AC Inspection, the Off Duty Way.
Sometimes you need the truth about a system more than you need a wrench on it. Buying a house and wondering what the AC will cost you. Holding a scary quote and wanting a second opinion. Planning a budget and needing to know how many summers the old unit has left. An inspection buys you the documented truth, readings attached, no repair agenda attached.
Air Conditioning · Burnet & Central Texas
The Truth, in Writing, With Numbers
An inspection is a different product from a repair call, and treating it that way is the point. Nothing is presumed broken; the job is assessment. The system gets the full instrumented review, charge, electrical health under load, coil condition, airflow, drainage, safety, controls, plus an age-and-history read that a decade of Central Texas fleet experience makes accurate: what this equipment generation typically does next, which components are on borrowed time, what the maintenance history evidently was. The deliverable is a written condition report with the measurements included, in plain English, graded honestly.
The buyers of this service tell you what it is for. Home shoppers, because the general inspector’s HVAC paragraph, it turned on and blew cold, is not due diligence on the most expensive appliance in the house. Second-opinion seekers, because a five-figure replacement quote deserves independent eyes, and we have both confirmed competitors’ quotes and quietly saved people from theatrical ones. Sellers, because a documented healthy system is a closing asset. And planners, because knowing whether the unit has one summer or five left changes real financial decisions.
The inspection carries no repair quota. If work is warranted you get options with prices, if not you get a clean bill with the numbers that prove it, and either way the report is yours.
There is also a Hill Country layer to this work that out-of-area advice never accounts for. Limestone terrain around Burnet soaks up heat all day and radiates it back through the evening, so equipment here runs longer and later than the same unit would in a milder market. Humidity rolling off Buchanan, LBJ, and the rest of the Highland Lakes chain works on coils, drain lines, and cabinet steel every month of the year. Then winter shows up sideways: a sixty-degree afternoon collapsing into an overnight freeze finds every marginal component in the county at once. Doing AC inspection correctly here means doing it for this climate, with parts choices and settings that respect what Central Texas actually does to machinery.
Air Conditioning
What the Inspection Documents
Every report covers the same ground, measured and written down. The grade comes from evidence, never vibes.
- Refrigerant circuit healthCharge against spec, pressures, temperature split, and any leak evidence. The heart of the system, assessed with gauges.
- Electrical condition under loadCapacitor readings, contactor state, motor amps against nameplate. The components that strand houses get measured, never glanced at.
- Coils, airflow, and ductwork symptomsHeat transfer surfaces and the breathing path, including the static-pressure clues that reveal duct trouble.
- Drainage and overflow protectionDrain flow, pan condition, float switch function. The water side causes quiet damage and gets real attention.
- Age, history, and expectancy readWhat the equipment is, how it was treated, and what its generation typically does next, stated plainly.
- A written report you keepFindings, readings, photos where useful, and a straight recommendation section. Yours to use in any negotiation or plan.
Skip the reading, make the call.
Two minutes on the phone with a real tech beats an hour of internet research. Describe the symptom in your own words and get a straight answer about cause, timing, and cost.
Why Off Duty
Second Opinions, a Specialty of the House
The second-opinion inspection deserves its own mention because the need is so common. Big-ticket HVAC quotes arrive under pressure, the house is hot, the tech is standing there, the financing brochure is open, and pressure is where bad decisions breed. Bringing in independent eyes costs a modest inspection fee and settles the question with instruments: either the original diagnosis holds, in which case you proceed with confidence and our respect for the first shop, or it does not, in which case the fee just saved you the difference. We render the verdict with readings attached and zero interest in poaching the work; more than once the report has sent a customer back to the original quote with better questions.
Real estate timing note: Central Texas contracts move fast, and we know it. Inspection windows get respected, reports turn around promptly, and findings come formatted so your agent can actually use them, repair costs framed for negotiation, remaining-life framed for planning. Tell us your deadline when you book and it will be met.
The process here never changes, whether the job is AC inspection or a full system swap. Step one, you call (512) 925-3090 and a human answers, around the clock. Step two, we test until the real cause is proven, because parts-swapping on a hunch is how invoices grow. Step three, you get the failure, the fix, and the exact number explained to the point before we touch a thing. Step four, we do the work to spec and prove it under load before we leave. Our customers keep writing reviews about exactly this rhythm, which tells us to keep it.
On pricing, the policy is the same as everything else here: out loud and up front. The visit cost gets stated on the phone before anyone drives anywhere. The repair price gets stated after diagnosis and before work. No packages with hidden contents, no commission-driven upsell in the truck, and no number on the invoice you did not already hear.
A word about waiting it out. Central Texas weather does not leave much grace period, and a system limping in May is a system down in July, when everyone else’s is down too and the schedule is at its tightest. The early call gets the easy appointment and, usually, the smaller invoice. The July call gets the queue. Texas rewards the prepared, and so does our schedule.
You will also know exactly who is in your house. This company runs on one standard because it mostly runs on one set of hands: Bryce, second-generation in the trade, with every credential on the about page and every kind of job photographed in the gallery. Small shop, short chain of accountability, no strangers in rotation.
Coverage is the same as everything else we do: Burnet at the center, about 100 miles in every direction. That means the lake towns, Marble Falls, Kingsland, Horseshoe Bay, the corridor through Leander, Cedar Park, and Georgetown, plus Austin, Bell County, and the outer ring through Waco, San Marcos, New Braunfels, Fredericksburg, and Boerne. The full sixteen-county list lives on the service areas page, and if you sit just past the edge of it, call anyway and get an honest answer.
Diamond Contractor
Mitsubishi’s top ductless credential, earned with factory training.
Second Generation
Raised in the trade, ten years on the tools before the name went on a truck.
Warranty Authorized
JB and Mitsubishi warranty work: we file the claim, you skip the fight.
Open 24 Hours
A real person answers the phone at any hour, every day of the year.
The Standard
How This Work Gets Done Here
Every trade job carries an invisible line item: the standard it was done to. On AC inspection work, ours reads like this. The diagnosis is proven with instruments, because guessing is expensive and it is your money on the table. The parts that go in are parts we would put in our own house, matched to spec instead of whatever was cheapest on the shelf. The workmanship follows the manufacturer’s book and the Texas code book both, because shortcuts hide for exactly one season and then bill you with interest.
When the work is finished, it gets tested the way it will actually be used: under load, at temperature, with the readings written down. Then the area gets left the way we found it or cleaner, the old parts get shown to you on request, and the invoice matches the number you already heard. If anything acts up afterward, you call the same number and the same person answers. That is the entire warranty conversation most customers ever need, and it is why the reviews keep saying the same three things: honest, fair, showed up.
AC Inspection Questions
Asked Before We Roll a Truck
Real questions from real Central Texas customers, answered the same way we answer them on the phone: straight.
What does an AC inspection cost versus a repair call?
It is priced as its own modest service, quoted plainly when you call, and it stays that price regardless of what we find, which is the structural difference from a free inspection that funds itself on discoveries. If the findings lead you to authorize work, the inspection has already done its diagnostic duty and you are ahead. If the findings say the system is healthy, you bought certainty, which is frequently the cheapest thing on this entire website. Either way the report and readings are yours to keep and use.
Should I get the AC inspected before buying a house?
In this climate, emphatically. The AC system is among the most expensive components of a Texas house and the general home inspection treats it in a sentence. A dedicated inspection tells you what is actually there, how it was treated, and what it will likely cost you and when, which converts directly into negotiating power or realistic budgeting. The worst-case discovery, a system at end-of-life priced into your offer as healthy, pays for the inspection hundreds of times over. Sellers use the same product in reverse: a documented healthy system defuses the buyer’s scariest unknown.
Will you just try to sell me repairs like everyone else?
The inspection carries no sales quota and the report proves it: findings arrive with measurements, priced options where action is warranted, and an explicit no-action-needed section where it is not. Plenty of reports conclude the system is healthy, keep maintaining it, because plenty of systems are. The economics are simple and worth stating: this shop lives on a small-county reputation, and an inspection service that manufactured problems would poison the well that feeds everything else. The truth, documented, is the product. It has to be.
Can you inspect the whole HVAC system instead of only cooling?
Yes, and for most purposes you want exactly that. The full inspection covers cooling, heating, whatever form the house uses, ductwork symptoms, drainage, controls, and safety items, in one visit with one report. Pre-purchase buyers especially should take the complete version, since heating failures cost real money too and winter is when they surface. The cooling-only inspection exists for narrower questions, second opinions on a specific cooling quote, for instance. Say what decision you are trying to make and we will scope the visit to answer it.
How fast can I get the written report?
Standard turnaround is quick, typically the same or next day, because the report gets built from readings recorded during the visit rather than reconstructed later. Real-estate deadlines get priority handling: tell us the option-period date when you book and the schedule bends to meet it. Verbal findings are available immediately at the end of the visit for time-critical decisions, with the written version following. The report format is deliberately usable, plain English, numbers attached, so it works in a negotiation without translation.
Related work: HVAC Inspection · AC Tune-Up · AC Repair · see real jobs in the gallery
Buy the Truth Before the Repair
A documented condition report with readings attached, delivered on your deadline. Prefer to write it out? Send the form and we call you back.
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