A home tour gives you enough time to notice comfort problems, but rarely enough time to diagnose them. The useful move is to record what you can see, feel and verify, then hand those observations to the appropriate inspector or contractor.
Documentation matters whenever mechanical equipment affects a financial decision. ACHR News recently reported that certain public building projects already underway may still qualify for the 179D deduction, and that a contractor who designed the mechanical system may be owed a deduction that was never communicated. That 179D account from ACHR News concerns commercial tax treatment, not a homeowner rebate. Its relevant lesson for buyers is narrower: equipment, dates, records and responsible parties should be identified before money changes hands.
Print this four part tour sheet
1. HVAC age and service trail
Write down the manufacturer, model number and serial number from each accessible furnace, boiler, heat pump, air conditioner and water heater. Photograph the data plates. Do not estimate age from cabinet color or surface rust. Ask for installation invoices, service records, warranty paperwork and permits if available.
At the thermostat, note the indoor temperature, operating mode and setpoint. Listen during startup and shutdown. Record rattles, repeated cycling, strong vibration or rooms that feel notably warmer or cooler. These are observations, not diagnoses. Do not remove panels, open electrical compartments or operate equipment against the seller’s instructions.
2. Draft and distribution check
Walk the exterior walls and pause near windows, doors, attic hatches and recessed lights below unconditioned space. Note obvious air movement, damaged weatherstripping and doors that do not meet their seals evenly. Check whether supply registers and return grilles are present, open and unobstructed in the rooms you expect to use.
A tissue can help reveal air movement near a closed window, but it cannot tell you the leakage rate or identify the complete air barrier. Likewise, weak airflow at one register does not prove that the duct is undersized. A closed damper, crushed flex duct, dirty filter, blower setting or duct leak could produce a similar symptom.
3. Dampness and drainage clues
Look and smell before touching anything. Record musty odors, peeling paint, swollen trim, staining around supply registers, condensation on windows, damp basement corners and corrosion near mechanical equipment. Outside, note whether condensate outlets and heat pump drainage appear to discharge away from vulnerable materials.
Do not label a stain as an active roof, plumbing or HVAC leak based on appearance alone. Photograph its location and boundaries. Ask when it appeared, what was repaired and whether invoices or moisture readings exist. If standing water is near wiring or equipment, keep clear and flag it immediately for the responsible professional.
4. Utility record check
Request 12 to 24 months of electricity, gas, propane or fuel oil records when the seller can provide them. Record billing periods and actual usage, not just dollar totals. Rates, occupancy, thermostat habits and weather can all change the bill, so the records cannot predict your exact costs.
Use them to form better questions. A sharp seasonal pattern may justify asking how the house was occupied, which equipment served it and whether major work occurred during that period. Missing records are not proof of a defect. They simply leave one part of the operating history unverified.
Know where the buyer checklist stops
Your tour sheet should identify questions for follow up. It does not replace a general home inspection, HVAC evaluation, electrical inspection, combustion safety testing, sewer scope, moisture investigation or energy audit. The required specialist depends on the evidence you found and the terms of the purchase.
Keep the photos, model numbers, documents and unanswered questions together. That package lets a professional inspect specific concerns instead of trying to reconstruct a hurried tour from memory.
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