Did you know that it’s considered totally gauche to sport a broken AC after Labor Day? Not really, but it would be nice if the weather in North Texas wouldn’t make an AC malfunction such a catastrophic event. Having to purchase a new AC system this close to fall just seems like cruel and unusual punishment on one’s bank account after the summer we’ve had. But as the record-breaking heat continues, HVAC companies are backed up with work orders, and sometimes the verdict is “replace” rather than “repair.”
When you’re purchasing a home, you always hope the home will have newer, well cared for AC units, but as home inspectors, we can tell you this is an area where home inspectors almost always find a lot of deficiencies, unless it’s a brand new home. (Although, even brand new builds sometimes have problems, too — keep reading.) I’m not writing all this to depress you, but rather to keep homeowners aware that you’re always somewhere on the spectrum of an impending AC purchase. The average life expectancy of an AC unit is 15-20 years. Do you know how old your AC is?
These AC inspections give you a glimpse of some of the problems we see and the expectations the homebuyers could have when purchasing these homes:
AC Leak
The buyers noticed the water stain and asked about it. The sellers said it was from an AC leak that had been fixed. Upon checking the AC, the inspector found the AC to be actively leaking in the attic. The primary and secondary condensate lines are clogged (evidently for some time), so condensation from the AC unit is filling the pan and overflowing onto the attic floor.
This doesn’t in itself speak to the health of the AC unit, but if these owners haven’t bothered to unclog the lines to stop a water leak that has now damaged the attic and ceiling, they haven’t been doing regular maintenance on this unit.
New Construction Oversight
People often ask whether it’s necessary to get a home inspection on new construction homes. Here’s a good case in point. Builders make mistakes, too. In this case, the room has a return vent, but no supply vent. That means old air is being sucked from the room, but no conditioned air is being blown back in. Oops. The buyer might have moved in and wondered why they had a room that wouldn’t heat or cool properly. The system consists of more than just the unit – it’s the ductwork and vents that carry the air as well.
Pancake Air Conditioner Leak
A pancake air conditioner is a small unit that you usually find in homes where the space is limited like a condo or townhome. It’s called a pancake because of its flat design. It can slide easily into the ceiling or wall, and the compressor goes on the roof. In these images, you can see one that has been leaking and has some rust damage. Again, this leak looks like it’s been going on for some time, which does not speak well for the upkeep of the system.
Flex Ducts vs. Rigid Ducts
What you see here is flexible ductwork that is deteriorating. This is because flexible ducts should not be used in a crawlspace. A lot of AC problems get blamed on flexible ductwork, but most of the time, the problem is not with the ductwork itself, but with the installation. When installed correctly, flexible ductwork is perfectly fine indoors, efficient, and less costly than rigid ductwork. Be sure to have a thorough home inspection, and if there are problems with the ductwork, vet your air conditioning company with reviews, and check their licensing and credentials.
As we’ve said before, your HVAC is a pretty important feature here in North Texas, and repairs and replacements don’t come cheap. The more you know about your system, how to maintain it, and what can go wrong, the better able you’ll be to take care of it and plan for the time when you’ll need a new AC system.
