How Much Does an Annual Inspection or Furnace Tune Up Cost?

Annual Inspection: $0 – $120 Per Furnace

Furnace Tune Up: $80 – $200

Furnace Maintenance: $120 – $450

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Updated: February 9, 2024. Written by: Steve Hansen and: Gregory E. Robinson

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Cost for a Furnace Tune Up

An annual furnace tune-up will cost between $50 – $200 for just about any type of furnace you have installed, whether it’s a gas furnace, oil or electric. Most homeowners pay an average of $110 to have a their furnace serviced as part of the annual furnace maintenance and tune up. A furnace inspection may cost nothing if you have a service agreement with the HVAC company who handles your maintenance and repair needs.

Average Annual Service Cost

Furnace Type Cost Range
Dual-Fuel System $100 – $200
Electric Furnace $50 – $100
Gas Furnace $80 – $150
Oil Furnace $100 – $200
Propane Furnace $80 – $150

furnace in need of service with rust on burner manifold

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Overview of Furnace Service or Maintenance

During a furnace tune up, the unit will be cleaned and then a checklist of maintenance items should be performed. These include safety checks of the gas line and valve, heat exchanger and exhaust system. If you have a heat pump system with a gas furnace, the cost will not differ much at all. They are separate units designed to operate together in a dual fuel system.

Performance tests indicate whether adjustments or repairs should be made to ensure the furnace is running dependably and at peak efficiency. Tests will be completed for blower voltage and amp draw, the functionality of the blower motor itself, gas pressure into the furnace, flame sensors, hot surface ignitor functionality, exhaust flue and inducer motor, and many other key components within the gas furnace. Any items that fail the tests will be outlined by your service technician with recommendation on repair or replacement.

Note: Failure to maintain your furnace may void the warranty. Maytag’s warranty  is just one of many with similar language. It states in item #6, Warranty Conditions, “All equipment requires annual maintenance performed by your servicing dealer or an authorized service technician…you or your servicing dealer may be required to submit proof of annual maintenance.

That’s one of many examples found in HVAC equipment warranties. Have your furnace maintained as outlined in the instructions provided with the unit or in the owner’s manual to avoid denial of warranty claims.

hvac technician checking gas burners on a furnace

Furnace Maintenance and Tune-up Cost Factors

The number of maintenance services performed usually determines cost. But there might be another factor – the servicing company’s strategy.

In our experience, low-cost annual maintenance offers mean one of two things. Either your furnace is going to get a cursory inspection and cleaning, which is a waste of money. Or, the company intends to find things wrong with your furnace in order to sell you costly repairs. If a technician tells you your heat exchanger is cracked and the furnace must be replaced, get a second estimate before proceeding unless you know and trust the HVAC company and/or they have been maintaining your heating and air system for many years. Look further through our site to learn about new gas furnace costs.

Choose a heating company with a good reputation for fair dealing with its customers. Ask the company for a checklist of services provided during maintenance.

Maintenance Services Provided

The more maintenance, diagnostic testing and adjustments are made, the higher the cost typically is. Some companies have two tiers of “General” and “Advanced” maintenance and cleaning. A maintenance list will include some or all of these tasks: checking for cracks in the heat exchanger, testing for carbon monoxide and gas leaks, inspect vent for leaks, cleaning, testing voltage and amp draw of the blower, measure and adjust gas pressure, test ignitor for electric resistance and test/calibrate the thermostat.

Time of Year

HVAC companies often offer discounts during slow periods of the year. If you call a heating company to schedule a tune-up for your furnace when it’s cold outside, chances are fairly good they will not offer any discount since it is a busy time of year and they are in higher demand. The best time to call for furnace maintenance is in the late summer, when you first turn off air conditioning.

Number of Units Serviced

Some companies offer a discount for maintenance on a second furnace or an AC because their travel time and cost is spread over more units. Additionally, if you know that your neighbors have the need for service, requesting a discount for multiple units is possible.

Complexity of the Furnace

Some heating companies charge a little extra to test and tune furnaces with modulating gas valves and communicating technology. If you have a zoned system, this will add to the cost as well as each zone may need to be tested for proper operation.

Access to the Furnace

The cleaning and tune-up of a furnace in an attic or crawlspace might cost 10% to 20% more than one that is easy to access and work on. This is simply due to the accessibility of the unit and the extra time the technician needs to spend at your location.

Competition in Your Area

Where heating and air conditioning companies are competing for your business, prices can be lower. Just be sure you’re comparing estimates offering the same set of maintenance points.

Having a Service Plan

HVAC contractors sell service agreements as a means of “locking in” customers for maintenance, repairs and replacements. Costing $150 to $500 per year based on services offer, they provide free or discounted annual maintenance, and discounts on service calls, repairs and replacements. They also give you priority position when you call for repairs.

Time Since Last Maintenance

Poorly maintained furnaces take longer to clean and tune. If there isn’t a set price for the service, then cost will go up as time increases. It’s also more likely that minor repairs will be suggested such as replacing the igniter, flame sensor or thermocouple.

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Furnace Maintenance Checklists

The checklists below can help you understand the items being checked and what the HVAC maintenance technician is inspecting. Each checklist is separated by the type of furnace it was designed for. Manufacturers may have additional items based on the features specific to their furnace.

If you have a hybrid, or dual fuel home HVAC system, you’ll need to match your heating system to the type of furnace you have, whether it’s gas, electric or oil.

Gas Furnace Checklist

Gas furnace run on natural gas or liquid propane (LP) gas.

Item Details
Inspect and Clean Burners Examine burners for debris and dirt. Clean if necessary for optimal combustion.
Check Gas Connections Inspect all gas connections for leaks or damage. Ensure they are secure and in good condition.
Inspect Heat Exchanger Check heat exchanger for cracks or damage. A damaged heat exchanger can lead to carbon monoxide leaks.
Check Thermostat Test thermostat operation and calibration. Ensure it’s accurately controlling the furnace.
Inspect and Change Air Filters Inspect filters and replace if dirty. Clean filters improve airflow and system efficiency.
Inspect Blower Motor Examine blower motor for proper operation and lubrication. Lubricate if needed.
Check and Clean Pilot or Ignitor Examine the ignitor or pilot system on the furnace for proper operatation.
Check Vents and Ductwork Inspect vents and ductwork for any blockages or leaks. Clear obstructions if found.
Test Safety Controls Test safety controls, including limit switches and pressure switches, to ensure proper function.

Oil Furnace Checklist

Oil furnaces are fueled by home heating oil.

Item Details
Replace Oil Filter Replace the oil filter to prevent blockages and maintain smooth oil flow.
Inspect and Clean Burner Inspect the burner assembly and clean if needed. A clean burner improves combustion efficiency.
Check and Adjust Ignition System Inspect and adjust the ignition system for smooth and reliable operation.
Check Heat Exchanger Examine the heat exchanger for cracks or damage. Repair or replace if necessary.
Inspect Chimney and Flue Pipe Inspect the chimney and flue pipe for blockages or damage. Ensure proper venting.
Inspect and Change Air Filters Check and replace dirty air filters for improved airflow and efficiency.
Lubricate Moving Parts Lubricate moving parts, such as bearings and motors, to reduce friction and wear.
Check Fuel Oil Line Connections Check all fuel oil lines at the source and furnace to assure they are not leaking oil and are securely fastened.

Electric Furnace Checklist

Electric furnaces run on power from the grid.

Item Details
Check Heating Elements Test heating elements for proper operation. Replace if defective.
Inspect and Clean Blower Assembly Inspect blower assembly for cleanliness and proper operation.
Check Electrical Connections Inspect electrical connections for tightness and signs of wear. Repair as needed.
Inspect Air Filters Inspect and replace dirty air filters. Clean filters improve airflow and efficiency.
Check Thermostat Test thermostat operation and accuracy. Ensure it’s controlling the furnace effectively.

Common Signs You May Need Furnace Maintenance

Here are some common signs that indicate your furnace might need maintenance or service.

Carbon Monoxide Detector Alerts

If your CO detector alerts you to dangerous carbon monoxide levels, turn off the furnace and leave your home immediately. Call a technician to inspect the furnace as soon as possible. Learn more about the dangers of carbon monoxide from the consumer protection agency.

Irregular Heating Level Throughout your Home

Inconsistent or uneven heating throughout your home could signal a problem with the furnace or the duct system.

Higher than Usual Energy Bills

A sudden spike in your utility bill without a corresponding increase in usage may indicate a furnace efficiency issue.

Unusual Noises from Furnace

Strange noises like squealing, banging, rattling, or whining during furnace operation might suggest mechanical issues that require attention.

Frequent On and Off Cycles

If your furnace frequently turns on and off (short cycling), it might be a sign your furnace requires professional inspection.

Poor Air Quality or Residue around Supply Vents

Dust, debris, or dry air circulating through your home could indicate problems with the furnace filter or the unit itself.

Strange Smells or Odors

Foul, musty, or burning smells emanating from the furnace can indicate a range of issues, including dust buildup, gas leaks, or electrical problems.

Age of the Furnace

If your furnace is over 15 years old or has not received maintenance in a while, it’s advisable to have it inspected.

Incorrect or Odd Thermostat Issues

Inaccurate temperature readings or unresponsive thermostats could be indicative of a problem with the furnace’s controls.

If you notice any of these signs, it’s best to get in touch with a HVAC technician to inspect and perform maintenance on your furnace. Regular maintenance can prevent potential breakdowns and ensure your furnace operates efficiently and safely.

Tools and Supplies for Furnace Maintenance

Here are basic tools and supplies needed to perform a furnace tune up. Keep in mind, these tools do have a learning curve as well and once you factor the cost of the tools, it’s usually easier to let a pro handle the job.

  • Ohmmeter – $25 – $150 | Used for measuring electrical current and voltage continuity.
  • CO Sniffer / Detector – $75 – $450 | Used to detect small traces of carbon monoxide inside your furnace and vents and diagnose heat exchanger cracks and leaks.
  • Basic Hand Tools – $50 – $250 | Nut drivers, screwdrivers, wrenches, flashlight and other basic hand tools for furnace parts.
  • Shop Vacuum $75 – $300 | Basic shop vacuum with attachments for getting into small spaces.

Common Furnace Repair Costs

It’s not uncommon to learn that you may need to repair a part on your furnace. They are a piece of mechanical equipment and do fail from time to time. Additionally, if the technician finds that a part is still working but outside of it’s operating range, they may suggest replacing the faulty part before it fails.

Repair Type Approximate Cost Range
Thermostat Replacement $80 – $300
Flame Sensor Replacement $80 – $250
Blower Motor Replacement $450 – $1,300
Heat Exchanger Replacement $500 – $2,500
Gas Valve Replacement $150 – $750
Circuit Board Replacement $200 – $800
Capacitor Replacement $150 – $350
Air Filter Replacement $20 – $50
Ductwork Repair $300 – $1,500
Safety Control Replacement $100 – $300
Pressure Switch Replacement $100 – $300
Thermocouple Replacement $20 – $150
Limit Switch Replacement $100 – $300
Gas Line Repair $150 – $1,000
Electrical Repair $100 – $500
Combustion Chamber Cleaning $80 – $250
Flue Repair $200 – $800
Condensate Pump Replacement $200 – $600
UV Light Replacement $300 – $600
Furnace Gas Line Repair $150 – $1,500
Thermal Expansion Valve Replacement $250 – $600
Hot Surface Ignitor Replacement $200 – $400
Fuel Nozzle Replacement $100 – $300
Vibration Noise Repair $150 – $400
Inducer Motor Repair $200 – $600
Draft Inducer Replacement $300 – $800
Condensation Line Cleaning $150 – $350
Condensation Trap Replacement $150 – $400
Refrigerant Recharge $200 – $600
Flame Rollout Switch Replacement $100 – $300
Heat Exchanger Cleaning $150 – $400
Combustion Air Intake Replacement $200 – $600
Spark Ignition Repair $150 – $400

Permits and Inspection Costs

A permit is not required, and there should not be additional labor costs unless a repair issue is discovered and the repair is completed.

Tune Up or Maintenance Completion Time

  • 1 to 2 hours per unit | Time needed for proper annual maintenance. The exact amount of time is determined by how dirty the furnace is, it’s age, where it’s located in your home (ease of access) and how many items are on the maintenance checklist.
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Furnaces are a key part to your home heating and air system. Here are several related HVAC projects you might have interest in learning more about.

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$350 - $550, Installed
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$3,690 - $7,650
heated flooring being installed in floor
$10 - $16 / Square Foot
installed electric base board heater
$395 - $975 Installed
man installing ceiling fan
$50 - $400


Gregory Robinson – GHS of Charlotte

GHS Charlotte, or Gregory’s Home Services is a licensed HVAC (34266) and Electrical (31980 & 34511) Installation and Repair service company in the Charlotte NC area. Owned and managed by Gregory E Robinson since 2018.

Website | LinkedIn

DIY or Hire a Pro

Cleaning a furnace using a shop vacuum is easy if you’re a skilled handyman with the right tools. While you might be able to find helpful tutorials online, we recommend hiring a local heating and cooling company to maintain your furnace. There are two main reasons.

  • The first is that failing to have maintenance done per the instructions that came with your furnace might void the warranty.
  • Secondly, most homeowners don’t have the measurement and diagnostic tools used during routine furnace maintenance to ensure the furnace is safe and running as efficiently and dependably as it should.

Tips for Hiring an HVAC Maintenance Company in Your Area

Here are some tips for finding a furnace maintenance company in your area.

Go Directly to the Equipment Manufacturer: Most manufacturers in the USA have a preferred dealer network they’ll gladly refer to. The dealers have usually completed training on that specific companies equipment and understand the best practices and methods for servicing their specific equipment. Here are a few examples from the industry leading brands:

Ask for Referrals from Friends and on Social Media: Talk to your friends, family, neighbors, or colleagues who have recently had their furnace serviced. If that doesn’t help, join the local groups for your area on Facebook. Personal referrals often lead to trustworthy companies.

Check Licensing and Certifications: Most states have a way for you to ensure the company is licensed, bonded, and insured. Additionally, look for certifications or memberships with industry organizations such as NATE (North American Technician Excellence) or ACCA (Air Conditioning Contractors of America).

Ask about Company Experience: Companies with years of experience in the HVAC industry are often reliable and trustworthy, though not always the lowest cost. Experienced technicians are more likely to diagnose issues accurately and perform efficient maintenance.

Evaluate First Hand Customer Service: On your initial contact, evaluate their customer service experience by interacting with their representatives. A responsive and informative team can indicate a company’s commitment to customer satisfaction. If they ignore you, are rude in chat or email, don’t call you back in a timely manner, etc, consider it a fair example of what to expect.

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Reviewed and edited by Steve Hansen of Costimates

steve hansen of costimates-sm Steve Hansen, that's me, the Senior Editor of Costimates. (Learn more about myself and our team) I'm an avid home improvement professional with more than 37 years experience working on all types of residential new home building, upfits, repairs and remodeling.

"Like most homeowners, I was frustrated with the lack of quality information available on specific home improvement repairs and renovations. In 2015, Costimates was formed to help homeowners learn as much as possible about various projects and their costs so they could make better financial decisions."