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Home Inspection HVAC Checklist for Las Vegas Home Buyers
Last updated: October 25, 2026 · Reviewed by Colton Air Conditioning, NV license 0092120
Short answer: a general home inspection confirms that the heating and cooling turn on with the normal controls. It is not required to judge sizing, airflow balance, refrigerant or the heat exchanger. Under the InterNACHI Standards of Practice, the inspector may also skip running the AC when it's below 65°F outside (InterNACHI SOP 3.4–3.5). Many Las Vegas closings happen in the cool months, so the AC may never actually be tested before you buy.
What the general inspection usually covers vs. skips
| Covered (InterNACHI SOP) | Not required |
|---|---|
| Runs the heat and AC with normal controls | Sizing, BTU capacity, room-to-room balance |
| Notes the thermostat location, energy source and method | Refrigerant level or leaks |
| Reports a system that didn't run or couldn't be reached | Heat exchanger interior, combustion air |
| Running the AC below 65°F outside |
Buyer's checklist: walk the house with this
Outdoor AC or heat pump
- [ ] Read the data plate for the manufacture date and refrigerant type. Older R-22 systems are costly to recharge, because R-22 production ended in the U.S. in 2020 (EPA).
- [ ] Look at the coil fins, check that the pad is level and the unit has clearance, and look for oily stains at the line joints.
- [ ] Listen to a full start: humming, grinding or a hard start are warning signs (compressor signs).
Furnace or air handler (often in the attic or a garage closet in the valley)
- [ ] Data plate age. Rust or water staining on the cabinet or the pan below it.
- [ ] Is there a condensate overflow safety switch? Attic leaks show up later as ceiling stains.
- [ ] Gas furnace: the vent pipe is connected and not corroded. CO alarms are near the bedrooms.
Ducts and airflow
- [ ] Feel the airflow at a register in every room, including the back bedrooms and any room over the garage.
- [ ] Pull the filter. Check its size and condition, and whether it actually fits the slot.
- [ ] Look for dust streaks around grilles. They can be a sign of duct leakage.
Paperwork
- [ ] Service records and the dates of any equipment replacement.
- [ ] Permit records for replacements. Ask the seller, or check with the city or county building department.
- [ ] Ask whether the warranty transfers. Some manufacturers require registration or a transfer form within a set time.
Gas smell during a showing or inspection
Leave the house and call Southwest Gas or 911 from outside.
When to add a dedicated HVAC inspection
Add one if the system is past mid-life, the AC couldn't be tested because of the weather, rooms felt uneven, or there are no records. A technician can measure the temperature drop, static pressure and refrigerant charge, and inspect the furnace. Call (702) 738-6976 to schedule.
FAQ
Will the home inspector check the AC in winter? They're not required to run it below 65°F outside, under InterNACHI's SOP. The report may say "not tested." How do I find the age of the AC? It's on the outdoor unit's data plate, often encoded in the serial number. The manufacturer's site explains how to decode it. Colton Air Conditioning is a licensed Las Vegas residential HVAC contractor, NV license 0092120.