May in North Texas is the last comfortable month before the relentless heat of summer settles in. Temperatures are already climbing into the 90s, and by June your air conditioning system will be running nearly nonstop through September. If your HVAC has a weak spot — a failing compressor, a refrigerant leak, a clogged condensate drain, or aging ductwork — this is the month you want to find out, not in July when every HVAC technician in the DFW area has a two-week waiting list.
During a home inspection, we don’t just flip the thermostat on and call it good. We evaluate the entire HVAC system: the age and condition of the equipment, the temperature differential between supply and return air, visible condition of the evaporator and condenser coils, the condensate drain line, the air filter, ductwork connections, and thermostat function. We check for signs of moisture around the air handler, look at the electrical connections, and note anything that indicates the system is underperforming or approaching the end of its useful life.
In North Texas, most residential HVAC systems last roughly 12 to 18 years depending on maintenance and usage. Given how hard our systems work through the summer, units on the older end of that range are candidates for sudden failure — usually on the hottest day of the year when you need them most.
Condensate drain clogs are one of the most frequent HVAC-related problems in this area. When humidity is high and the system runs constantly, the drain line can develop algae buildup that causes water to back up into the drain pan and eventually overflow onto ceilings or into walls. We also regularly find ductwork that has come loose in attics, meaning you’re paying to cool your attic instead of your living space. Dirty filters restrict airflow and force the system to work harder, and older thermostats may not calibrate correctly, causing uneven temperatures throughout the home.
If you’re buying a home this spring, knowing the condition of the HVAC system is critical to your purchasing decision. A system near the end of its life could represent a $6,000 to $12,000 replacement cost that you’ll want to factor into negotiations. If you’re selling, addressing HVAC issues before listing can prevent last-minute surprises that derail a deal.
A proactive inspection now saves you the misery of an emergency repair in August. Call 1st Choice Inspection Services at (817) 840-9031 to schedule a thorough home inspection that includes a full evaluation of your HVAC system. We serve Denton, Flower Mound, Keller, Grapevine, Roanoke, Southlake, and all of North Texas. Hablamos español.
