Maintenance & Tune-Ups
HVAC inspections in Miami before you buy, pay or re-rent
Sometimes you don't need a repair, you need an honest read on a system: its age, its refrigerant, its condition and what it's likely to need soon. We inspect, measure and put it in writing.
Miami service office on SW 117th Ave · We answer 24/7
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- Miami service office
- Written condition report
Updated October 2026
An HVAC inspection in Miami gives a written condition report on a system: the age and refrigerant type from the nameplates, measured charge and temperature split, electrical readings, the state of the coil, drain and duct, and what repairs or replacement to expect. A technician from our SW 117th Ave office does the inspection without selling a repair on the same visit.
The job
When an inspection is worth more than a repair visit
A general home inspection usually spends a few minutes on the air conditioner: it turns on, it blows cold. That misses the things that decide what the system will cost you: its age, whether it runs on a refrigerant that's no longer produced, a failing capacitor, a leaking coil or duct lying crushed in the attic.
Our inspection is a measured visit written up for a decision, whether that's making an offer on a house, deciding on a large repair quote, or getting a rental ready for the next tenant.
What is included
What our inspection report covers
- Age and size from the nameplates
- Refrigerant type and charge
- Temperature split and amp draw
- Capacitors and contactor condition
- Coil, pan and drain condition
- Air handler cabinet and blower
- Outdoor pad, anchoring and wiring
- Attic duct condition
- Expected repairs and replacement timing
What we see on this job
Pre-purchase HVAC inspection
Before you buy, we read the nameplates for age and refrigerant, measure how the system performs under load, inspect the coil, drain, pan and air handler cabinet, check the outdoor unit's pad and anchoring, and look at the duct in the attic. The report tells you what's sound, what's wearing and what's likely to need replacing within a few years, with the reasons. It gives you something concrete to bring to the negotiation instead of a line that says the AC works.
Second opinion on a repair quote
A quote for a new compressor, a coil or a whole system is a big decision, and it's reasonable to want a second look. We test the part the quote is about, check whether the diagnosis holds up, and tell you plainly whether we agree. Sometimes the first quote is right; sometimes a capacitor is being called a compressor. Either way, you get the readings, our view and, if you want it, our own price, with no pressure to decide on the spot.
Landlord and turnover inspections
Between tenants is the easiest time to catch problems: a clogged drain, a filter nobody changed, a thermostat set to its lowest setting for months, a dirty coil. We inspect and service the system during turnover, note what the last tenancy did to it, and flag repairs worth doing before the next lease starts. Property managers get a short written report for their file, with photos of anything that needs attention, and repairs are quoted separately before any work begins.
Local conditions
Refrigerant and efficiency rules to check in Florida
New residential equipment is moving from R-410A to R-454B, and older systems still running R-22 can only be recharged with scarce reclaimed refrigerant, so the refrigerant on the nameplate is one of the first things a Florida inspection report should state. Since 2023, any replacement in Florida must also meet the Southeast SEER2 minimum, which sets the floor for what a future replacement will cost.
Step by step
How an HVAC inspection runs
- 1
Read the nameplates
Age, size and refrigerant.
- 2
Run the system
Under load, cooling mode.
- 3
Measure performance
Charge, temperature split and amps.
- 4
Inspect indoors
Coil, pan, drain and cabinet.
- 5
Inspect outdoors
Coil, pad, anchoring and wiring.
- 6
Check the duct
Attic runs, joints and insulation.
- 7
Write the report
Condition, risks and expected costs.
Timing
How long an inspection takes
Most single-system inspections take one to two hours, including the attic duct check. Written reports follow the visit, and for pre-purchase inspections with a closing deadline we tell you when to expect the report before booking so it arrives in time to use.
What moves the price
What decides the price of an inspection
Number of systems
Each system gets its own readings.
System type
Split, package, mini split or heat pump.
Duct inspection
Attic access and duct condition.
Report depth
Pre-purchase reports are the most detailed.
Access
Attic air handlers take longer.
Timing
Closing deadlines may need a quick visit.
Follow-up service
Repairs quoted separately.
FAQ
Questions Miami customers ask about HVAC inspection
Usually only briefly. Ours measures performance and checks age, refrigerant and duct.
About one to two hours per system, depending on attic access.
No. The inspection is its own visit; repairs are quoted separately if you ask.
Yes. We test the diagnosis and tell you plainly whether we agree.
Yes, with a short written report for landlords and property managers.
Age, refrigerant, readings, condition of each component and what to expect.
Same category
Related maintenance work we handle in Miami
AC Tune-Up
Pre-summer tune-up, refrigerant and electrical checks.
AC Maintenance Plan
Twice-yearly visits, booking before the summer rush.
Mini Split Cleaning
Wall-mounted head deep cleaning, outdoor unit and drain service.
Need an honest read on an AC? Call the Miami office
Book an inspection before you buy, pay for a big repair or re-rent a property.
