AC System Home Inspection in Florida: What Is Checked
When a buyer asks us whether the air conditioner is “good,” we cannot give a pass or fail on a system we have only observed for part of a day. What we can do is document its age, how it performs when we test it, and the conditions around it that tend to cause problems in Central Florida. Here is what that looks like in a typical inspection.
Key takeaways
- An inspector tests and observes the AC. We do not dismantle it, and we cannot predict exactly when it will fail.
- The data plate gives the model, serial number and electrical ratings, which help establish the age.
- Drain lines, insulation, the air handler location and ductwork are as important as the outdoor unit.
- Insurance and lender requirements can turn an older system into a negotiation topic.
The outdoor unit
We start outside. We check that the condenser sits level on a stable pad, that the cabinet is not heavily corroded, and that the fins are not crushed or clogged. We look at the refrigerant line insulation, the electrical disconnect and the wiring that serves the unit, and we note whether the outdoor unit is clear of shrubs and debris. We also read the data plate for the manufacturer, model, serial number and refrigerant type. If the plate shows an older refrigerant such as R-22, we tell you, because the EPA states that U.S. production and import of R-22 ended January 1, 2020; see the agency’s homeowner FAQ. Existing systems can keep operating, but repair costs can be higher.
The air handler and ducts
Inside, we look at the air handler, which is often in a garage, closet or attic in Central Florida homes. We check for water stains beneath it, rust in the drain pan, a secondary drain pan or float switch where one is present, and signs of past condensate overflow. We look at accessible duct runs for disconnects, crushed sections, missing insulation and moisture. Dirty filters and neglected drains are among the most common maintenance findings.
The cooling test
With the system running, we confirm that it starts and cycles normally, that supply air is noticeably cooler than return air, and that conditioned air reaches the rooms. A home inspection is a visual and functional review, so we are measuring what we can observe, not performing a manufacturer’s service or a load calculation. If the performance looks weak, the report recommends a licensed HVAC contractor for a full evaluation.
How we think about age
InterNACHI’s Florida life expectancy chart lists central air conditioning at roughly 5 to 12 years and states that these figures are guidelines only. We use age as context. A 15-year-old unit with a clean drain, good airflow and service records is a different story from an 8-year-old unit with rust, a leaking coil and no maintenance history.
Why the permit matters
If the system has been replaced, ask whether the work was permitted. Orange County states that a mechanical permit is required for HVAC replacement. A recent system with no permit on file is worth raising with your agent. Osceola and Seminole County have their own requirements, so check with the local building department.
What happens after the inspection
If your report notes an aging system, the insurer may care too. Many Florida insurers ask for a 4-point report on older homes, and that report records HVAC age and condition. We explain how a 4-point report affects insurance from the insurance side. Our own 4-point inspection page lists what that service covers, and our pre-purchase inspection page describes the full buyer inspection.
Common questions
Can you tell me how many years the AC has left?
No inspector can promise that. We report age, condition and any defects, and we can say when a system appears to be near the end of typical service life.
Do you check the thermostat and heat?
We operate the thermostat and test the heating mode where weather and equipment allow. Cooling is the priority in this climate.
What if the AC will not run during the inspection?
We document the cause we can see, such as a tripped breaker, a float switch shutoff or a failed component, and recommend a licensed HVAC contractor to diagnose and repair it.
Is a separate HVAC inspection worth it?
If our report finds a concern, an HVAC contractor can provide a deeper evaluation and a repair or replacement estimate.
You can schedule your inspection online or call Quality Real Estate Inspections at 321-222-3116.