Key takeaways
Buying an older home? Don’t overlook the HVAC system. This guide covers the essential HVAC questions every homebuyer should ask before making an offer—including system age, efficiency, maintenance history, repair costs, and upgrade options. Learn how to spot potential HVAC issues early and protect yourself from expensive surprises while ensuring year-round comfort and energy savings.
Older houses have character and often feature better construction. However, they may sometimes have outdated equipment, including HVAC. If you’re buying an older home, what should you ask the seller or their agent about the HVAC systems?
Some old houses in cooler climates may not have AC at all, but this is seldom the case in Florida. However, older homes were often designed without space for ductwork and may have non-traditional heating and cooling systems.
Here are some HVAC questions you should ask.
What Kind of HVAC System Does the House Have?
If you’re lucky, the house will already have a modern HVAC system. However, some houses have so little space for ductwork that they need a non-traditional system. It might be window units, ductless mini-split systems, or modern ductless systems.
Florida’s climate is such that it’s rare to find a house without some kind of cooling system. However, you may find a home that only has window units in each room, or one where the owners are supplementing with portable air conditioners.
When Was It Installed?
It is one of the essential HVAC questions for any house, but older homes, by definition, may be more likely to have older systems. Most HVAC systems last 15 to 20 years and can last longer with proper maintenance. But you should assume that proper maintenance wasn’t done for the HVAC’s entire lifespan. If the system is 15 years or older, you will want to have it inspected when you move in to ensure it doesn’t require significant repairs or replacement, especially if it’s over 20 years old. Budget to replace and use this in negotiations with the seller. The same is true of the furnace. Over 15 years requires a close look, and over 20 probably means that you will need to replace it. You might want to consider replacing it anyway to get a more efficient system.
Heat pumps have a shorter lifespan, typically 10 to 15 years.
Does This Home Have Space For Ductwork?
One of your HVAC questions may be whether this home has space for ductwork. If the house has a non-traditional cooling system or only window units, ask if installing a traditional central air conditioning system is possible. Again, many older homes simply lack the space for ductwork, so a central system may not be feasible. You may also need to explore alternative options.
The ductwork layout may also be non-standard, and if you need a new system, it will affect the type of system you choose and its installation.
Another thing to check is the condition of the ductwork and vents. If the installation of the ductwork was a while back, it may have some issues and require repair.
Are There Any Cold or Hot Spots?
You may be able to find these yourself when you walk through the home. Hot or cold spots indicate that the HVAC system is not functioning correctly and may have issues that require repair or replacement.
In older homes, this may also be a result of jury-rigged ductwork. In some cases, you may not be able to take any action, and a room may require supplemental cooling or heating. You can also try different window coverings to increase insulation in that specific room. However, hunting hot or cold spots can indicate whether the HVAC system is up to the task or not.
What Are Your Monthly Utility Bills?
High utility bills can indicate an older, less efficient system or that the house is poorly insulated, allowing outside air to be heated or cooled. Compare summer and winter bills. If the summer bill is significantly higher than the winter one, in Florida’s climate, that likely means the air conditioning system is running more frequently.
You’ll want to take a look at that. In addition to problems with the HVAC system, high summer bills may indicate that the house needs new windows and/or insulation, both of which can be expensive.
Ensure Climate Control Is up to Par Before Buying an Older Home
Asking these simple HVAC questions can help you determine if the older house you are buying has a sound HVAC system or if it needs some work. You can then make a reasoned decision whether to walk away or use the information to negotiate a lower price. Having a professional inspect the system before you buy can be a worthwhile investment, particularly for older homes.
If you are buying an old home and want someone to inspect its heating and cooling systems, contact Harrington Air Conditioning. We can conduct an inspection and help identify any issues that may affect the sale.
