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Message
Would you replace HVAC units?
Posted on 7/29/26 at 7:29 am
Posted on 7/29/26 at 7:29 am
Looking for some advice from people who have been through this.
My house was under contract, but the buyer backed out after the inspection. I haven't seen the inspection report yet (and most likley won't), but I was told they cited two things of note: the roof and the two HVAC units.
The roof is 12 years old. The HVAC units are 18 years old, and both are Rheem units (2.5-ton and 4-ton). Both are working properly, and I've never had any problems with either one. As luck would have it, they were serviced the day before the inspection, and everything checked out fine. Their age and condition were disclosed before we went under contract.
I understand the inspector may have said they're "nearing the end of their expected life," but that's still an estimate. No one can say exactly when a roof or HVAC unit will fail. If I were staying in the house, I wouldn't replace either one today because they're both functioning as they should.
I'm considering replacing the roof because I know insurance can be a challenge in Louisiana, and I don't want that to become an issue for the next buyer. The HVAC units are a different story. I don't see a reason to replace equipment that is working properly. My thought is to continue offering a home warranty instead, which I had offered before.
If you were in my position, would you replace the HVAC units, or would you stand behind them and offer a home warranty? I'd appreciate hearing how others have handled a similar situation.
My house was under contract, but the buyer backed out after the inspection. I haven't seen the inspection report yet (and most likley won't), but I was told they cited two things of note: the roof and the two HVAC units.
The roof is 12 years old. The HVAC units are 18 years old, and both are Rheem units (2.5-ton and 4-ton). Both are working properly, and I've never had any problems with either one. As luck would have it, they were serviced the day before the inspection, and everything checked out fine. Their age and condition were disclosed before we went under contract.
I understand the inspector may have said they're "nearing the end of their expected life," but that's still an estimate. No one can say exactly when a roof or HVAC unit will fail. If I were staying in the house, I wouldn't replace either one today because they're both functioning as they should.
I'm considering replacing the roof because I know insurance can be a challenge in Louisiana, and I don't want that to become an issue for the next buyer. The HVAC units are a different story. I don't see a reason to replace equipment that is working properly. My thought is to continue offering a home warranty instead, which I had offered before.
If you were in my position, would you replace the HVAC units, or would you stand behind them and offer a home warranty? I'd appreciate hearing how others have handled a similar situation.
This post was edited on 7/29/26 at 7:31 am
12
Posted on 7/29/26 at 7:35 am to Will Cover
12 year old roof is in need of replacement? Seems overboard with concern.
18 year old AC units are not "too old" either. Only drawback is possibly yours isn't as efficient as a newer one.
There are many things "older" homes have that a new buyer might want replaced. It comes with the territory and is generally reflected in the price.
18 year old AC units are not "too old" either. Only drawback is possibly yours isn't as efficient as a newer one.
There are many things "older" homes have that a new buyer might want replaced. It comes with the territory and is generally reflected in the price.
Posted on 7/29/26 at 8:41 am to Will Cover
The roof shouldn't be an issue. It isnt unreasonable for them to think the hvac replacement is coming. Maybe offer a home warranty?
Posted on 7/29/26 at 9:29 am to Will Cover
Kinda sounds to me like maybe they just changed their mind and are using the inspection as a cop out.
Posted on 7/29/26 at 9:53 am to Will Cover
I'm trying to look at it from the buyers perspective but I would not buy a house unless it was priced below comps with 2 AC units that are nearly 20 years old. That's a huge expense that is about to occur in the next couple of years
Posted on 7/29/26 at 9:55 am to TDsngumbo
quote:
Kinda sounds to me like maybe they just changed their mind and are using the inspection as a cop out.
Yep. Could simply boil down to this. I replaced my roof last summer and it lasted me 24 years before it developed a few leaks and had me deciding it was time for a new one. It's not unusual for roofs to break down faster in the N.O. climate and I was actually surprised mine lasted as long as it did.
I also replaced my A/C unit----full swap-out in 2022 after the last one I had installed in my house when I bought that only had a couple window units. That unit lasted me 27 years and was still working when I replaced it. I was just being pre-emptive with summer coming near and did that in the spring.
Posted on 7/29/26 at 10:08 am to TDsngumbo
quote:
Kinda sounds to me like maybe they just changed their mind and are using the inspection as a cop out.
While I agree, I don't think it's a cop out. The buyer is just trying to get their best deal, and looking at upcoming major expenses is not a bad negotiating tool.The seller can just say no, or negotiate if wanting to sell.
Posted on 7/29/26 at 10:16 am to Will Cover
Life, sir, is a negotiation. 
I'll put it in terms you, more than most here, are well familiar with: it's like buying a car. Two of the same model on the lot, one with 15,000 miles and one with 50,000 miles. Would you expect something off of the 50,000 mile car?
Unfortunately, as you said, new AC units are expensive. And yours are the 50K mile offering. You just have to negotiate that with the buyer. Will they accept a home warranty? No? OK, if I spring for two new units, we need to discuss the pricing, because the house was listed at it's current value. New AC's raises the value...
Sounds to me like the buyer is just trying to squeeze something extra out of the deal at the listed price. That's all well and good, if it makes sense to you. If it doesn't, then you either have a conversation and come to an amicable solution, or you both move on. I hate to state the obvious, but that's what it is. There isn't really a magic bullet. Either they pay, or you do. It's not emotion, it's just business.
Good Luck. You've given out some good advice here, I hope you get something useful back.
I'll put it in terms you, more than most here, are well familiar with: it's like buying a car. Two of the same model on the lot, one with 15,000 miles and one with 50,000 miles. Would you expect something off of the 50,000 mile car?
Unfortunately, as you said, new AC units are expensive. And yours are the 50K mile offering. You just have to negotiate that with the buyer. Will they accept a home warranty? No? OK, if I spring for two new units, we need to discuss the pricing, because the house was listed at it's current value. New AC's raises the value...
Sounds to me like the buyer is just trying to squeeze something extra out of the deal at the listed price. That's all well and good, if it makes sense to you. If it doesn't, then you either have a conversation and come to an amicable solution, or you both move on. I hate to state the obvious, but that's what it is. There isn't really a magic bullet. Either they pay, or you do. It's not emotion, it's just business.
Good Luck. You've given out some good advice here, I hope you get something useful back.
Posted on 7/29/26 at 10:17 am to Will Cover
My son just sold an 18 year house.
His listing agent focused on the roof and suggested he change it. It looks great after a soft wash and passed inspection. She kept harping on it and was about to be fired. Apparently that is the age where some insurance companies draw the line, but I say find another insurance company!
The inspection flagged the water heater as nearing end of life. He went ahead and replaced it as he had a new house under contract and wanted to move forward with the cash offer. The plumber said the inspectors are routinely doing this.
The buyer had tried to use the roof as leverage and wanted a large concession, but we told them it was not happening.
We wound up replacing the drain pan on the AC air handler in the attic.
I would not not replace the AC units and say the house is priced according, ie, not new.
His listing agent focused on the roof and suggested he change it. It looks great after a soft wash and passed inspection. She kept harping on it and was about to be fired. Apparently that is the age where some insurance companies draw the line, but I say find another insurance company!
The inspection flagged the water heater as nearing end of life. He went ahead and replaced it as he had a new house under contract and wanted to move forward with the cash offer. The plumber said the inspectors are routinely doing this.
The buyer had tried to use the roof as leverage and wanted a large concession, but we told them it was not happening.
We wound up replacing the drain pan on the AC air handler in the attic.
I would not not replace the AC units and say the house is priced according, ie, not new.
This post was edited on 7/29/26 at 10:18 am
Posted on 7/29/26 at 12:10 pm to Will Cover
Unless you are literally getting the same feedback from every buyer, NEVER spend money on your house to please a buyer who has moved on.
The next person to make an offer may be perfectly comfortable with the AC and the roof but maybe they are super concerned with the plumbing or windows and want that taken care of. If you spent money on a new roof and AC units, now you have to spend money on plumbing or replacing a few windows.
Also, I would offer to take a concession before offering to replace, that way if for some reason the sale falls through at the last minute you aren't out any money.
The next person to make an offer may be perfectly comfortable with the AC and the roof but maybe they are super concerned with the plumbing or windows and want that taken care of. If you spent money on a new roof and AC units, now you have to spend money on plumbing or replacing a few windows.
Also, I would offer to take a concession before offering to replace, that way if for some reason the sale falls through at the last minute you aren't out any money.
This post was edited on 7/29/26 at 12:11 pm
Posted on 7/29/26 at 12:31 pm to Will Cover
Just had to replace a 15 year old roof and give a good chunk in concessions for older ac and water heaters. Sucks but inspectors are now all saying 15 year old equipment is “ near the end of its life” and buyers are worried about it. Finally about to close with 3rd buyer after 2 other contracts fell apart because of the roof and financing/high rates.
Posted on 7/29/26 at 1:28 pm to East Coast Band
quote:
12 year old roof is in need of replacement? Seems overboard with concern.
My thought as well.
quote:
18 year old AC units are not "too old" either. Only drawback is possibly yours isn't as efficient as a newer one.
I agree. It's a single stage unit, not variable. I'm not sure today's units are better than what I have in terms of quality and longevity.
quote:
There are many things "older" homes have that a new buyer might want replaced. It comes with the territory and is generally reflected in the price.
Agreed. I believe that the buyer was looking at a home(s) that was essentially out of his price range -- and when he received the inspection report stating that the roof and HVAC units are nearing end of life, he got cold feet and backed out.
Posted on 7/29/26 at 1:28 pm to jmarto1
quote:
The roof shouldn't be an issue. I
It hasn't been -- and most likely won't be for many years to come.
quote:
It isnt unreasonable for them to think the hvac replacement is coming. Maybe offer a home warranty?
One was offered in the terms of the agreement.
Posted on 7/29/26 at 1:30 pm to TDsngumbo
quote:
Kinda sounds to me like maybe they just changed their mind and are using the inspection as a cop out.
After having some time to think about it, I believe this is highly likely as well.
Posted on 7/29/26 at 2:38 pm to Civildawg
quote:
I'm trying to look at it from the buyers perspective but I would not buy a house unless it was priced below comps with 2 AC units that are nearly 20 years old. That's a huge expense that is about to occur in the next couple of years
You make a great point. My house, taking out biases as much as possible, has been completely updated and refreshed, and presents incredibly well when compared to other comparable houses in my neighborhood and surrounding areas. Plus I have several extra things that others houses in the similar price range do not have.
Posted on 7/29/26 at 2:43 pm to TD422
quote:
Life, sir, is a negotiation.
Almost everything is negotiable, even if what you're negotiating for isn't money.
quote:
I'll put it in terms you, more than most here, are well familiar with: it's like buying a car. Two of the same model on the lot, one with 15,000 miles and one with 50,000 miles. Would you expect something off of the 50,000 mile car?
I think that's a fair way to look at it. I also think condition and maintenance matter as much as age. In my case, both the roof and the HVAC have been well maintained and are working as they should, so I don't see them the same way I would a high-mileage car.
quote:
Sounds to me like the buyer is just trying to squeeze something extra out of the deal at the listed price. That's all well and good, if it makes sense to you. If it doesn't, then you either have a conversation and come to an amicable solution, or you both move on. I hate to state the obvious, but that's what it is. There isn't really a magic bullet. Either they pay, or you do. It's not emotion, it's just business.
The buyer ended up walking away after he received the inspection. I haven't seen the inspection, and most likely won't be able to. The buyer retracted his offer, and was not open to even have a discussion about what was contained on the inspection report -- although the two "issues" of HVAC and roof were the only reasons given as to why he is no longer interested.
quote:
Good Luck. You've given out some good advice here, I hope you get something useful back.
Posted on 7/29/26 at 2:44 pm to PistolPete45
quote:
Unless you are literally getting the same feedback from every buyer, NEVER spend money on your house to please a buyer who has moved on.
I see your point. This makes sense to me.
quote:
The next person to make an offer may be perfectly comfortable with the AC and the roof but maybe they are super concerned with the plumbing or windows and want that taken care of. If you spent money on a new roof and AC units, now you have to spend money on plumbing or replacing a few windows.
Noted, and I agree.
Posted on 7/29/26 at 2:46 pm to mtcheral
quote:
Just had to replace a 15 year old roof and give a good chunk in concessions for older ac and water heaters. Sucks but inspectors are now all saying 15 year old equipment is “ near the end of its life” and buyers are worried about it. Finally about to close with 3rd buyer after 2 other contracts fell apart because of the roof and financing/high rates.
While I don't have any proof, I think it is reasonable to think this is what happened in my situation. I do know that the inspector told my realtor, because he was near my house when the inspector was there that the house was very well-maintained and he didn't see any issues.
Fast forward a few days later, and the buyer's realtor brings up the roof and HVAC and states that his client is retracting his offer.
So, there's that.
Posted on 7/30/26 at 3:21 pm to mtcheral
My son just sold a house with a 32 year old a/c system.
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