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inspectorbellonzi

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Inspector News

Home Inspection Services

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AIR CONDITIONING SYSTEMS

I wanted to reach out as a local home inspector who works with agents across the Austin and Hill Country area.

One of the most common issues I see that creates stress (or even kills deals) is the HVAC system.

In our climate, systems work hard, and problems like improper sizing, aging equipment, poor ductwork, or deferred maintenance often don’t show up until after the inspection—or worse, after closing.

When I inspect, I look beyond just whether the unit turns on. I check age, condition, installation quality, airflow, and signs of issues that could lead to expensive repairs shortly after your client moves in.There can be real problems for buyers after closing.

Many HVAC systems are not installed properly. Common problems include incorrect sizing, poor duct design or installation, inadequate airflow, and improper condensate drainage. When this happens, the system often fails to heat or cool the home evenly or maintain the temperature the buyer expects.

These installation shortcomings also affect energy performance. A system that was designed or marketed as energy-efficient (including Energy Star-rated equipment) can fall well short of that performance if it was not installed according to proper load calculations and duct design standards. The result is higher energy bills, reduced comfort, and a system that does not deliver the efficiency the homeowner was counting on.

In addition, the HVAC system itself can become a source of problems. Improper installation or drainage frequently leads to ongoing condensation and water leaks around the equipment or in the attic. Over time this can cause water damage and create conditions for mold growth—issues that are costly to correct and concerning for homeowners.

These problems often surface during the inspection period or shortly after the buyer moves in, leading to difficult conversations, repair negotiations, or post-closing dissatisfaction. During my inspections I pay close attention to installation quality, airflow, drainage, and signs of moisture so your clients receive clear information before they close.My goal is to give your buyers clear, straightforward information so they can make informed decisions and you can keep the transaction moving smoothly.

I’m happy to be a resource for your clients and support your deals with thorough, timely inspections.