Pre-purchase home inspection, pre-season check, or full system assessment. We cover every component and give you a written report with our findings and recommendations.
General home inspectors are required to check HVAC systems, but most are not HVAC technicians. They turn the system on, confirm it runs, and note visible issues. What they typically won't do: measure refrigerant pressure to assess charge, inspect coil condition, check electrical component amperage draws against spec, assess ductwork for leaks or disconnections, or evaluate whether the installed equipment is appropriately sized for the home.
In Florida, the HVAC system is by far the most heavily used mechanical system in the house. It runs 10–12 months a year. A 12-year-old system on the ragged edge of compressor failure can pass a general home inspection and fail completely six months after closing. An HVAC-specific inspection by a licensed technician gives you a real picture of system condition and expected remaining life.
Inspection fee is separate from any repair work. If we find issues, we'll quote repairs separately — no pressure to proceed on the same visit.
Buying a home in Sarasota? Schedule the HVAC inspection during your inspection period so you have leverage to negotiate repairs or price adjustments before closing.
A failing capacitor or low refrigerant charge that costs $150–$300 to fix can look fine on a general inspection. We test components, not just run the system.
Sarasota's real estate market has a wide range of HVAC situations. Older downtown condos and historic homes often have aging ductwork and systems that have been maintained inconsistently. Waterfront properties in Siesta Key and Longboat Key see accelerated corrosion on condenser coils and electrical components from salt air. Newer construction in Lakewood Ranch and Parrish is generally in better condition, but even new systems can have installation quality issues or equipment selections that aren't right for the specific home.
We'll tell you what you're actually buying. If the system is in good shape, you'll know that. If it has two years left before a major repair or replacement, you'll know that too — before you close, not after.
Our inspection report documents each component checked, the measurement or condition observed, and our assessment: satisfactory, marginal (monitor or service soon), or action needed. We include photos of anything significant. The report is yours to use in negotiations or future reference.