Should you get a separate HVAC inspection before buying?
Yes, if the cooling system is a big part of the purchase. A general home inspection checks that the system runs. It doesn’t always test refrigerant, airflow, duct leaks or sizing. In Tucson, where the AC is the most important system in the house, a licensed pro’s look is worth asking for before the inspection period ends.
What does a general inspection usually miss?
- Slow refrigerant leaks that don’t show on a single visit.
- A weak capacitor or contactor. See AC capacitor replacement.
- Duct leaks in an attic or on a roof.
- A system that’s the wrong size for the house.
- Evaporator coil or drain problems.
- A worn-out unit that runs but is near the end.
How do you read the age of a roof unit?
Some Tucson homes have a roof package unit and others a ground split system. Either way, find the data plate on the unit. The serial number usually encodes the manufacture date, and the pro can decode it. Ask how the unit has been maintained and whether the seller has service records.
Look at the roof around the unit too. Water pooling, rust on the base and a sagging curb all deserve a note. Read split system vs rooftop package unit in Tucson.
What about R-22 and refrigerant type?
R-22 production and import ended in the US on January 1, 2020. An older system may still run on it, and existing systems can still be serviced with recycled or previously produced refrigerant. That can make repairs harder. Existing R-410A systems can still be serviced too, and R-410A equipment built before 2025 can still be installed. Ask the pro which refrigerant the system uses. See R-22, R-410A and newer refrigerants.
What about ducts?
Ask the pro to look at duct condition, especially on a roof or in an attic. A duct leak test tells you how this house’s ducts actually hold up, which beats any national average. See duct leak repair in Tucson.
What about permits?
The City of Tucson requires a permit for new or replacement furnaces, heat pumps and air conditioners, and load and sizing calculations too. Ask the seller whether a replaced system was permitted. If a unit was swapped without one, tell your agent and ask the pro what it means for the house.
What if the home has an evaporative cooler?
Evaporative (swamp) coolers are common equipment in Tucson. Tucson Water says hard water builds calcium deposits in them and advises changing the pads regularly and adding an in-line filter. Ask when the pads were last changed and whether the unit has an in-line filter. See swamp cooler vs AC in Tucson.
What should you ask the pro doing the inspection?
- What is the unit’s age and refrigerant type?
- Did you check airflow, refrigerant charge and electrical parts?
- What are the duct conditions and any visible leaks?
- Is the size right for this house?
- What should I plan for in the next few years, and what does it cost? Ask for dollar figures in writing.
How long will a system last?
That depends on use, maintenance and the environment. See how long an AC lasts in Tucson. For service, see HVAC maintenance and AC installation. The Tucson HVAC hub lists the areas we match pros in.
When to call us
If you’re under contract on a Tucson home, a licensed pro can check the system before your inspection period closes. Call (520) 353-2520 and we’ll match you with a licensed local pro.