Heating, Ventilation, Air Conditioning (HVAC)

inspectorbellonzi
Oct 29, 2025
3 min read

What’s in your Home?

When we do a home inspection the system is located, identified by type and zones of coverage and then if possible, the system is tested for proper function. It is valuable information for the homeowner. Vince, www.austinpropertydoctors.com

Type	How It Works	Common in
Forced Air (Furnace + AC)	Air blown through ducts	Most U.S. homes
Heat Pump	Moves heat in/out	Mild climates, newer homes
Boiler + Radiators	Hot water/steam in pipes	Older Northeast/Midwest homes
Mini-Splits (Ductless)	Wall units, no ducts	Additions, retrofits
Geothermal	Uses ground temp	High-efficiency homes

Action: Find the model/serial numbers on your indoor unit (furnace/air handler) and outdoor unit (condenser). Write them down or snap a photo. You’ll need them for filters, parts, or service.

Seasonal Care

Season	Task	Why
Spring (AC Prep)	Change air filter, clean condenser coils, check refrigerant lines	Prevents breakdowns in summer
Summer	Keep condenser unit clear of debris (grass, leaves)	Improves efficiency
Fall (Heat Prep)	Change filter, test furnace ignition, check flue pipe	Avoids CO leaks
Winter	Ensure vents are unblocked, listen for odd noises	Prevents strain

Change your air filter every 1–3 months. A dirty filter is the #1 cause of HVAC failure and high bills.

Red Flags (Call a Tech ASAP)

No heat/cool when thermostat calls for it
Strange noises: banging, screeching, rattling
Burning smell from vents (possible electrical fire)
Water leaking around indoor unit (clogged drain)
Ice on outdoor unit in summer (low refrigerant)
Utility bill spiked >20% with no lifestyle change
Uneven temperatures room-to-room (duct or zoning issue)

Save Money & Extend Equipment Life

Action	Annual Savings
Programmable/smart thermostat	10–15%
Seal duct leaks (esp. in attic/crawlspace)	$100–300
Annual professional tune-up	Prevents 5–15% efficiency loss
Keep return vents clear (no furniture blocking)	Better airflow
Shade outdoor unit (but don’t enclose)	3–5% AC savings

Average lifespan:

Furnace: 15–20 yrs
AC/Heat Pump: 12–15 yrs
Boiler: 20–35 yrs

Filters

Type	MERV Rating	Best For	Change Frequency
Fiberglass (cheap)	1–4	Basic dust	Every 30 days
Pleated	8–13	Allergies, pets	Every 60–90 days
HEPA	16+	Severe allergies	Rarely (whole-house only)

Never use a filter with MERV >13 unless your system is rated for it—can strain the blower.

Thermostat Smarts

Setback rule: Lower heat 7–10°F when away/sleeping (same for AC in reverse).
Smart thermostats (Nest, Ecobee): Learn your schedule + geofencing.
Don’t override constantly—defeats energy savings.

Ductwork Basics

Leaks waste 20–30% of your conditioned air.
Signs of leaks: Dusty vents, high bills, whistling sounds.
Fix: Hire a pro for duct sealing (Aeroseal or manual mastic).

8. Refrigerant Myths

It’s NOT like gas in a car. Systems are sealed; low levels = leak.
Never let anyone “top off” without finding/fixing the leak.
R-22 (Freon) is phased out—replacements are $$$ if your AC is pre-2010.

9. Indoor Air Quality (IAQ)

Add-On	Benefit
UV light (in duct)	Kills mold/bacteria
Whole-house humidifier	Prevents dry winter air
Dehumidifier	Controls basement moisture
Air purifier (electronic or media)	Traps viruses, pollen

10. When to Replace vs. Repair

Repair (if…)	Replace (if…)
Under 10 yrs old	15+ yrs old
Repair <50% of new system cost	Frequent breakdowns
Small issue (capacitor, ignitor)	R-22 system with major leak