I did a home inspection back in July here in Phoenix AZ on a home built in 1978. The MLS stated that the home had electric heat. There was no gas service in this home.When I did the inspection, I walked the roof and inspected the roof top unit, it was an older GOETTL unit, I put it down as a heat pump, the data plate was painted over. When I arrived the air conditioner (or what I thought was a heat pump) was running. It was cooling properly and the only thing I noted on the unit was the fins were severely damaged from hail. I recommend that I licensed HVAC contractor further review. I did not run the heat pump (or so I thought) on the heat side because it was July and the unit was operating on the cooling side when I arrived at the home. The home was not occupied, it was a being sold by an investor that “flipped” the home. Buyer waived the SPDS and clue report because the investor/owner had never lived in the home.
Problem- the homeowner tried to turn on the heat this past week and she had no heat. She has a home warranty and so she called them and they sent out an HVAC tech and the tech found after opening the unit that it was a rooftop gas furnace/AC unit. The furnace parts has been removed and the unit was only operable on the AC side. He said that can not help her because the furnace parts have been removed. Again, no gas service to this home at all.
The homeowner called me and wants to know who they need to call about this issue, they want someone to replace the unit with a working unit.
I feel terrible that I misidentified the unit as a heat pump because it did not have a gas line and the data plate was painted over. Some older units the reversing valve is not always in view I have found. I would like your advice on whether or not I am liable for this issue. I want to do the right thing. Is the seller partially responsible for listing that the home has electric heat?