HVAC Inspection

Cooling side: refrigerant charge verified by superheat and subcooling, suction and liquid pressures against outdoor conditions, compressor and condenser fan amp draw against nameplate, capacitor microfarads against rating, contactor condition, condenser coil condition, evaporator coil and drain pan condition, condensate drain flow and float switch function, and temperature split across the coil.

Heating side: on gas equipment, burner condition, flame sensor output, igniter resistance, gas pressure at the manifold, venting and draft verification, a visual heat exchanger inspection backed by combustion analysis where warranted, CO measurement at supply registers, and safety and limit switch testing. On heat pumps, reversing valve function, defrost operation, and auxiliary heat strips and sequencers. On electric furnaces, elements, sequencers, and electrical integrity.

Distribution and controls: total external static pressure, airflow at the equipment, register-by-register readings, return capacity relative to the equipment, duct leakage inspection at plenums, takeoffs, and boots, insulation condition, filter slot fit and bypass, thermostat configuration, electrical disconnects and wiring condition, and equipment age, model, and remaining warranty status.

Every measurement written down next to the manufacturer spec it should meet, photographs of anything we found, the equipment's age and expected remaining service life given Valley conditions, and a prioritized list separating safety issues, items that need attention now, and items to plan for.

For buyers, that is a negotiating document with numbers behind it rather than a vague concern. For sellers, it is a way to fix the cheap items before a buyer's inspector finds them and to price the expensive ones honestly. For owners, it is a baseline to maintain against.

The inspection is diagnostic, not a sales visit. If we find nothing wrong, the report says nothing is wrong — and if the equipment is near the end of its life, you will see the readings that say so rather than an opinion.

Before closing on a Valley home, always. A replacement system runs into five figures here, and knowing whether the AC has two years or twelve left is material to the purchase. Ideally scheduled during the inspection period so the findings are still actionable.

Before listing a home, because HVAC is one of the most common items to derail a sale, and a documented, well-maintained system is a selling point rather than an unknown.

And for owners: after buying without an inspection, after inheriting a rental property, before spending money on a replacement quote from anyone, or any time comfort or bills have changed and you want the whole picture rather than one symptom diagnosed.