Defects In Heating Equipment Found During Home Inspection

After performing the home inspection the clients moved in. Although defects in the heating equipment were found during their home inspection I still got this complaint.

“-The heating system went on the first floor and while we knew it was old and would soon need to be replaced, (service person) said it had obviously been tampered with (there was evidence at the fuse box) so they wouldn’t do repair work. I feel that the evidence of it being tampered with should have been indicated by the inspector.”

Two paragraphs in their home inspection report called attention to problems with the heating and cooling equipment including the statement: “These are all signs of problems with the heating and cooling systems. PRIOR to expiration of your home inspection contingency all of the heating and cooling systems including the furnaces and air handlers must be cleaned, adjusted, repaired and tested by a qualified service person. PRIOR to expiration of your home inspection contingency, obtain certification from a service person the equipment is operating effectively and safely after the necessary corrective action has been taken OR that the necessary replacement(s) was performed.”

Both paragraphs are shown below exactly as they appeared in the home inspection report

The exterior air conditioning components are sitting in mud. The interior of the basement furnace is badly rusted. The drip tray under the attic air handler had dirt and rust stains. The drip tray under the attic air handler was cut rendering it ineffective. The basement furnace short cycled. Air conditioning equipment was much smaller than I would expect to find in a home of this size. These are all signs of problems with the heating and cooling systems. PRIOR to expiration of your home inspection contingency all of the heating and cooling systems including the furnaces and air handlers must be cleaned, adjusted, repaired and tested by a qualified service person. PRIOR to expiration of your home inspection contingency, obtain certification from a service person the equipment is operating effectively and safely after the necessary corrective action has been taken OR that the necessary replacement(s) was performed.

Both sets of exterior air conditioning equipment is old, rusted and the exterior components are sitting in mud. They are beyond their statistical useful life. I can not predict when failure will occur. Near term replacement is advised in order to avoid failure at an inopportune time and the possibility of damages and or hazards.

The lesson to be learned is … please read your home inspection report and act on all of the home inspectors recommendations.

Especially if the home inspector writes: “PRIOR to expiration of your home inspection contingency ……” that means if you fail to act quickly you will find out after the closing the problems are all yours and yours alone…..functional or not

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