Maybee Property Inspections

Don’t Just Trust That the AC “Works”

Found this on a recent inspection — a 2019 condenser unit serving a 1,417 sq ft 1930s home.
Looks fine, right? Modern unit, decent age, blows cold air on test day. Easy to check the box and move on.
But here’s the catch: the model number tells the story. That “24” in the middle? That’s 24,000 BTU/hr — a 2-ton unit.
For a 1,417 sq ft home of that era (older insulation, original windows, more air leakage), typical sizing calls for 2.5 to 3 tons. This unit is likely undersized.
What that means for you as a buyer:

The AC will run almost nonstop on hot days

It may never quite hit your thermostat setpoint in a heat wave

Higher electric bills from constant runtime

Shorter equipment life from overwork

Possible humidity issues even when it IS keeping up
The lesson: “It turns on and gets cold” is not the same as “it’s the right size for the house.” A proper inspection looks at the data plate, does the math, and flags it before you close — not after your first July electric bill.
If you’re buying an older home, ask your inspector to verify HVAC capacity matches the square footage. It’s a five-minute check that can save you thousands.
📩 Questions about your inspection? Drop them below or send me a message.

Most home inspectors stop at inspector CE. We don’t.
Today we sat in on a contractor HVAC training — mini-splits, multi-zone setups, install specs, diagnostics. The kind of stuff the techs installing these systems need to know cold.
Why does a home inspector care? Because inspector training teaches you how a system is supposed to work. Contractor training teaches you how they actually get installed — and where they go wrong. That’s the gap where problems hide, and it’s where our clients benefit.
Better training in, better inspections out.

Another one came through today.

“I received the report. Wow! You did an excellent job… I will definitely recommend you to others.”

This is why we do it.

Not just checking boxes
actually helping people understand what they’re buying.

Erik Maybee
Maybee Inspections