changes? The importance of regular HVAC maintenance.

Whether you’re a homeowner, buyer, or seller, understanding the basics of HVAC upkeep can save you a lot of money, stress, and future headaches. Here’s what I look for during inspections — and what you should be doing year-round.

🔍 What Home Inspectors Look for in an HVAC System

When I inspect an HVAC system, I’m not just checking whether the air blows cold or the heat kicks on. I’m looking at:

Age of the system: Most HVAC systems last 10–15 years. If it’s pushing 20, it’s probably time to budget for a replacement.
Air filter condition: A dirty filter is a red flag. It can choke your system and lower indoor air quality.
Visible signs of damage: Rust, corrosion, and disconnected ducts are signs of neglect or impending failure.
Condensate drainage: Clogged lines can lead to water damage or mold.
Thermostat function: If the system isn’t responding to the thermostat properly, something’s off.
General maintenance history: A well-maintained unit looks and sounds healthy. One that’s been ignored? It shows.

🧰 Why Regular HVAC Maintenance Matters

From a home inspector’s view, I can tell within minutes if an HVAC system has been maintained. And trust me, the difference is massive:

Efficiency: A clean, tuned-up system runs smoother and uses less energy.
Longevity: Routine maintenance can extend your system’s life by years.
Health & Safety: Dirty filters, mold, or gas leaks (in furnaces) can impact your air quality and safety.
Resale Value: Buyers get nervous about big-ticket items like HVACs. A well-maintained system is a selling point, not a concern.

🗓️ Homeowner HVAC Maintenance Checklist

Here’s what I recommend to every homeowner:

✅ Change filters every 1–3 months (especially with pets or allergies)✅ Schedule professional servicing twice a year (spring & fall)✅ Keep the outdoor unit clear of leaves, debris, and overgrown plants✅ Clean vents and registers to prevent dust buildup✅ Listen for strange noises — buzzing, clanking, or rattling means something's off✅ Check your thermostat settings and upgrade to a smart thermostat if possible

🛠️ During a Home Sale or Purchase

If you're selling your home, get your HVAC system serviced before listing. Keep those records! Buyers and their inspectors (like me) will ask.

If you’re buying a home, don’t just assume the system works because the air feels okay during a showing. Ask about the system’s age, service history, and when it was last inspected.

🧯 One More Thing: Safety First

If you have a gas furnace, carbon monoxide leaks are a serious risk. Annual servicing includes checking for this — and it could literally save lives. Always have a working carbon monoxide detector installed near sleeping areas.

In Summary: Your HVAC system is one of the most important (and expensive) systems in your home. A little care goes a long way. As a home inspector, I can tell you: buyers notice, problems add up fast, and maintenance always pays off.

Need an inspection or have questions about your system’s condition? I’d be happy to help. At Summit Property Inspections, we’re not just here to check boxes — we’re here to give you peace of mind.