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Back at ya!!
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When they set a standard, it is also their responsibility to define that standard. When you read your SOP, does it not tell you which systems are to be evaluated, and how?
(b) The home inspector shall describe:
- The energy source for the system; and
- The cooling equipment type.
(c) The home inspector shall operate the systems using normal operating controls.
(d) The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance.
(e) The home inspector is not required to…
State Boards regulate, and The commissioner may issue citations against persons acting in the capacity of or engaging
in the business of a home inspector…
If they don’t spell it out, how do they enforce anything?
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Cut and pasted from state:
“In conducting a home inspection and reporting its findings, the home inspector, at a minimum, shall inspect the condition of and shall describe in writing the composition or characteristics of the following readily accessible components and readily observable defects, except as may be limited in the home inspection contract agreement:”
“Heating system.
a. Heating equipment, including operating controls, but not heat exchangers, gas logs, built-in gas burning appliances, grills, stoves, space heaters, solar heating devices, or heating system accessories such as humidifiers, air purifiers, motorized dampers, and heat reclaimers.
b. Energy source.
c. Heating distribution system.
d. Vent systems, flues, and chimneys, including dampers.”
I don’t see any instructions for testing methodology here, and I would bet most state regulations are similar. Closest anything gets is stating that we don’t need to put systems in operation if they are shutdown (eg I don’t need to light pilot lights), I just have to say why the system wasn’t inspected.
Proper evaluation of systems is consider to be covered in inspector education requirements and that’s just a thumbs up to each particular class or provider. I’m pretty sure the state deliberately does not say how to test things. They also don’t tell HVAC techs what counts as functional or not.
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FABI Florida Association of Building Inspectors SOP addresses this topic at the front and then again with individual systems…2.2 The inspector shall:
A. Inspect:
-
Readily accessible systems and components of homes listed in these Standards of Practice.
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Installed systems and components of homes listed in these Standards of Practice.
B. Describe:
- Systems and components by their nomenclature, capacity, output rating or other means of descriptive terminology typically used by tradesmen.
C. Report:
-
On those systems and components inspected which, in the professional opinion of the inspector, are not functioning properly, are unsafe, are significantly deficient or are near the end of their service lives.
-
A reason why, if not self‐evident, the system or component is significantly deficient or near the end of its service life.
-
The inspector’s recommendations to correct or monitor the reported deficiency, i.e. needs repair, needs additional evaluation, etc.
-
On any systems and components designated for inspection in these Standards of Practice which were present at the time of the Home Inspection but were not inspected and a reason why they were not inspected.
7.1 The inspector shall:
A. Inspect:
-
The installed heating equipment and controls.
-
The fuel storage and fuel distribution systems.
-
The vent systems, flues, and chimneys.
B. Describe:
-
The energy source.
-
The heating method by its distinguishing characteristics.
-
The heating system capacity in BTUs or kilowatts, unless unable to read the rating plates and specifications due to age of the system or missing plates.
C. Report:
-
The location and condition of the air handler unit / furnace.
-
The success or failure of the operator controls / thermostat to activate and deactivate the system.
-
The location, type, and condition of the ductwork.
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Improperly vented combustion vents or the potential for backdrafting in combustion vented systems.
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The heat rise obtained during operation.
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Systems that are inoperable or fail to operate in the manner which was intended.
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Conditions that will result in reduced component life expectancy, premature failure, or inefficient system operation.
7.2 The inspector is NOT required to:
A. To inspect:
-
Interiors of flues or chimneys which are not readily accessible.
-
Heat exchangers.
-
Humidifiers or dehumidifiers.
-
Electronic air filters.
-
Solar space heating systems.
B. Determine heat supply adequacy or distribution balance.
C. Operate heat pump systems when ambient temperatures pose the potential for damage to the heating system.
8.1 The inspector shall:
A. Inspect the installed central and through‐wall cooling equipment.
B. Describe:
-
The energy source.
-
The cooling method by its distinguishing characteristics.
-
Permanently installed components intended to improve air quality (i. e. electronic air filters, UV lights) or enhance system function (i. e. zoned systems, programmable thermostats)
C. Report:
-
The condition of the condensing unit.
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The condition of the evaporator coil (when accessible).
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The success or failure of the operator controls / thermostat to activate and deactivate the system.
-
The type and condition of the ductwork.
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The temperature differential achieved by the system.
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The presence or absence of functional condensate over flow warning/shutoff devices.
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Systems that are inoperable or fail to operate in the manner which was intended.
-
Conditions that will result in reduced component life expectancy, premature failure, or inefficient system operation.
8.2 The inspector is NOT required to:
A. Inspect:
-
Electronic air filters.
-
Humidistats
B. Determine cooling supply adequacy or distribution balance.
C. Determine indoor air quality.
D. Operate the air conditioning system when ambient temperatures pose the potential for damage to the air conditioning system.
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I am asking for the terminology from states that require HVAC Delta-T reporting. Thanks for your state rule. It will make a great comparison, for those like Jeffery, who have no HI Laws to follow.
I have been told that this testing is a State requirement in some states. I want to read what is required in writing, so I can evaluate the Rule and the intent of the state’s adoption for a process that is not even used by ASHRAE.
Your state, like mine, requires basic observation of specific components. I’m sure it states elsewhere that the inspection is not technically exhaustive. Protection for you!
Some HI’s seem to feel it would be a big feather in their cap to add Delta-T in the report. Knowing how technically intensive the Delta-T testing in the HVAC field is, I am trying to enlighten those who wish to provide this testing service. SMACNA is the industrial standard for testing, adjusting, and balancing HAVC Duct Systems (which you are required to look at under the rule you just provided for us) and ASHRAE uses this standard in their program. I am looking at why the HI Industry might be requiring a procedure that does not follow these engineering standards, which they use amongst themselves. This may be creating a significant liability to HI’s because Delta-T testing is not a go/no go test. Turning up the thermostat and observing its response is.
If your state requires it, you must do it!
But if they don’t, you should know just what you’re putting in your report. If they say it, and you follow it to the letter, they are liable for losses. If you decide to add it in, it’s on you. Just trying to help out here.
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Thank you, Dave! 
What is your interpretation of what they require as written?
I am not looking for a right or wrong answer, rather an interpretation of the writing.
They state:
7.2 The inspector is NOT required to:
B. Determine heat supply adequacy or distribution balance.
And directly below that, state:
8.1 The inspector shall:
C. Report:
5. The temperature differential achieved by the system.
To me, it is that we will take a non-diagnostic sensible heat Delta-T and put it in the report without further assessment.
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David, being a Florida inspector and one who actually takes Delta T and provides the pic of the Delta T in the report, I have my own philosophy. I took an Advanced HVAC class through FABI early in my “young” career and understand there are a LOT of factors that go into a true Delta T. Not wanting to go into all the factors, I’ll just say I take my readings ONLY at the air handler supply and return side. This is the best place to do so and remove as many factors as possible to ensure an accurate assessment of the system. Is it perfect no… is it testing the system according to the state SOP… in my interpretation, yes but exceeding it.
Now, to try and answer your question about should the state provide a minimum testing standard… no because there are too many factors to account for in an HVAC system. The final decision is for the inspector to do what they feel is best for the client and to protect themself from liability.
The SOP doesn’t require operational testing for efficiency. It requires testing using normal operating controls and in the case of an HVAC, is the system putting out heat and cool when set at the thermostat?
I myself exceed the standard by taking a Delta T at the air handler and by stabbing the duct as some so adamantly despise. I also pull the air handler access panel to verify cleanliness and if the unit is freezing up and corrosion. If I’m not getting a sufficient heat rise on Emerg Heat, I check the amperage at the heating element inside the cabinet (however, I don’t pull the access panels in attic mounted air handlers). I’ve learned through classes, research and these forums how to do this and understand how to perform a “better” test for the clients. The state SOP only requires testing but defining the test isn’t something “they” will ever get into the weeds on.
Great topic!
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We use dual temp thermometers to measure Delta T at air handlers.
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Good job! Thanks for the input on this subject.
You have been trained and are well versed in your state SOP. I fault the state SOP for the brevity of their reporting standards concerning such a complex subject. This incident is about the heating mode, which only pertains to “sensible heat rise”. Things go all to hell when you’re dealing with the cooling mode.
Must Report: The heat rise obtained during operation.
They are looking for a heat rise, not a temperature differential. There is a différance! They do ask for a “differential” in the cooling mode, which is another whole can of worms!
It is my interpretation that they are requesting a “heat rise” just to show the unit is responding to normal operating controls. Not how much or little of a rise is adequate.
HI’s often take it upon themselves to go further than that without the training to make that call, which is falling into the “Inspector is not required to analyze…” zone.
Must describe: The inspector’s recommendations to correct or monitor the reported deficiency, i.e. needs repair, needs additional evaluation, etc.
This leads the HI into thinking they have to analyze the Delta-T. This is about all the other inspection requirements that they are required to visually inspect.
Correct! I have found many detached supply registers with the IR Thermometer. That does not mean the HVAC is not working, rather a duct problem. But at the same time, the system could have a zoning system not calling for heat. 
In this thread, the HI did not have the thermostat turned up enough to call for all stages of heat installed in this unit. It was reported that the Cooling Mode was operating fine. So the compressor was working, and it takes a lot more refrigerant for cooling than heating. There was a temperature rise happening in the Pic’s. If the cooling was tested first, the changeover to heat could have been timed out by the unit or thermostat. And it takes time for the duct to heat back up from the cooling mode. 
I normally turn it up to 90 and if it stops before that document it.
Around here if the heat (99% electric heat strips) doesn’t rise above 100 within a couple minutes it usually indicates the heat is not operating as intended. I’ve heard hundreds of times over the years after alerting occupants I’m going to turn on the heat. “Oh, we’ve never turned that on”, many times you can smell dust burning off the elements but the temp doesn’t rise above 100 after running for several minutes. 8 or 9 years ago I called out the heat not operating as intended at a new build. You could smell the dust smoke, but it only got up to about 80. A couple weeks later we were at the neighbors house and the homeowner came over and said that the HVAC tech said that the heat strip was installed, but had not been wired properly (which is very common). One time turning the heat flooded the house with smoke. I’ve also had 2 visits from the fire department because of the heater setting off the alarm. We turned our heat on last night. LOL