Do You Want to Chill This Summer? Give Your Air Conditioning Some Love!
June 2025
As home inspectors, we frequently encounter cooling systems that are outdated, poorly functioning, or lacking regular maintenance. Many homeowners wait for the first warm days of summer to turn on their AC systems, only to find issues like dirty filters and clogged condensate drains. The lack of maintenance no longer surprises me; recently, we were called to diagnose a ceiling stain. The condensate pan was overflowing because the client had removed the safety switch that tripped due to a clogged drain. Seemingly small maintenance tasks like this can cause water damage, reduce airflow, and even cause icing that impacts performance. My advice is to be proactive – schedule your annual service before the season heats up.
Another concern is older systems that use R-22 refrigerant (Freon). The EPA phased out R-22 due to its ozone-depleting properties, ending production in 2020. Servicing these systems is now difficult, costly, and often not possible, as Freon is only available through recycled or stockpiled sources. Homeowners must plan to replace these aging systems, which in most cases also include the indoor coil/air handler and other components.
I’m sorry to add, stay tuned… because the most common current refrigerant, R410A, will be the next environmental phase-out. Manufacturing of R410A equipment ends in 2025, and its use will be phased out in the coming years.
While retrofitting some units to alternative refrigerants may be possible, it is uncommon. Upgrading to a new, energy-efficient system is a better investment. Newer models not only use environmentally friendly refrigerants but also have higher SEER (Seasonal Energy Efficiency Ratio) Ratings, translating into lower electricity usage and potential energy savings of up to 38%.
Age and reliability also matter. Systems older than 15 years are approaching the end of their expected service life and are more prone to breaking down. Planning a replacement before failure can save you from emergency service costs and provide you with time to shop for the best equipment and service provider for your home.
Beyond efficiency and reliability, new cooling systems offer increased comfort: faster cooling, quieter operation, improved humidity control, and enhanced air quality. Just last week, I saw a whisper-quiet system installed outside a bedroom window. The clients loved the cooling performance.
Lastly, if you renovated your home (added insulation, upgraded windows, or added finished space) after your current system was installed, it is time to assess whether it is still properly sized.
At Tiger, we perform a thorough cooling system inspection at our Home Inspections and Homeowner Maintenance Inspections. Need help finding a qualified service professional? Check out Tiger’s Contractor Network for referrals to trusted partners in your area.
