The New Rules of AC

The sweltering summer in parts of the country has pushed efficient, quiet central air-conditioning systems to the top of many buyers’ wish lists, according to real estate experts across the nation.

“I’d put it among today’s top essentials,” says James Lowenstern, president of Castles Unlimited, a real estate firm in Newton, Mass.

Sellers must decide whether installing central air is a worthwhile investment compared to noisier, less-efficient window units. Central air systems are usually much pricier, depending on a home’s size, condition, whether it has a furnace and ductwork and the size and quality of the system.

As with other major home improvements, value gained depends on what nearby competitors are doing, says James Kish, with Control Air Service in Anaheim, Calif.

Currently, central air is critical for clients of Chicago real estate agent Brad Lippitz, of Prudential Rubloff Properties – but it wasn’t always that way. The city has seen multiple 100-degree days this summer; twenty years ago when Lippitz started listing homes, he rarely saw central AC. A central system is also a must-have in Atlanta, with its long, hot summers, says salesperson Barb St. Amant of Harry Norman, Realtors.

But it’s rare in California’s Bay Area except for very upscale homes, says designer Pamela Baird with KB Associates in San Mateo, Calif. “It’s not something needed, except for a few days a year. In early July, it was a nice balmy 63 degrees here,” she says.

While an updated cooling system can be a boon to the current homeowner and may help the property sell faster, it usually won’t increase home value, St. Amant says. In contrast, an older AC unit may bring down price, she says. To allow the buyer to choose his or her preferred system, it may be best to add an air conditioning allowance to the real estate contract.

When selecting a central air conditioning system, be sure to ask about rebates from energy credits, warranties and maintenance requirements.

If the home doesn’t already have air ducts, a ductless system is an efficient option. In this case, the condenser is located outdoors and connected to individual air-handling units by smaller pipes. The units can be placed on walls in rooms throughout the house.

One unit might run between $2,000 and $5,000; each additional unit adds about $1,000 to the cost, says Tim Brizendine, cooling product manager for manufacturer Lennox Industries, Dallas.

For most people, traditional ducted central AC is the easier choice. If a house already has a furnace and air ducts, the traditional system is less costly to add than a ductless system.

The home must have a sufficient number of ducts in the right width, says Glenn Hourahan, vice president of technology, Air Conditioning Contractors of America in Arlington, Va.

Also critical is the right size condenser and a suitable evaporator coil. The size of condenser should be based on load calculation – the home’s size, insulation and windows. “A 2,000-square-foot home in Chicago might require a 3-ton system, but the number of windows and which direction they face affect the choice,” says Randy A. Goldfein, operations manager at Abt Electronics in Glenview, Ill.

In hotter climes like Texas, the same house might need a 4-ton system, Brizendine says.

And if your home is large, you may want multiple-zone systems to control the temperature in separate areas, Brizendine says.

To achieve greatest efficiency, locate the condenser outside and mount the evaporator coil to the furnace. Costs vary. An efficient system plus installation for a 2,000-square-foot, one-story home might run as much as $8,000, Goldfein says.