What You Need to Know About Commercial HVAC Issues
70% of Our Clients Are Concerned About Commercial Heating and Cooling Systems — Here’s What You Need to Know
According to our internal data, 70% of clients express concern about the heating, ventilation, and air conditioning (HVAC) systems when scheduling a commercial inspection. It's no surprise. HVAC systems are among the most expensive, complex, and critical mechanical components in any commercial building.
In this blog, we’ll break down:
Why HVAC systems are such a big concern
5 of the most common issues we see in the field
What our commercial HVAC inspection includes
What you can do to prevent costly surprises and breakdowns
Let’s take a closer look at what’s behind this concern—and how to stay ahead of it.
Why Are So Many Clients Worried About HVAC Systems?
HVAC issues are high on the radar for property owners, investors, tenants, and brokers because:
1. Replacement Costs Are Huge
Commercial HVAC systems can cost anywhere from $6,000 to over $30,000 per unit, depending on building size, type, and complexity. That doesn’t include ductwork, controls, or zoning systems.
2. Breakdowns Disrupt Business
A non-functioning HVAC system can shut down operations, especially in environments where climate control is essential—like restaurants, retail spaces, medical clinics, or server rooms.
3. Energy Efficiency Matters
Old or malfunctioning systems consume significantly more power, impacting monthly operating costs and environmental performance. Energy-inefficient systems are a liability in today’s market.
4. Indoor Air Quality Affects Health
From mold in condensate pans to dusty air returns and improperly sized systems, HVAC performance directly affects indoor air quality and occupant well-being.
5 Common HVAC Issues in Commercial Buildings
Based on our inspections, these are the issues we see most frequently:
1. Aging or Overdue Systems
Many commercial buildings operate HVAC systems well beyond their expected 15–25 year lifespan. We often find units from the 1990s still running—barely. Older units are prone to failure, inefficient, and often use outdated refrigerants like R-22, which is now banned.
2. Lack of Maintenance
Dust, grime, and clogged filters are more than just an eyesore—they reduce system efficiency and increase the likelihood of failure. Many building managers skip routine maintenance or leave it undocumented.
3. Inadequate Heating or Cooling
Systems that were poorly sized, installed, or ducted may not be capable of properly heating or cooling all zones of a building. We frequently encounter “hot spots” or “cold spots,” especially in multi-tenant properties.
4. Ductwork Leaks and Mold
Leaky ducts waste energy and reduce system effectiveness. Worse, improperly managed condensation can lead to mold inside ductwork—a serious health and liability concern.
5. Noncompliant or Outdated Controls
Older buildings often lack programmable thermostats, zoning controls, or smart integration. In some cases, thermostats don’t even work, forcing tenants to override or disable them—creating uneven wear and utility cost spikes.
What Our Commercial HVAC Inspection Includes
At Focus Building Inspections, we perform a visual and functional inspection of the building’s heating and cooling systems. We do not perform diagnostic or destructive testing (those are best left to licensed HVAC contractors), but we provide an accurate assessment of condition, age, and red flags.
✔ System Identification and Age
We identify the type, manufacturer, model number, and serial number of each accessible HVAC unit. Using this data, we estimate the age of the system and determine whether it is nearing the end of its service life.
✔ Unit Condition and Operation
We assess each unit for corrosion, leaks, rust, improper installation, vibration issues, or signs of wear. We operate units (weather permitting) to verify heating and cooling functions and note any abnormal noises or failure to operate.
✔ Distribution Systems and Air Flow
We inspect ductwork, air handlers, dampers, and returns for condition, airflow consistency, insulation, and obvious damage. This helps identify efficiency issues and areas of inadequate coverage.
✔ Thermostat and Controls
We evaluate whether thermostats are functional, programmable, and suitable for the space. We also note any missing zone controls or signs of tenant tampering.
✔ Drainage and Condensate Management
HVAC units must properly manage moisture. We check condensate lines, pans, and pumps for blockages, signs of mold, or water damage.
✔ Energy Source and Safety Considerations
We confirm the energy source (gas, electric, hybrid), inspect for safety concerns (open wiring, gas line corrosion, missing disconnects), and check for proper combustion venting and clearances.
✔ Opinion of Cost and Replacement Planning
We offer a non-binding Opinion of Cost when a unit is near end-of-life or clearly underperforming. We also help owners plan for staggered replacement if a full upgrade isn’t immediately feasible.
How to Protect Your HVAC Investment
Here’s what you can do to keep your commercial heating and cooling systems running smoothly:
➤ Know Your Equipment’s Age and SEER Rating
If your unit is older than 15 years or has a Seasonal Energy Efficiency Ratio (SEER) below 13, it’s probably time to plan for replacement. New systems can cut energy use by 30–50%.
➤ Set Up a Preventive Maintenance Program
Establish a quarterly maintenance plan with a licensed HVAC technician. Include filter replacement, drain line cleaning, refrigerant level checks, and fan inspections.
➤ Monitor for Unusual Noises or Odors
Buzzing, hissing, banging, or moldy smells are all signs something is wrong. Don’t ignore these early warnings.
➤ Consider Smart Thermostats and Zoning
Upgrade to programmable thermostats with occupancy sensors and zoned climate control. These pay for themselves in energy savings and improve tenant comfort.
➤ Replace One System at a Time (If Needed)
Can’t replace all your HVAC units at once? No problem. Create a phased plan that prioritizes units with frequent failures, high energy use, or tenant complaints.
Conclusion: HVAC Concerns Are Real—But Manageable
Heating and cooling systems are major assets—and major liabilities if neglected. Whether you're a buyer concerned about upcoming capital expenses or a building owner planning proactive improvements, understanding your HVAC system is key to smart decision-making.
Need a Professional Commercial HVAC Inspection?
Don’t let hidden HVAC problems disrupt your operations or drain your budget. With 70% of our clients concerned about heating and cooling systems, you're not alone—and now is the time to act.
At Focus Building Inspections, we provide thorough commercial HVAC evaluations to uncover issues early and help you plan strategically for upgrades or maintenance. Protect your property, your tenants, and your bottom line with the insights you need to move forward confidently.
Schedule an inspection or contact us for a quote today. We’ll give you the insights and confidence to move forward.
Questions This Article Answers
Why are HVAC systems a major concern during commercial property inspections?
What are the financial risks of aging or failing HVAC systems?
How do HVAC failures impact business operations and tenant satisfaction?
How does energy efficiency relate to HVAC system performance?
What indoor air quality issues are linked to poorly maintained HVAC systems?
What are the five most common HVAC issues found in commercial buildings?
What does a commercial HVAC inspection from Focus Building Inspections include?
How can property owners prevent costly HVAC repairs and replacements?
Why should building owners monitor SEER ratings and system age?
What are the benefits of phased HVAC system upgrades?
Bibliography / Resources
American Society of Heating, Refrigerating and Air-Conditioning Engineers. (n.d.). HVAC standards and best practices. ASHRAE. Retrieved April 25, 2025, from https://www.ashrae.org/technical-resources/hvac-resources
Environmental Protection Agency. (n.d.). Indoor air quality and HVAC systems. EPA. Retrieved April 25, 2025, from https://www.epa.gov/indoor-air-quality-iaq/hvac-systems
InterNACHI. (n.d.). Inspecting commercial HVAC systems. International Association of Certified Home Inspectors. Retrieved April 25, 2025, from https://www.nachi.org/comsop.htm
Building Owners and Managers Association International. (n.d.). HVAC maintenance best practices. BOMA. Retrieved April 25, 2025, from https://www.boma.org
Air Conditioning Contractors of America. (n.d.). Commercial HVAC contractor standards. ACCA. Retrieved April 25, 2025, from https://www.acca.org/standards/overview
U.S. Department of Energy. (n.d.). Commercial HVAC maintenance. DOE. Retrieved April 25, 2025, from https://www.energy.gov/eere/buildings/commercial-hvac-systems