Introduction

Purchasing a home is one of the biggest investments most people will make in their lifetime. When buying a home in Virginia, it is crucial to have a professional home inspection done prior to closing on the property. A thorough home inspection will evaluate all aspects of the home to uncover any potential issues or needed repairs. One key area that should be closely examined is the home’s HVAC (heating, ventilation and air conditioning) system.

HVAC Systems in Virginia Homes

The climate in Virginia brings both cold winters and hot, humid summers. Therefore, HVAC systems are essential for maintaining a comfortable temperature inside Virginia homes. Typical HVAC systems found in Virginia homes include:

• Forced air heating and cooling systems – These use a central furnace and air conditioner connected to ductwork that distributes conditioned air throughout the home. Gas furnaces and central air conditioning units are most common.
• Heat pumps – Heat pumps provide both heating and cooling by moving heat rather than generating it. They extract heat from outside air during winter and pump it indoors and reverse the process for cooling in summer. Heat pumps run on electricity and are more energy efficient than furnaces.
• Radiant heating systems – These systems circulate heated fluid through pipes and tubing built into the home’s floors, walls or ceilings. Hydronic radiant heating uses hot water while electric radiant heating uses electric current running through cables.
• Boilers – Boilers heat water or steam to provide hot water and heat to radiators, baseboards or radiant flooring. Most use natural gas, but some run on oil, propane or electricity.
• Window air conditioning units – These self-contained A/C systems mount into a home’s windows and cool individual rooms versus a whole house.

Inspecting the HVAC System

When inspecting a Virginia home’s HVAC system, the home inspector will check the following components:

• Thermostat – Tests proper functioning and control of the system. Digital programmable thermostats are recommended.
• Air handler/furnace – Checks for rust, corrosion, leaks, odd noises or vibrations. Tests functionality of fan and heating components.
• Coils – Inspects evaporator and condenser coils for leaks or damage. Coils should be clean without dirt buildup.
• Filters – Checks for clean, properly-sized filters. Dirty filters lower airflow.
• Condensate drain lines – Ensures proper drainage from the A/C coils without leakage or clogging.
• Ductwork – Checks for adequate airflow, leaks, disconnections, holes, improper materials like flex ducts or asbestos-coated ducts.
• Registers/vents – Makes sure registers are present in all rooms and are opened/closed properly.
• Radiators/baseboards – Checks for leaks, even heat distribution and presence of all system components.
• Boiler – Tests ignition, burner flame, temperature/pressure gauge readings and confirms proper venting.
• Combustion appliances – Checks for potential carbon monoxide leaks from any appliance burner.

Red Flags in a Virginia Home Inspection

Some red flags Virginia home inspectors watch for when inspecting HVAC systems include:

• Old equipment past its typical lifespan – HVAC systems typically last 15-20 years. Older systems operate less efficiently.
• Mismatched systems – Air handlers and condenser units should match in size and capacity for optimal efficiency.
• Low refrigerant levels – Can reduce cooling capacity and damage the compressor. Refrigerant leaks must be repaired.
• Dirty coils or filters – Reduces airflow over the coils resulting in reduced efficiency.
• Corrosion or leaks in the air handler, coils or refrigerant lines – Indicates potential failure.
• Frozen evaporator coils or condensate lines – Sign of a larger underlying issue.
• Noisy ductwork, fans or compressors – Could signal a failing motor or component.
• Uneven temperature distribution – Usually caused by ductwork issues like disconnected ducts.
• Improper venting of combustion appliances – Can allow carbon monoxide to enter living spaces.
• Condensation stains near equipment or ducts – Indicates potential leaks allowing conditioned air to escape.

Typical Repairs and Upgrades Recommended

Based on the home inspection, the HVAC system may require repairs, upgrades or replacement. Here are some common recommendations:

• Duct sealing – Seal ducts with mastic paste and insulate ducts running through unconditioned spaces like attics and crawlspaces. Improves efficiency.
• Equipment replacement – Replace very old central air conditioning units, furnaces, heat pumps and boilers with newer, higher efficiency models. Bring up to current code.
• Duct cleaning – Professionally clean ducts if excessively dirty. Cleaning alone does not increase efficiency however.
• Filter upgrades – Install a media filter or electronic air cleaner to remove more dust, dander and allergens.
• Humidifier/dehumidifier – Add a whole-home humidifier or dehumidifier if needed to control humidity levels indoors.
• Smart thermostats – Upgrade to a WiFi-enabled smart thermostat for convenience and better temperature regulation.
• Zoning system – For larger homes, add dampers and additional zones for improved comfort and efficiency.

Regular HVAC Maintenance

In addition to repairs and upgrades, ongoing maintenance is key to ensuring efficient operation and longevity of HVAC systems. Recommended maintenance includes:

• Replace air filters every 1-3 months or as needed. Use pleated filters with a MERV rating of 8-12.
• Have a professional technician perform annual pre-season tune-ups on the entire system.
• Clean condenser coils annually. Use a brush and vacuum, avoiding damaging the thin fins.
• Inspect, clean and bleach condensate pans and drain lines to prevent algae and mold growth.
• Check refrigerant charge and ductwork for leaks. Top off refrigerant as needed.
• Lubricate motors and bearings.
• Inspect start capacitors, contactors and controls. Replace as needed.
• Check carbon monoxide and smoke detectors are functioning properly.
• Inspect propane tanks, natural gas lines, combustion vents and chimneys for damage or leaks.

By having a Home Inspection Fredericksburg VA performed and following recommended repairs, upgrades and maintenance, Virginia homeowners can enjoy superior comfort, indoor air quality, system longevity and energy efficiency from their home’s HVAC system.