Serving Ventura and LA County
Years of Experience
An HVAC escrow inspection is an independent evaluation of a home’s heating and cooling system during a real estate transaction, documented in writing so buyers and agents can act on the findings before closing. Ours is a flat $595 per system — full testing, photo documentation, and the written report included. We’re based at 1105 6th St in Hermosa Beach and inspect throughout the South Bay and greater Los Angeles, usually with same-week availability when a contingency period is closing.
What You Get
- A NATE-certified inspector who performs the inspection personally — not a dispatcher’s next available tech.
- Testing your home inspector didn’t do: refrigerant charge, static pressure, heat exchanger, combustion safety.
- A written, photo-documented report your agent can use to negotiate repair credits.
- Flat $595 per system, quoted before we arrive. Estimates are always free.
What an HVAC Escrow Inspection Covers
The inspection covers five areas: heating equipment, cooling equipment, ductwork and airflow, electrical and safety controls, and permit and code compliance. Every finding is photographed and written up the same day. The four measurements that separate this from a general home inspection are refrigerant charge, static pressure, heat exchanger condition, and combustion safety — none of which a home inspector is required to perform.
| Inspection Type | What It Tests | Cost |
|---|---|---|
| HVAC escrow inspection (ours) | Full system under load, refrigerant charge, static pressure, heat exchanger, permits — written photo report | $595 per system |
| General home inspection | Confirms the system turns on; visual check only | $300–$500 whole house |
| Seasonal tune-up | Cleaning and adjustment, no diagnostic report | $70–$200 |
AC and Heating Inspection in Hermosa Beach
An AC or heating inspection tests one system at a time and is priced the same way: a flat $595 per system, with photos and a written report. On the cooling side we measure refrigerant charge and static pressure and check the coils, the condensate drain, and the electrical components. On the heating side we evaluate the heat exchanger and run combustion safety testing on gas furnaces. Near the water, we also check condenser coil coating and cabinet corrosion, because salt air shortens equipment life.
You can book a single system or both. Related services: air flow inspection, air quality inspection, ducting inspection, and commercial inspection. The complete inspection checklist lists every item we work through.
HVAC Inspection FAQ
How much does an HVAC inspection cost?
Ours is a flat $595 per system, including full testing, photo documentation, and the written report. Market pricing across Los Angeles averages about $341 for a standard inspection, with escrow-grade inspections running $300–$700. Full breakdown in our HVAC inspection cost guide.
What does an HVAC inspection include?
Testing the heating and cooling equipment under load, measuring refrigerant charge and static pressure, evaluating the heat exchanger, checking ducts, electrical components, and safety controls, and verifying permit and code compliance — all photo-documented in a written report.
What is the difference between an AC inspection and a heating inspection?
An AC inspection covers refrigerant charge, static pressure, the coils, the condensate drain, and the electrical components. A heating inspection covers the heat exchanger and combustion safety on gas furnaces. When both systems are inspected, both sets of findings go into one written report.
Can I get just the AC or just the furnace inspected?
Yes. Pricing is per system, so one system is a flat $595 and a home with two systems is $595 for each.
Are HVAC inspections worth it before buying a home?
Yes, when the alternative is inheriting an unknown. Full system replacement in Los Angeles commonly runs $12,000–$15,000. An inspection inside your contingency period either confirms the system is sound or gives your agent documented findings to negotiate repair credits before the problem becomes yours.
Doesn’t the general home inspection already cover the HVAC system?
Only at surface level. Home inspectors confirm the system responds and shows no visible damage. They do not test refrigerant charge, measure static pressure, evaluate the heat exchanger, or perform combustion safety testing — the four checks behind most expensive post-closing surprises.
How fast can you inspect a home in Hermosa Beach or the South Bay?
Same-week scheduling is usually available across the South Bay, and escrow timelines get priority. Tell us your contingency date when you call and we’ll work backward from it.
Know Before You Close
Flat $595 per system. NATE-certified, photo-documented, delivered in a report your agent can act on. Estimates are always free.
