HVAC Tips for New Homeowners

Buying a house in San Antonio means buying an air conditioning system, and it is usually the most expensive piece of equipment in the home. Most new owners know nothing about it beyond where the thermostat is. Here is what to learn in the first month so a manageable maintenance item does not become a summer emergency.

Find everything first

Locate the outdoor condenser, the indoor air handler or furnace (usually in the attic, a closet, or the garage), the filter slot, the breaker for each, the condensate drain line where it exits the house, and the shutoff for gas if you have a gas furnace. Take a photo of the data plate on both units; it shows the brand, model, serial number, and manufacture date. That date tells you more about what to expect than anything the seller disclosed.

Know the age and what it means

A system under 8 years old should need only maintenance. Between 8 and 12, expect a capacitor, contactor, or fan motor at some point. Past 12, start budgeting for replacement and avoid major repairs unless the rest of the system is in good shape. If the data plate shows R-22 refrigerant, the system was made before 2010 and any refrigerant repair will be expensive; plan on replacement within a few years.

Check whether the warranty transferred

Most manufacturers offer a 10-year parts warranty to the original owner, and many allow a transfer to a new owner within 60 to 90 days of the sale for a small fee. Look up the serial number on the manufacturer's site and file the transfer. It can be worth thousands if a coil or compressor fails.

Get a baseline inspection

A home inspector turns the system on and confirms it cools. That is not an HVAC inspection. Have a licensed technician measure refrigerant charge, check the capacitor and amperage draws, inspect the coil and drain, look at the ductwork, and give you a written report. This tells you what the previous owner deferred and what to budget for. Our 21-point inspection is built for exactly this.

Set up the basics

Buy filters in bulk in the right size and change them every 30 to 60 days in summer. Pour a cup of vinegar down the condensate drain line every couple of months. Keep two feet of clearance around the outdoor unit and rinse it in the spring. Program the thermostat rather than adjusting it by hand. Put the HVAC company's number somewhere you will find it at 9 p.m. on a Sunday.

Understand the ductwork

In many San Antonio homes, especially those built before 2005, the ductwork leaks more than the equipment underperforms. If one room is always hot, if the system runs constantly, or if the attic is noticeably cool near the ducts, have the ducts tested. Sealing and adding a return is often the best money a new owner can spend.

Decide on a maintenance plan

A maintenance contract gets you a spring and fall visit, priority scheduling in the summer rush, and discounted parts. For a new owner who does not yet know the system's history, it is the simplest way to avoid surprises. Welcome to San Antonio. Call 210.549.4839 when you are ready for that first inspection.