When a Full Inspection Makes Sense
Georgetown's real estate market moves fast, and a home inspection report often only flags whether the system powers on, not whether it's sized correctly for the square footage or nearing the end of its service life. We see undersized systems in additions and converted garages constantly, units original to a home that never accounted for the extra square footage, and struggling ever since.
Georgetown's rapid growth means a lot of housing stock is either brand new, built to current code, or decades old with equipment that's been patched together over multiple ownership changes. An inspection tells you which situation you're actually in, since a listing photo or a quick walkthrough can't reveal system age, sizing accuracy, or how many past repairs a unit has quietly absorbed. We also recommend an inspection any time a system has been shut off for an extended period, a vacant rental, a seasonal property, or storm-related power loss, since components can seize or develop issues during dormancy that aren't obvious until the system is asked to run again under load. We're happy to walk sellers, buyers, or property managers through the findings by phone after the visit, translating technical readings into plain language about what, if anything, needs attention before move-in. We can also compare your system's age and condition against typical replacement timelines for Georgetown's climate, giving you a realistic sense of how many more cooling seasons it's likely to handle reliably. Reach out any time you'd like a second opinion on an aging system's condition. We serve homeowners, buyers, real estate agents, and property managers throughout Williamson County.
What Our Inspection Covers
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System sizing versus square footage (Manual J check)
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Age and remaining service life estimate
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Electrical connections and disconnect box
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Refrigerant charge and pressure readings
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Ductwork condition and airflow balance
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Visible corrosion, rust, or leak evidence
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Manufacturer recall and warranty status check
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Detailed written report with photos
Frequently Asked Questions
Should I get an HVAC inspection before buying a Georgetown home? +
Yes, especially if the general home inspector only confirmed the system turns on. A dedicated HVAC inspection checks sizing, refrigerant charge, and remaining service life, details that affect your first-year repair budget and aren't part of a standard home inspection scope.
What does an inspection cost in Georgetown? +
A standalone system inspection typically runs $95 to $150 depending on system complexity, and includes a full written report you can use in negotiations or for your own planning.
How do I know if my system is undersized? +
Common signs are rooms that never reach setpoint, long runtimes without satisfying the thermostat, and high humidity indoors during summer despite the AC running. We calculate proper sizing using your home's square footage, insulation, and window exposure.
Can an inspection catch a system near the end of its life? +
Yes. We look at age, corrosion on refrigerant lines, compressor sound and amperage draw, and past repair frequency to estimate remaining service life, information that helps you budget for replacement rather than face a surprise breakdown.
Do you inspect ductwork as part of the system check? +
Yes, we check for disconnected sections, crushed flex duct, and airflow balance between rooms, since ductwork problems are a common cause of comfort complaints that get blamed on the equipment instead.
Do you provide a report I can use for negotiations? +
Yes, every inspection includes a written report with photos documenting findings, which buyers commonly use to negotiate repair credits or price adjustments before closing.
How long does a full system inspection take? +
A thorough inspection typically takes 60 to 90 minutes per system, longer if ductwork access is limited or if we're inspecting both an AC and furnace as a pair.
Do you inspect commercial systems too? +
Yes, we inspect both residential and light commercial systems, with the same sizing, safety, and remaining-life assessment adapted to the scale and configuration of the equipment.
Schedule Your Georgetown HVAC Tune-Up
Spring AC maintenance books fast in Georgetown, schedule before April peak season.