How do I check heating and cooling systems?
Want top dollar in Georgetown? Do this one HVAC check before buyers inspect.
Why heating and cooling inspections matter for home sellers in Georgetown, ON
You’re selling a home in Georgetown. Buyers bring inspectors. Inspectors find HVAC problems. Problems = price reductions, lost offers, or long negotiations.
This is simple: a clean, working heating and cooling system increases buyer confidence and preserves your sale price. Skip this, and you’ll leave money on the table.
I’ll show you exactly how to check heating and cooling systems — fast, practical, and designed for home sellers in Georgetown, Ontario. Follow this, fix what matters, and turn your HVAC into a selling point, not a bargaining chip.
Quick summary (do this first)
- Run the furnace and air conditioner through a full cycle at least 48 hours before showings.
- Replace filters and document everything with photos and receipts.
- Check thermostat, vents, and visible ductwork for obvious problems.
- If you see anything questionable (smoke, rust, leaks, strange noises), hire a licensed HVAC technician for a pre-listing inspection.
Tools you need
- Flashlight
- New HVAC filters (replace before showings)
- Screwdriver
- Basic camera or smartphone for photos
- Notebook for simple notes
Step-by-step HVAC check for sellers (no nonsense)
1) Visual inspection of the furnace/air handler and AC unit
- Look for rust, corrosion, oil stains, or leaking fluids around the outdoor compressor and the indoor furnace.
- Check electrical connections for burnt marks or loose wires. If you see exposed wires or burn marks, stop and call a professional.
- Verify the condensate drain line is clear (no water pooling in the pan).
Why it matters: visible damage is a red flag to inspectors and buyers. Fixing visible issues is cheaper than negotiating credits.
2) Replace filters and document it
- Replace the filter with the correct size and MERV rating recommended by the manufacturer.
- Photograph the old filter and the new one side-by-side.
- Keep the receipt.
Why it matters: a clean filter improves airflow, shows maintenance, and reduces the chance of compressor overheating — a common cause of costly repairs.
3) Run full heat and cooling cycles
- Set thermostat to heating mode. Let the furnace run for 15–20 minutes and listen for strange noises.
- Set thermostat to cooling mode. Run the AC for 15–20 minutes and check the outdoor unit. It should start smoothly and run without banging or rattling.
- Measure room-by-room temperature difference when possible. You want balanced output across living spaces.
What to listen for: knocking, grinding, rattling, hissing, or heavy vibration. Any of these warrant professional attention.
4) Check thermostat operation
- Verify the thermostat responds quickly to changes and maintains set temperatures.
- Replace thermostat batteries if applicable.
- If you have a smart thermostat, ensure it connects to Wi‑Fi and you can show settings to buyers if asked.
Why it matters: a working thermostat shows control and reduces buyer uncertainty.
5) Inspect vents and registers
- Open each register. Look for blocked vents, dust buildup, or disconnected ducts.
- Check that all rooms get consistent airflow.
If a room is cold or hot compared to the rest, it could be a duct issue or a balancing problem. Document what you find and note which rooms are affected.
6) Look at ductwork where visible
- Search attics, basements, and crawlspaces for disconnected or crushed ducts.
- Look for insulation gaps or tape failures.
Duct leaks reduce efficiency and show up on inspection reports. Small fixes now help you avoid big credits later.
7) Safety checks — carbon monoxide and combustion
- If you have a gas furnace, check the flue for clear venting and no visible soot around the heat exchanger.
- Ensure carbon monoxide detectors are present and working near sleeping areas and the furnace.
Safety problems kill deals fast. Never ignore combustion issues.
8) Check the outdoor AC unit
- Clear debris and plants at least 2 feet from the condenser.
- Make sure the unit sits level.
- Verify the fan spins smoothly when the unit runs.
A tidy outdoor unit looks cared-for and reduces concerns for inspectors and buyers.
What to do if you find problems (sell fast, not cheap)
- Fix what’s inexpensive and obvious: filters, thermostat batteries, blocked drains, minor duct tape.
- For anything electrical, combustion-related, or any compressor/coil issues: hire a licensed HVAC technician for a pre-listing assessment.
- Get a short, written report and receipts. Provide this to buyers and listing agents. It reduces fear, speeds negotiations, and helps you keep the sale price.
How a pre-listing HVAC inspection protects sellers in Georgetown, ON
Georgetown buyers are cautious. Many buyers include HVAC contingencies in offers. A pre-listing inspection done by a licensed technician does three things:
1) It creates a mechanical report you can show buyers.
2) It identifies repairs you can handle before offers arrive.
3) It removes surprise demands during conditional periods.
This turns HVAC from a negotiation liability into a selling advantage.
Typical costs and timelines (Georgetown market context)
- Basic tune-up/inspection: $120–$250. 1–2 days turnaround.
- Minor repairs (filters, drain, thermostat): $50–$300.
- Major repairs (compressor, heat exchanger, major duct replacement): $1,000–$5,000+ depending on age and scale.
If the inspection finds a major issue, disclose it early and present repair estimates. Buyers expect transparency — it keeps momentum and trust.
Pre-listing checklist for HVAC — print this and use it
- Replace HVAC filters and photo the change.
- Run heat and AC cycle and listen for noise.
- Test thermostat and replace batteries.
- Clean outdoor unit and clear 2 ft around it.
- Check vents and note any cold/hot rooms.
- Verify CO detectors and smoke alarms are working.
- If anything questionable, order a licensed HVAC inspection and keep the report.
Negotiation hacks for sellers
- Provide the HVAC maintenance receipt and the pre-listing inspection report with the listing. Buyers see this and reduce conditional demands.
- Offer a short, reasonable HVAC credit in writing if a small fix is needed. It’s cheaper than losing the buyer.
- If a buyer insists on their inspector, meet them with the pre-listing report and a local technician on call.
Local tips for Georgetown, ON sellers
- Georgetown winters are cold. Highlight a recent furnace tune-up and verified heat performance. Buyers worry about heating bills and cold snaps.
- Summer humidity affects AC. Point out any recent AC maintenance and show that the outdoor unit is well-maintained and shaded.
- Provide utility bill averages for heating and cooling months — buyers value real numbers.
When to call a pro immediately
Call a licensed HVAC technician if you see: smoke, burning smells, coolant leaks (green/blue/oily residue near the compressor), gas smells, or repeated cycling (system turns on and off rapidly). These are deal-breakers for inspectors and buyers.
Closing — make HVAC a selling point, not a headache
Don’t let HVAC issues erode value. Do the quick checks above. Fix what’s cheap. Document everything. Bring in a licensed technician for anything you can’t fix yourself.
You don’t need to become an HVAC expert — you need to look like one to buyers. That’s how you protect your asking price and close faster.
If you want a single, local resource who’ll manage pre-listing inspections, recommend vetted HVAC contractors, and package the reports for buyers, contact the local real estate expert who knows Georgetown’s market and inspection trends.
Contact: Tony Sousa — tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
FAQ — Heating & Cooling Inspections for Georgetown Homes
How often should I have the furnace and AC inspected before selling?
Get a basic tune-up and inspection 30–60 days before listing. This gives time for repairs and paperwork.
Can I do a seller-prep inspection instead of waiting for buyer’s inspector?
Yes. A seller-prep inspection reduces surprises and accelerates offers. It’s an investment that often pays for itself by preserving sale price.
What do buyers usually ask for after an HVAC issue is found?
Buyers typically ask for: repairs, a repair credit, or a reduction in purchase price. Provide a pre-listing report to limit these requests.
How long does an HVAC inspection take?
A basic inspection and tune-up typically takes 1–2 hours. More extensive diagnostics or repairs take longer.
What if the inspector finds a cracked heat exchanger or compressor failure?
These are serious issues. Get written estimates from licensed HVAC pros. Disclose promptly and be prepared to negotiate or repair before listing.
Are thermostats and smart controls important to buyers in Georgetown?
Yes. Smart thermostats are seen as modern upgrades that reduce perceived risk and can justify higher offers.
How do I prove the system was maintained?
Keep receipts, service records, and photos before/after maintenance. A short pre-listing inspection report from a licensed technician is the strongest proof.
Will an HVAC issue kill my sale?
Not always. If you handle it proactively with documentation and reasonable solutions, buyers stay engaged. If ignored, it can cause lost offers.
Should I disclose HVAC problems on the listing?
Disclose material defects as required by law. For minor issues, fix them and present the repair records. Full disclosure with documentation builds trust.
Who do I call for trustworthy HVAC service in Georgetown?
Call a licensed HVAC contractor with local references. If you want help coordinating trusted local vendors and packaging inspection reports for buyers, contact the local Realtor listed below.
