HVAC Inspection for Realtors

An HVAC inspection for realtors gives your buyer a written, tested answer on the heating and cooling system. When the general home inspector writes “HVAC operated, recommend evaluation by a licensed contractor,” HVAC Inspections Los Angeles is the evaluation: Matt Alba tests the system, photographs every finding, and delivers a findings-based written report for a flat $595 per system. Your client gets facts to negotiate with, and is never obligated to use the company for any repair.

Why do agents order a dedicated HVAC inspection when the home inspector flags HVAC?

Agents order one because a home inspector’s HVAC note is a referral, not an answer. A general inspection is a visual, operational check across the whole house; it confirms the furnace lights and the air conditioner cools, then defers anything deeper to an HVAC professional. That deferral is the problem in escrow: a buyer cannot price “recommend further evaluation,” and a seller will not credit it.

A dedicated HVAC inspection closes that gap with measurements. Matt Alba checks refrigerant charge with gauges, reads static pressure in the duct system, evaluates the heat exchanger and confirms safety controls, then ties each finding to a photo. The table below shows how common home-inspector notes translate into what the HVAC inspection actually tests.

Home inspector note vs. what the HVAC inspection tests

What is included in the $595 HVAC inspection?

The inspection is $595 per system, flat fee, and it includes full testing, photo documentation and a written report. Estimates and quotes are always free. A home with two separate systems, for example a furnace and AC upstairs plus a ductless system in an addition, counts as two systems; ask for a quote if the setup is unclear. The full HVAC inspection checklist lists every item, and the HVAC inspection cost guide explains how the fee compares.

How does the report help with negotiation and repair credits?

The report helps because it turns an open question into specific, documented findings that a seller’s agent can verify. A request for repair built on “recommend evaluation” invites a “no.” A request built on a photo of a failed capacitor, a measured static pressure reading or an unpermitted replacement gives both sides something real to price. Five findings come up most often in Los Angeles transactions:

• Repair-credit requests. Documented defects support a credit or a seller repair, with the photos in the report as backup.
• Cost-to-cure. When a finding needs a number, a cost-to-cure report puts a price on the fix for the negotiation.
• Permit flags. Replacements without a finaled permit are a common finding; the LA County HVAC permit guide explains what applies and where to check.
• R-410A age and refrigerant type. New equipment has moved to A2L refrigerants such as R-454B and R-32, which changes repair and replacement planning for older systems; see R-410A to R-454B and R-32 in California.
• ECC (formerly HERS) testing. Title 24 duct and refrigerant verification was called HERS and now runs through the ECC Program for projects under the 2025 Energy Code; HERS vs. ECC covers what a missing record means.

The report is findings-based. It describes what was tested and found, and the buyer is never obligated to use HVAC Inspections Los Angeles for repairs. The company does perform repairs and installs if the client wants a quote, and quotes are always free.

When should the HVAC inspection happen inside the contingency period?

Book it the same day the home inspection report flags HVAC. Inspection and report timing depend on the schedule and on access to the home, so the earlier the request, the more room your client has to read the report, get a quote and negotiate before the investigation contingency expires. Under the C.A.R. Residential Purchase Agreement the default investigation contingency is 17 days unless the parties write a different number, and the HVAC inspection usually starts only after the general inspection has run.

How do you order an HVAC inspection or refer a client?

Order online through the quote form or call (310) 465-3822; the buyer, the buyer’s agent or the listing agent can book. Office hours are Monday to Friday 8am to 6pm and Saturday 9am to 12pm.

1. Request the inspection. Use the online quote form or call (310) 465-3822 with the property address and your contingency date.
2. Send the access details. The checklist below covers what the inspector needs before arriving.
3. Receive the report. The written, photo-documented report goes to your client and, with their permission, to you.

Which South Bay and Los Angeles areas are served?

The South Bay is the core service area, from the Hermosa Beach office at 1105 6th St, with inspections across Los Angeles County and Ventura County. Coastal homes in this area see salt-air corrosion on outdoor condenser coils, which is one reason the cooling side of the inspection looks closely at coil fins and cabinets.

• Hermosa Beach
• Redondo Beach
• Torrance
• Manhattan Beach
• El Segundo
• Palos Verdes Estates
• Rancho Palos Verdes
• Santa Monica

For the full escrow process from the buyer’s side, see HVAC escrow inspections in Los Angeles. Clients who also need an insurance inspection can use the HVAC inspection for homeowners insurance, and sellers preparing a listing can add a Home Energy Score assessment.

HVAC inspection for realtors: FAQ

What does an HVAC inspection include?

It includes 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 reviewing permit and code history. Every finding is photo-documented in a written report.

How much does an HVAC inspection cost for a home in escrow?

HVAC Inspections Los Angeles charges a flat $595 per system, which includes full testing, photo documentation and the written report. Estimates and quotes are always free.

Do realtors need to attend the HVAC inspection?

No. The agent’s job is to arrange access, confirm utilities are on and share the contingency date. Many agents attend the end of the inspection to hear the findings, but the written report covers everything.

Is a general home inspection enough for the HVAC system?

A general home inspection confirms the system operates and looks intact. It does not measure refrigerant charge, static pressure or heat exchanger condition, which is why home inspectors often recommend evaluation by an HVAC professional.

What is the $5,000 rule for HVAC systems?

Multiply the equipment’s age by the repair estimate; if the result is over $5,000, replacement usually beats repair. It is a rule of thumb, so refrigerant type, heat exchanger condition and duct health should also factor into the decision.

Does my client have to use HVAC Inspections Los Angeles for repairs?

No. The report is flat-fee and findings-based, and the client is never obligated to use the company for repairs. The company does perform repairs and installations, and will quote them for free if asked.