I have read everything on here about what to report on old HVAC equipment but its all scattered around without much agreement on the subject so here is a new thread for this very important subject with information that many do not take into consideration. This thread is not for inspectors who cater to realtors.
Since roofs usually die a slow death where most reasonable people can spot a bad one easily, they are not so hard to deal with, but HVAC is a problem, when it quits in cold or hot weather its a real immediate problem for the occupants and this can even affect their judgement and temperment.
Forget estimated life span. average life span, service life etc. we are in business to issue our opinion as we see fit. You can use that data as a reference but nothing says you have to include it in the report when you recommend replacement.
How many of you go ahead and recommend a new HVAC system when the unit is older than about 17 years and is operating on the day of the inspection?
What about the homes with a newer heat pump airhandler and a 20 year old exterior heat pump unit? Do you inform your clients that when the exterior unit is replaced the inside half also has to be replaced due to different oils and refrigerant/design issues at a cost of 4k+?
Forget the purchase contract language such as “is it functioning as intended” etc. that only relates to how the reported issues are negotiated and is really none of our business. Our business is to inform the client of the property conditions and make good recommendations.
Actually, if something was designed to last about 17 years and is older than that, IT IS NOT functioning as intended.
Fact: Many homeowners have HVAC systems replaced when they are still operating so a recommendation to do the same is not something that is in anyway wrong.
fire away :mrgreen: