Many Sellers, Real Estate Attorneys and Real Estate Sales Agents want a simple yes or no answer when a home inspector is asked the question: Is the air conditioning system functioning properly? However, a simple yes or no answer cannot address this question appropriately unless all of the following items are inspected during a home inspection.
1. Is there evidence that the system was not professionally installed under the proper building permit and inspected by the local building department having jurisdiction?
2. Is there evidence that the system has not been maintained properly?
3. Is the system properly sized for the home?
4. How old are the systems major components?
5. Do the major components appear to be functioning properly?
6. Are the evaporator and condensing coils clean and free of noticeable corrosion?
7. Does the air filter element fit properly and is it keeping the evaporator coil clean?
8. Is the condensate pan and air handler housing sufficiently water tight to prevent condensate leaks?
9. Is there anything restricting air flow to the evaporator coil or condensing unit?
10. Are there air leaks in the ductwork?
11. Are there any signs of damage to the materials under the air handler due to condensate formation or leaks?
12. Is condensate from the air handler managed properly and freely draining outside the home?
13. Are there safety devices such as secondary pans and drains or leak detection shut off switches installed in or under the air handler?
14. Are all cold surfaces properly insulated to prevent surface condensation from forming?
15. Is the difference in the temperature of the supply air and return air between 15 and 20º F?
16. Do the system controls function properly?
A home inspector should be able to answer all of the above questions if these elements are reasonably accessible.