How much does an HVAC inspection cost in Draper?

A standard pre-purchase HVAC inspection (single furnace and single AC system, full instrument protocol, written report with photos) typically runs $185–$295. Two-system homes (two furnaces and two AC systems) run $275–$425. Inspection fees are not applied to subsequent repair or installation work — the inspection is a standalone service. For property management and multi-property clients, we offer volume pricing on recurring inspection contracts.

How long does an HVAC inspection take?

A single-system home inspection with our full instrument protocol typically takes 1.5–2.5 hours. Two-system homes run 2.5–4 hours. The duration is longer than a general home inspector's HVAC segment because we are performing combustion analysis, borescope inspection on older units, capacitor testing, refrigerant charge measurement, and CO assessment — each of which adds 15–30 minutes to the total visit time.

Can I request an HVAC inspection on a home I already own?

Yes. Homeowners request inspections for a variety of reasons: documentation for a homeowner's insurance renewal that requires an HVAC assessment, a renovation planning assessment before expanding the conditioned space, documentation for a warranty claim that requires a current system condition assessment, or simply a desire for a formal written assessment of a system they have not had professionally evaluated.

What happens if the inspection finds a safety concern?

Safety concerns (confirmed CO in the return air at a level suggesting a heat exchanger breach, active gas leak, electrical hazard) are reported to the commissioning party immediately by phone during the inspection visit, not just in the written report. For CO findings that suggest an occupant exposure risk, we advise on the appropriate immediate action (ventilation, system shutdown, CO detector placement) and document the recommendation in the report. We provide a same-visit repair quote if the commissioning party wants to address the finding immediately.

Should I get an HVAC inspection on a newly built home?

Yes, particularly for homes in the SunCrest, Traverse Ridge, Corner Canyon, and high-bench Sandy areas where altitude derate omissions at installation are common. A new construction HVAC inspection confirms the altitude derate was performed, the refrigerant charge was set by measurement rather than pressure alone, and the condensate drain is draining correctly before the builder's warranty period expires and those deficiencies become the owner's problem to correct.

HVAC Inspection in Draper, Utah

An HVAC inspection is a documentation service. It answers the question a home buyer, property manager, insurance underwriter, or HOA compliance officer is actually asking: what is the current condition of this system, what is the estimated remaining service life of its major components, are there any safety concerns, and what are the likely costs to address any identified deficiencies? It is not a tune-up — we do not perform corrective work during an inspection visit. The deliverable is a written report with photos that supports a decision, not a system brought up to optimal operating condition.

The distinction matters because the person commissioning an HVAC inspection is typically making a financial decision based on the findings. A home buyer who receives an HVAC inspection report documenting a 16-year-old furnace with overfire discoloration on the heat exchanger and a capacitor reading at 78% of nameplate is in a better negotiating position than one who received a tune-up that corrected both findings without documenting the pre-service condition. An honest inspection report is a negotiating tool; a tune-up is a service transaction.

Who Requests HVAC Inspections

Home Buyers

The most common request for a standalone HVAC inspection comes from buyers under contract on a home in the south Salt Lake Valley who want a professional assessment of the HVAC system condition that goes beyond what a general home inspector provides. General home inspectors verify that heating and cooling systems operate at the time of inspection — they confirm the furnace fires and the AC cools. They do not perform combustion analysis to confirm the furnace is producing safe flue gas chemistry, borescope the heat exchanger on a 15-year-old furnace at SunCrest elevation where altitude derate errors have accelerated heat exchanger fatigue, or measure refrigerant charge by superheat and subcooling to confirm the cooling system is operating at rated capacity.

Our pre-purchase HVAC inspection provides all of these. For a buyer evaluating a home in the Draper or Sandy market where the seller has represented the HVAC system as “well maintained” without service records, the inspection tells you what condition the system is actually in — not what the seller believes it is in.

Property Managers and Landlords

Property managers serving rental homes and HOA-managed properties in the south Salt Lake Valley periodically need documented HVAC condition assessments for:

End-of-tenancy condition documentation confirming system condition before and after a tenancy period
Capital improvement planning that requires an estimated HVAC replacement timeline for budget forecasting
HOA common-area HVAC compliance documentation for community facilities
Insurance requirement documentation where the insurer requires a recent HVAC inspection for coverage on older systems

Homeowners Planning Major Renovations

A homeowner planning a significant home renovation — finishing a basement, adding a room, converting from propane to natural gas — often needs an HVAC inspection to determine whether the existing system can serve the expanded conditioned space or whether the renovation scope needs to include HVAC replacement or upgrade. We assess the existing system’s capacity relative to the post-renovation load calculation and document the findings so the renovation contractor and the homeowner are working from the same information.

What the HVAC Inspection Covers

Furnace Inspection

System identification: Model, serial number, estimated manufacture date from serial number decoding, and approximate installation date if ascertainable from permit records or utility hookup documentation
Combustion analysis: Testo 320 flue gas analysis with CO air-free, O₂, and stack temperature documented. For SunCrest and Traverse Ridge addresses, altitude derate verification with manifold pressure measured against altitude-corrected specification
Heat exchanger inspection: Visual inspection at the burner access panel for all furnaces. Borescope inspection for furnaces over 12 years old, or where combustion analysis findings suggest a concern. Cell-by-cell notation with photos of any findings
Gas pressure: Incoming line pressure and manifold pressure measured and documented
Flame sensor condition: Microamp reading documented
Igniter condition: Resistance measured and documented
Inducer motor: Amperage against nameplate, bearing condition noted
Blower motor: Amperage against nameplate, wheel condition noted
Control board: Fault code history read and documented for communicating systems
Condensate system: Drain flow confirmed or restriction noted; drain pan condition documented
Venting: Vent connector integrity, termination clearances, and Category (I or IV) compliance noted
Static pressure: TESP measured and documented
Estimated remaining service life: Based on age, measured condition, maintenance history (if available), and our field experience with the same model and vintage in the south Salt Lake Valley

Cooling System Inspection

System identification: Condenser and air handler model, serial, manufacture date
Refrigerant type: Confirmed from nameplate (R-22, R-410A, or R-454B)
Refrigerant charge: Superheat and subcooling measured and documented; any charge deficiency noted with leak search recommendation
Capacitor: Microfarad reading on both sides documented against nameplate
Compressor amperage: Against nameplate RLA
Condenser fan motor amperage: Against nameplate FLA
Condenser coil condition: Debris accumulation, fin damage, corrosion noted with photos
Evaporator coil condition: Visible face condition, signs of freeze-thaw cycles, UV dye presence (indicating prior refrigerant leak and dye injection)
Condensate system: Drain pan and drain line condition noted
Electrical: Contactor face condition (photo), disconnect condition
Estimated remaining service life: Age, condition, refrigerant type, and local operating environment considered. An R-22 system in its 17th year at SunCrest elevation receives a different remaining life estimate than an R-410A system in its 8th year at a Riverton valley-floor address

Carbon Monoxide Safety Assessment

Every HVAC inspection includes a CO safety assessment at the return air grille (measuring whether flue gas CO is entering the conditioned air circuit) and in ambient living areas. Findings are documented in a dedicated safety section of the inspection report. For homes with gas water heaters and gas fireplaces, we extend the CO assessment to those appliances as part of the inspection scope at no additional charge — a safe HVAC system assessment does not stop at the furnace.

Distribution System Visual Assessment

Accessible duct sections are visually inspected for disconnected joints, compression damage to flex duct, missing insulation at air handler connections, and evidence of rodent intrusion or moisture damage. We do not perform a full duct system leak test as part of the standard inspection (this requires a blower door setup), but we note any obvious distribution deficiencies that would affect system performance or indoor air quality.

The Inspection Report

The HVAC inspection report is a written document structured for use in a real estate transaction, property management file, or insurance submission. It includes:

Property address, inspection date, technician name and license number
Equipment identification for each system (model, serial, manufacture date, estimated installation date)
Condition rating for each major component: Pass / Advisory / Requires Attention / Safety Concern
All instrument readings documented in a summary table (combustion analysis, refrigerant charge, capacitor, motor amperages, static pressure)
Photos of any findings rated Advisory or above
CO safety assessment findings
Estimated remaining service life by system and by major component
Recommended near-term service items (within 12 months) with cost range estimates
Recommended medium-term capital items (1–5 years) with cost range estimates
Overall system summary suitable for inclusion in a real estate disclosure addendum

The report is provided to the commissioning party within 24 hours of the inspection in PDF format. For real estate transactions, we provide the report directly to the buyer’s agent on request for inclusion in the inspection contingency package.

HVAC Inspection vs. General Home Inspection — What the Difference Costs You

A general home inspector charges $400–$700 for a comprehensive home inspection that includes the HVAC system. The HVAC component of a general home inspection typically takes 20–30 minutes and covers: does the furnace fire, does the AC cool, is the venting visually intact, are there obvious physical deficiencies. It does not cover: combustion chemistry (CO air-free, O₂), heat exchanger integrity by borescope, refrigerant charge by measurement, capacitor condition by microfarad test, or CO in the return air.

A standalone HVAC inspection from a licensed HVAC contractor takes 1.5–3 hours, uses calibrated instruments on every measurable parameter, and produces a report with instrument readings that supports negotiation on specific findings. For a home in our service area with a furnace over 12 years old and an AC system that has never had documented service, the information gap between a general home inspector’s HVAC pass and a licensed HVAC contractor’s full inspection is the difference between “the furnace fires” and “the furnace’s heat exchanger shows overfire discoloration consistent with a missing altitude derate, CO air-free is 145 ppm at low fire, and the borescope shows a hairline crack at the third cell outlet that correlates with 8 ppm CO at the return air grille.”

A buyer who catches that finding before close of escrow can negotiate a furnace replacement credit or a seller-funded replacement. A buyer who moves in with a general home inspector’s “passed HVAC” and discovers the CO finding in January has a different problem.

Frequently Asked Questions

How much does an HVAC inspection cost in Draper?: A standard pre-purchase HVAC inspection (single furnace and single AC system, full instrument protocol, written report with photos) typically runs $185–$295. Two-system homes (two furnaces and two AC systems, common in larger SunCrest and Traverse Ridge homes) run $275–$425. Inspection fees are not applied to subsequent repair or installation work — the inspection is a standalone service. For property management and multi-property clients, we offer volume pricing on recurring inspection contracts.
How long does an HVAC inspection take?: A single-system home inspection (one furnace, one AC) with our full instrument protocol typically takes 1.5–2.5 hours. Two-system homes run 2.5–4 hours. The duration is longer than a general home inspector’s HVAC segment because we are performing combustion analysis, borescope inspection on older units, capacitor testing, refrigerant charge measurement, and CO assessment — each of which adds 15–30 minutes to the total visit time. We do not truncate the inspection to meet a time window; the report is complete regardless of how long the procedure takes.
Can I request an HVAC inspection on a home I already own?: Yes. Homeowners request inspections for a variety of reasons beyond home purchase: documentation for a homeowner’s insurance renewal that requires an HVAC assessment, a renovation planning assessment before expanding the conditioned space, documentation for a warranty claim that requires a current system condition assessment, or simply a desire for a formal written assessment of a system they have not had professionally evaluated. The inspection scope and report format are the same regardless of whether the commissioning party owns the home or is buying it.
What happens if the inspection finds a safety concern?: Safety concerns (confirmed CO in the return air at a level suggesting a heat exchanger breach, active gas leak, electrical hazard) are reported to the commissioning party immediately by phone during the inspection visit, not just in the written report that follows. For CO findings that suggest an occupant exposure risk, we advise on the appropriate immediate action (ventilation, system shutdown, CO detector placement) and document the recommendation in the report. We do not correct safety findings during an inspection visit without a separate service authorization — the inspection is a documentation service, not a repair authorization — but we provide a same-visit repair quote if the commissioning party wants to address the finding immediately.
Should I get an HVAC inspection on a newly built home?: Yes, particularly for homes in the SunCrest, Traverse Ridge, Corner Canyon, and high-bench Sandy areas where altitude derate omissions at installation are common. A newly built home that was issued a certificate of occupancy with a CO of 185 ppm at the furnace (passing the building inspector’s operational test but failing a calibrated combustion analysis) is not a safe home — it is a home that passed the minimum code check without the instrument-based combustion verification that a licensed HVAC contractor performs. A new construction HVAC inspection confirms the altitude derate was performed, the refrigerant charge was set by measurement rather than pressure alone, and the condensate drain is draining correctly before the builder’s warranty period expires and those deficiencies become the owner’s problem to correct.

Contact Draper Heating & Air Conditioning

For pre-purchase HVAC inspections, property management assessments, or homeowner-requested condition documentation across Draper, Sandy, Bluffdale, Riverton, South Jordan, and Herriman, contact us to schedule an inspection visit. Reports are delivered within 24 hours in PDF format.

Phone: (385) 336-1837
Address: 12244 Business Park Dr #155, Draper, UT 84020
Email: info@draperheatingairconditioning.xyz
Utah DOPL HVAC Contractor License: #11487612-5501
EPA Section 608 Universal: #608U-2011-318472

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HVAC Inspection Draper UT | Draper Heating & Air Conditioning