Some opinions please.
An agent at an inspection the other day tells me the plight of a family member of hers…
Bought a home, 80’s construction. Alum. Dual Pane Windows. 2 story nearly 3200 sf, with basement, which isn now finished. Originally unfinished basement.
Not sure of Furnace size, but, the Condensing Coil was sized at 2 tons:roll:
She asks me what I think as she advised her family member to get 3 estimates, notify the HI of the oversight and “discuss”. From what I gathered of the conversation, it sounded like estimates were obtained and this was headed to small claims. This is in an area that is regularly getting in the high 90’s on a daily basis and the upper floor is not cooling below the low 80’s
Anyway, my response was that:
HI’s don’t generally determine sizing of units, but it’s fairly obvious that 2 tons is undersized for this structure. We advise if the unit is “functioning”, not properly sized.
I also asked if the structure had additions. “Yes, the basement was converted” BINGO!
I indicated that although I felt on one hand that an experienced HI would notice that the unit was very undersized, I would have also inquired if this converted basement was permitted, as the space is likely to have threw off whatever calcs were originally thought of.
To me, this one is sooo undersized, I would have commented on it. But, do we say something about a 2 ton unit on a 1500 sf house… 2000 sf house? I mean, GEESH a 2 ton unit on a home over 3000 sf, in a hot area?
You get my picture.
I would think that if this one ends up in Small Claims, the HI gets fried there, unless he had something indicating a need for a 3rd party to come look at the AC unit by COE. I was told there wasn’t, but haven’t seen the report.