Don’t Let a HVAC Inspection Kill Your Next Bryan-College Station Deal

One out of every four homebuyers in Bryan and College Station, Texas, is backing out of contracts right now. From what I can see, the number one suspect is the HVAC inspection report.

Many real estate investors are letting one scary report kill a perfectly good deal on a great house. My name is Greg Schwartz, a local investor and agent, and I’m here to show you how to avoid the "HVAC inspection trap".

The HVAC Inspection Trap

Most people don't realize that your HVAC inspector is often also a salesman for his company. When they recommend a full replacement, that report usually comes with a $10,000 bid from their own firm.

They aren't necessarily wrong—a new unit is better, just like a new car is better—but they benefit financially if you buy one. You might only need a $250 repair, but a $10,000 replacement recommendation can scare a buyer and offend a seller who knows their house stays cool, effectively killing the deal.

The Truth About Refrigerant Laws

In 2026, everyone is worried about the phase-out of R410A refrigerant in favor of R32 and R454B. While the change is real, some inspectors use it as a scare tactic.

Here is what they aren't telling you:

• Existing R410A units can still be serviced.
• You will still have access to the refrigerant.
• While parts might eventually get more expensive, it is rarely worth spending $7,000 to $10,000 to replace a perfectly functional unit today.

The "Barracks Property Special"

If you are buying student rentals in Bryan-College Station, watch out for biological growth in the intake plenum.

This happens when students go home for the summer and turn off the AC. Our Texas humidity builds up in the plenum—the box next to the air handler—and mold takes over. Inspectors flag this every time, and buyers panic. However, in most cases, that box can be replaced for just over $1,000.

My Three-Step HVAC Underwriting Formula

Stop letting reports surprise you. Bake these numbers into your offer from the start:

1. Units Over 20 Years Old: Budget $7,000 to $10,000 for a full replacement in your initial offer.
2. Units 10–20 Years Old: Increase your monthly maintenance budget by $50 to $100 to cover repairs and build reserves for the future.
3. Student Rentals Over 10 Years Old: Budget $1,000 for a new plenum to address potential biological growth.

The investors winning right now aren't just the ones with the most money; they are the ones who know how to underwrite actual risk.

If you want help with your next local deal, email me at info@schwartzrealtygroup.com with the subject line "cash flow".

For more tips on investing in Bryan and College Station, subscribe to my YouTube channel here: https://www.youtube.com/@GregSchwartzRealEstate.