Cold Air Today ≠ Cool Air in August

Let's talk about that AC...

I've spent a lot of July afternoons in East Texas attics. Here's what I'm really checking on a heating and cooling system — because "it works" and "it'll last" are two very different questions.

"In East Texas, an HVAC system doesn't get a break. It runs hard from April to October. So I'm not just checking whether it turns on — I'm checking whether it looks ready to survive the summer we just had and the one that's coming."
— Jeff Stalnaker, Owner & Lead Inspector

Agents, this one's for you

Your buyer felt cold air at the showing and crossed HVAC off their worry list. This article is the 3-minute read that explains why that's not the whole story — without scaring anyone. Forward it when a buyer asks about "that older-looking unit out back."

Here's something I see at almost every showing: somebody stands under a vent, feels cold air, and mentally checks the box. AC works, moving on. And honestly, I get it — that's the only test most folks can run without training.

But a system that feels fine on showing day and a system that's ready for another East Texas summer are two very different things. A replacement can easily run into the thousands, and nobody wants that surprise in year one of owning a home.

When I inspect an HVAC system, I'm working with what's visible and accessible — I'm not tearing into ductwork or hooking up gauges like an HVAC tech would. My job is to spot what's wearing out, what's been neglected, and what deserves a closer look from a specialist before you sign anything.

So... What Am I Actually Looking For?

• The age on the data plates — both the indoor and outdoor units
• Temperature difference between the supply and return air
• Condition of the condensate drain line and pan
• Rust, corrosion, or oil staining on the refrigerant lines
• The disconnect box and electrical connections outside
• Airflow and the condition of ductwork I can reach
• Filter condition — it tells me a lot about maintenance habits
• Short-cycling or noises that shouldn't be there
• Whether the thermostat actually does what it says
• Basic combustion safety on gas furnaces, where there is one

Worth knowing before inspection day: If it's too cold outside, I can't safely run the air conditioner — doing that can damage the compressor, and Texas standards recognize it. If that happens on your inspection day, it'll be clearly noted in your report so you know exactly what was and wasn't tested. I'm not skipping a step; I'm protecting equipment you might be about to own.

Quick Hits: Lifespans & Watch-Outs

These are general industry ranges, not promises about any specific unit. Maintenance history and installation quality matter a lot.