Quick answerAn HVAC inspection for a Spokane home purchase takes about one to two hours. A technician inspects the furnace or boiler including a camera check of the heat exchanger and a combustion test, checks the AC or heat pump charge and condition, records equipment ages, and reviews ducts and venting, then sends a written report you can use in negotiations.
Updated September 2026
What a general home inspection misses
General home inspectors do valuable work across the whole house, but on heating and cooling they usually confirm the system runs, note its age and recommend an HVAC specialist. That recommendation is where we come in. The expensive surprises in a used house, a cracked heat exchanger, a failing compressor, an R-22 system, ducts disconnected in a crawlspace, are the ones you cannot see from the thermostat.
We schedule inside your inspection window, work with the listing agent for access, and send the report to you and your agent the same day where possible.
What the inspection covers
Furnace and heat exchanger inspection
We read the furnace's data plate for age and model, open the burner compartment and put a camera inside the heat exchanger to look for cracks, rust-through and scorching. We run the furnace through its full start sequence, test the safety switches, measure carbon monoxide and flue temperature with a combustion analyzer, and check the vent pipe or chimney connection. For boilers we check pressure, the expansion tank, relief valve and any visible leaks. You get photos of anything that matters.
AC and heat pump condition check
We record the outdoor unit's age and refrigerant type, which tells you a lot on its own: an R-22 system is expensive to service and near the end of its practical life. With the weather allowing, we run the system, check refrigerant pressures and the temperature drop across the coil, test the capacitor and look at the coil and fan. On heat pumps we check defrost operation and the thermostat's backup heat settings. Where it is too cold to run cooling safely, we say so in the report.
Ductwork and ventilation review
We look at the ducts we can reach in the basement, crawlspace and attic for disconnected runs, crushed flex, missing insulation and signs of pests. We check the filter rack, count the returns, note bath and kitchen exhaust, and look for any fresh-air or ventilator equipment. Tight, newer houses with no ventilation and older houses with a single return are both worth knowing about before you move in, because both affect comfort, air quality and what it costs to fix them after closing.
What the report includes
How a pre-purchase inspection runs
- 1
Book inside your window
We schedule around your contingency deadline.
- 2
Access
We coordinate entry with the listing agent.
- 3
Heating side
Furnace or boiler opened, camera, combustion test.
- 4
Cooling side
AC or heat pump tested where weather allows.
- 5
Ducts and venting
Reachable runs, returns and exhaust checked.
- 6
Photos and ages
Data plates, findings and conditions recorded.
- 7
Written report
Findings, remaining life estimate and price ranges for fixes.
Why equipment age matters in the Spokane market
A Spokane furnace runs for most of the year, so a 20-year-old unit here has worked far more hours than the same unit in a milder climate. Across the city, older homes often carry mid-century duct layouts that were never designed for air conditioning, while newer subdivisions bring equipment from the early 2000s that is now reaching replacement age. Knowing which of those you are buying changes the offer.
What affects the price of an inspection
How long it takes
Most single-system homes take about an hour on site, and homes with a separate furnace and AC, a boiler or two systems take up to two hours. The written report usually goes out the same day, which matters when your inspection contingency is only a week or ten days long.
Home buyer inspection questions
Is this a replacement for a home inspection?
No. It adds a specialist look at the heating and cooling system to your general inspection.
Can you inspect the AC in winter?
We inspect it, but running cooling below about 60 degrees outside can damage the compressor, so some tests wait for warmer weather. The report says what was and was not tested.
Will you quote repairs in the report?
We give typical cost ranges, and a firm quote if you ask for one.
Can the seller be present?
Yes, or we can work with just the agents. We coordinate access through the listing agent.
Do you inspect boilers and heat pumps?
Yes, along with furnaces, central AC and ductless systems.
Other air quality & ductwork services we handle
Smart Thermostat Installation
Sized, quoted and permitted.
Smart Thermostat Installation detailsNew Construction and Addition HVAC
Sized, quoted and permitted.
New Construction and Addition HVAC in SpokaneZoning System Installation
Sized, quoted and permitted.
How we handle zoning system installationKnow the system before you sign.
Call to book an HVAC inspection in Spokane, WA inside your inspection window.
