Quick answer: There is no single right answer, and I cannot tell a seller which path to take. The facts that matter are the unit's age and condition, the refrigerant it uses, the federal efficiency standard for any replacement, and what the contract and disclosure rules require. For a new split-system air conditioner under 45,000 Btu/h installed on or after January 1, 2023, the federal minimum is 14.3 SEER2. R-22 refrigerant can still be used to service existing systems, but production and import of new R-22 ended in 2020, so supply is limited. Get written contractor quotes and have an attorney review the contract before you decide.
When a seller's air conditioner is old, the question usually arrives early: should I replace it before listing, or offer the buyer a credit and let them handle it? That is a financial decision, a contract decision and sometimes a disclosure decision, and it turns on the specific unit. This article covers the facts I could confirm, the limits of what I could find, and what to gather. It does not tell you which option to pick. I did not find sourced replacement or repair cost ranges, so this article does not quote any.
The federal efficiency minimum
Federal energy rules set a minimum efficiency for central air conditioners. For split-system air conditioners under 45,000 Btu per hour, the minimum is 14.3 SEER2 for equipment installed on or after January 1, 2023 (10 CFR 430.32, current in the eCFR as of October 19, 2026). Larger units have a different minimum, so your contractor should confirm the figure for the size of the system being installed. The Department of Energy's regional guidance places Florida in the Southeast region, so the federal minimum applies statewide. A replacement unit installed now has to meet the standard that applies on its installation date, not the standard that applied when the old unit was installed.
R-22 refrigerant
Older systems may use R-22, also called HCFC-22. The Environmental Protection Agency ended production and import of new R-22 on January 1, 2020, so servicing after that date relies on recycled, reclaimed or stockpiled refrigerant. I read the EPA phase-out document, and its copy does not show a clear publication date, so check the current EPA guidance before you rely on it. Carrier's R-22 page, a manufacturer source, says existing R-22 systems can continue to be serviced, but supply is limited and shrinking and is harder and more expensive to obtain. A unit that still runs may need refrigerant at a cost that changes over time, and a buyer's inspector may note the refrigerant type.
How long a central air conditioner lasts
The Texas Public Utility Commission's technical reference manual, dated November 2021, uses an estimated useful life of 18 years for a central air conditioner and 15 years for a central heat pump. That is a planning value for program calculations. It is not an average, and it is not a guarantee. Actual life depends on maintenance and use. A system's age is a useful starting point, but the service record and a written evaluation tell you more about its condition.
What a seller should gather
Before deciding, gather the unit's nameplate information, including the model, the age and the refrigerant type. Collect the service records and any repair history. Ask a licensed contractor for a written evaluation and a written replacement quote, and ask whether a credit or a repair would be the more practical choice for the timeline. Find out whether a warranty or home warranty applies, and check its terms, because I did not verify the terms of home warranty plans. Check with the local building office whether a permit is needed for replacement, because I did not verify the permit rules for St. Lucie County or Port St. Lucie.
Disclosure and the contract
What a seller must disclose about a system's condition, and how a credit is written into the contract, are legal questions. I did not retrieve the Florida Realtors and Florida Bar contract's repair or credit language, and I did not verify Florida's seller disclosure duty for latent defects. Your attorney should review what the contract requires you to disclose and how any credit or repair would be documented. A verbal understanding about the air conditioner is not a substitute for a signed agreement.
What to weigh, without a recommendation
The choice usually comes down to a few things. One is the cost of replacement compared with the price the buyer will pay and the time left before closing. Another is whether a replacement will be installed in time to be part of the inspection. A third is what the buyer's inspector is likely to report about the unit. A fourth is how each option changes the seller's net proceeds after taxes and any closing credit. A CPA can help with the tax side, and a lender can tell you how a credit affects the buyer's cash to close.
Keep the listing accurate
Do not describe an older unit as "new," "high efficiency" or "under warranty" unless the facts support the description. Florida prohibits false or misleading real estate advertising (Fla. Admin. Code 61J2-10.025(1)). If you replace the system before listing, describe the replacement by its actual model and date.
Where I stop
I can help a seller collect the facts, organize the contractor quotes and frame the questions for the attorney. I cannot tell a seller whether a repair, a replacement or a credit is financially better, and I cannot advise on the contract. Those answers depend on the unit, the market and the documents.
Questions sellers ask about AC systems
What efficiency must a new AC have in Florida?
For a split-system air conditioner under 45,000 Btu per hour installed on or after January 1, 2023, the federal minimum is 14.3 SEER2. Larger units have a different minimum, so confirm the figure with your contractor.
Is R-22 still allowed?
Yes, for servicing existing systems, using recycled, reclaimed or stockpiled refrigerant. Production and import of new R-22 ended January 1, 2020, and supply is limited, so service may cost more over time.
How long does a central AC last?
A Texas planning reference uses an estimated useful life of 18 years for a central air conditioner. That is a planning value, not an average or a guarantee. Maintenance and use affect actual life.
If a seller replaces a unit now, what efficiency applies?
The federal minimum for the installation date applies. For a split system under 45,000 Btu per hour installed on or after January 1, 2023, that is 14.3 SEER2.
Should the seller replace or offer a credit?
I cannot answer that for you. Gather a written contractor evaluation and replacement quote, then have an attorney review the contract's repair and credit terms and a CPA review the tax effect.
Talk with William. Selling a home with an older AC? Send me the address and the unit's age and records. I will help you organize the contractor quotes and the questions for your attorney before you decide between a repair, a replacement and a credit. Call or text (772) 800-2274 or send a message.
General information, not legal, tax, financial, contracting or home inspection advice. Efficiency standards, refrigerant rules and contract forms change; the EPA document cited has no clear date, and the Texas service life figure is a 2021 planning value. Several items were not verified, including cost ranges, Florida disclosure duty, home warranty terms and local permit rules. Confirm with a licensed contractor, an attorney and a CPA. William Merchant, REALTOR®, RE/MAX Gold. Each RE/MAX office is independently owned and operated. Equal Housing Opportunity.
Sources
- eCFR: 10 CFR 430.32, Energy conservation standards for central air conditioners and heat pumps (current to Oct. 19, 2026)
- U.S. Department of Energy: Central air conditioners and heat pumps, regional standards guidance (Dec. 2021)
- U.S. Environmental Protection Agency: Phasing out HCFC refrigerants (document with no clear publication date)
- Carrier: R-22 refrigerant (manufacturer source)
- Public Utility Commission of Texas: Technical reference manual (Nov. 2021), estimated useful life values
- Florida Realtors: Realtor advertising rules in Florida (page updated July 11, 2022)
- Fla. Admin. Code 61J2-10.025, Advertising rules for real estate licensees
