Question 1

Should I walk away from a house because of HVAC issues?

Accepted Answer

Almost never. HVAC findings are negotiation issues, not deal killers, with three exceptions: a cracked heat exchanger on a gas furnace (CO hazard), major mold from condensate leaks, or HVAC paired with knob-and-tube electrical that needs to be replaced first. Everything else has a price.

Question 2

How much should I ask the seller for if I find HVAC problems?

Accepted Answer

Get a written estimate from a licensed HVAC company first. Then ask for the actual repair amount, or for a closing credit equal to it. Sellers respond better to specific dollar figures backed by documentation than to vague concerns.

Question 3

Can I trust the home inspector's HVAC assessment?

Accepted Answer

For obvious problems, yes. For everything else, no, and a good home inspector will tell you so. Home inspectors confirm the system turns on. They do not measure refrigerant, test capacitors, or pull amperage. A separate HVAC inspection during due diligence catches what they cannot.

Question 4

How quickly do I need to get an HVAC inspection during due diligence?

Accepted Answer

Schedule it in the first 2 to 3 days of your due diligence window. We turn the written report around within 24 hours, which gives your agent time to draft and submit any repair requests or credit asks before the deadline.