HVAC questions to ask the seller

Before you make an offer, ask the seller for paperwork that shows how the HVAC system was installed and maintained, as well as its age. A permit record, a copy of the manufacturer’s installation data, and any service history tell you far more than what you can see by looking at a unit in the yard or attic.

Ask for the permit record

Mechanical work on a home in New Orleans should have a permit on file with the city. Ask the seller whether the HVAC system (or any replacement, duct rework, or major repair) was permitted, and get the permit number if they have it. You can also search the city’s own permit and violation records yourself through the Department of Safety and Permits before you rely on the seller’s answer, since permit status is public information and not something you need a contractor to check for you (nola.gov).

Ask for manufacturer and installation documents

A well-installed system comes with paperwork you can request directly: the equipment’s model and serial numbers, any startup or commissioning sheet, and documentation of duct testing. According to ENERGY STAR’s guidance on quality installation, a properly installed system should be sized to the home’s actual characteristics rather than a rule of thumb, have airflow that meets the manufacturer’s performance specifications, have refrigerant charge tested and adjusted, and have ducts evaluated and leak-tested (energystar.gov). Ask the seller if any of this documentation exists. If it doesn’t, that’s not necessarily a red flag on its own, but it means you won’t know from paperwork alone whether the system was sized and commissioned correctly — that’s something a licensed contractor would need to verify in person.

Ask about flood history and equipment location

Because flood exposure affects where equipment sits and how it’s protected, ask the seller whether the home has flooded and whether the HVAC equipment (condenser, air handler, ductwork) has ever been submerged or replaced because of water damage. You can independently check a property’s mapped flood zone using FEMA’s flood map tools, which show official flood hazard information for a given address (fema.gov). A mapped flood zone doesn’t tell you the condition of the current equipment, but it’s useful context when you’re asking the seller about past flood events and any related HVAC repairs or replacements.

What the inspection should verify

You can note and ask about basic facts: the brand and approximate age printed on the equipment’s data plate, visible rust or damage, whether filters look recently changed, and whether the seller has any receipts for repairs or annual service. These are observations, not diagnoses.

What you should not attempt yourself — and should instead ask a licensed HVAC contractor to evaluate before or shortly after closing — includes verifying refrigerant charge, confirming duct leakage rates, or determining whether the system is correctly sized for the home. These require testing equipment and training that go beyond a homeowner walkthrough, and ENERGY STAR specifically recommends having a contractor test and adjust refrigerant charge and duct performance rather than assuming everything is fine because the unit runs and produces cold air (energystar.gov).

Bring your questions to the inspection

Compile the seller’s answers — permit status, manufacturer documents, service records, and flood/repair history — and hand them to your home inspector or HVAC contractor before the inspection. That gives them a starting point to confirm what the seller told you, rather than starting from zero.

Sources

HVAC Quality Installation | ENERGY STAR, accessed 8/12/2026
Products and Tools | FEMA.gov, accessed 8/12/2026
Safety and Permits - Home - City of New Orleans, accessed 8/12/2026