Actually, I do not inspect heat exchangers during a home inspection…
A home inspection is a visual assessment of the property. Some things should be left alone as not to entice lawyers and their “sues a lot” clients from considering that this type of inspection as part of an expected during a home inspection.
I have hunted down cracked heat exchangers for a good portion of my previous life and there is no 100% accurate way of making this determination without total dismantling of the equipment (of which the heat exchanger will then probably leak after it is reassembled)!
If you see something, report it. If there’s an indication of a cracked heat exchanger (such as flame rollout), report it as requiring further evaluation.
But to put in your report a clean bill of health concerning the heat exchanger is an open invitation for trouble.
Why would anyone even mention the heat exchanger as part of the inspection in the first place? To try to impress the client has to how thorough you are over the next guy?
I am working with the national home inspector examination board concerning the national home inspector examination as to what is covered in the examination and what home inspectors should be expected to know. Though home inspectors inherently love to add fluff to their home inspection standards and take on other licensed people’s responsibility in the process (such as termite inspection, mold inspection, water inspection, HVAC inspection, etc.), I am taking the stance that home inspector should not be asked about these issues as they are ancillary to the home inspection and there should be no reference to implicate a home inspector to take on the responsibilities of other licensed entities.
The home inspector’s responsibility is to turn on the equipment and see if it responds to operating controls. If you have the unit running the entire time you’re doing the inspection and the indoor environment is outside comfort limits then you should make a note of this (is it comfortable or is it not?). Taking temperature differentials, refrigeration pressures or dismantling the equipment in any way (beyond owner access panels) is beyond home inspection responsibilities from which most home inspection lawsuits originate.
If you cannot answer yes or no with a simple one-time test, it should not be within the purview of home inspection. You test the GFCI outlet, it trips or it doesn’t. You flush the toilet and it properly flushes or it doesn’t. There is no gas gauge on HVAC equipment to determine a full charge or an insufficient charge. Even the HVAC technician (who is certified) must perform numerous steps and evaluations to make this determination.
We cannot even answer yes or no to “what is the sub cooling temperature of the suction line at the compressor?” as a yes or no answer because even that significant point has “variables”.
just my opinion…