As a licensed home inspector in the State of Oklahoma I have inspected homes all across Oklahoma numbering in the thousands. I would like to comment about a growing problem concerning HVAC consumer protection. As a retired HVAC mechanic with 40 years of service I always maintained the highest standard of workmanship that I was capable of performing. Now that I just perform inspections I see a declining standard as performed by present day contractors. I must also give contractors their due credit as most reputable contractors are dictated to by their clients pocketbook and only perform work to a minimum standard to make the equipment operational be it heating or cooling.
I have a network of experienced Home Inspectors all across the USA that I communicate with and I am going to list their number one item that is reported by them to their clients when submitting a report for the pre-purchase of a home concerning one of the most expensive items to replace within a home the HVAC system.
At the #1 spot on my list for the State of Oklahoma would be installing a upgraded split system A/C condensing unit and furnace on the existing and or original supply/return air duct that is in severe need of repair due to duct separation and lack of duct insulation thus rendering the up-graded units inefficient.
As a inspector I would have no knowledge or insight into the circumstances of the upgrade. In my opinion the contractor should inspect any and all supply/return air duct prior to up-grade installation and inform the owner/client of the condition of the duct. The decision to repair the duct would then be the owners decision not the contractor.
I have inspected many homes that received up-graded furnaces and A/C units and the owners were not aware that the existing duct work was in shambles because the contractor did not inform them of the condition because the contractor did not view the duct system that they were connecting the units to especially within a crawl space. I label this as grab your money and run.
My best advice to the consuming public is to ask your contractor did they inspect the supply and return air duct and what was the condition. Was there any duct separation and was all insulation in place.
As far as furnaces go in my area Charley, I would have to say just a lack of overall maintenance and upkeep. People just seem to take the unit for granted and do no upkeep what so ever. You know, no filter changes, no yearly inspection or maintenance done to burners, etc. I think alot of home owners just don't understand how important it is to have it serviced yearly, they just wait until it no longer fires up when they use the thermostat.
Quote from Dale Duffy Home Inspector Owner www.phoenix-home-inspectors.com
Same with Condensers and Heat Pumps, I don't think I've ever inspected a Home where the owner has any maintenance record whatsoever, as you well know Charley, they do not have any idea these machines need regular maintenance, loose connections at relays, etc, I see all the time, burnt loose wires, from normal vibration...you know the deal, but not a soul I have even spoken to knew that (homeowners).
Quote from Roy Cooke Home Inspector in Canada owner Roycooke@sympatico.ca
Two things I find is
(1) lots of weeds stop air to the outside unit .
(2) Boy dogs cause the fins to rot of the coils .
They show it's their territory by (P)(N) on the unit .
Quote from Bill Warner owner of BC Warner Inspections http://DaytonThermalinspection.com
Serving Dayton, Cincinnati, and all of west central Ohio
I'd have to say dirty ducts... either dust and rodents in older homes or construction debris and drywall dust in new construction.
Quote from Jim Mckee Owner of Jim McKee
Classic Home inspections
Amherst, Ohio www.amhersthomeinspector.com
440-225-8688
Charley one of the things i see with great regularity is rusted and damaged outside cut off switches, it is amazing how badly deteriorated many of these things are....I guess people just don't think they are important , but with the weather we get here proper placement and weather proofing are important.
Quote from Jay Markanich owner of Jay Markanich Real Estate Inspections, LLC
Based in Bristow, serving all of Northern Virginia www.jaymarinspect.com
Wow, Charley - #1 could be dirty filters, oh no, wait, no return in the newly-finished basement, or, maybe less than 8 degrees temperature differential, or, wait, I know, new compressor with a really, really old indoor system, then there's the compressor that is too large for the service tubing so they just soldered the big one to the smaller one, no that's not it, um, the condensate line that has been leaking into the system for years and rusted out virtually everything, no, I know, the drip pan full of water, but water that isn't as deep as the rust staining, or, this is it, insulation filling the drip pan under the unit so when it fills with water the drain is clogged and it goes into the hallway below, but, that isn't as common as the new 13 SEER indoor unit with the old compressor outside (8-10 SEER), and then it could be the burners that are so rusty and flakey that the flames can't get through them or that the flames lick to the right or the left, or, brand new gas systems without a drip leg, and then the old, geez, I can't think now -- can you give me a minute and I'll get back to you on that one.
Quote from badair
TREC#4563
Infrared Thermal Imaging
EDI: EIFS-MA TX#39
972.487.5634 www.adairinspection.com
agree with others
homeowners:
general and seasonal maintenance
let'um run until they die
after 6pm friday on a holiday weekend is a great weekend for service calls
installers:
t-stats behind doors
2nd floor t-stat in 1 of 4 bedrooms instead of centralized location like the hall, "but that looks ugly there" (once door is closed the others have to live with the controlee's setting)
return air sizing and locations on the mcmansions
jump duct absence
flex duct restrictions
leaks at the register boots (stains at vent grills)
use to be here with 8' ceilings about 500sqft=1T and 30btu/ft
with today's supersize ceilings who knows and the folks around here wouldn't know calcs. from cows
everything's supersized it's the American way...mcdonalds taught us that and it's part of the reason indoor air sucks more than the outdoor air
Up dated 10-25-09
As a licensed home inspector
As a licensed home inspector in the State of Oklahoma I have inspected homes all across Oklahoma numbering in the thousands. I would like to comment about a growing problem concerning HVAC consumer protection. As a retired HVAC mechanic with 40 years of service I always maintained the highest standard of workmanship that I was capable of performing. Now that I just perform inspections I see a declining standard as performed by present day contractors. I must also give contractors their due credit as most reputable contractors are dictated to by their clients pocketbook and only perform work to a minimum standard to make the equipment operational be it heating or cooling.
I have a network of experienced Home Inspectors all across the USA that I communicate with and I am going to list their number one item that is reported by them to their clients when submitting a report for the pre-purchase of a home concerning one of the most expensive items to replace within a home the HVAC system.
At the #1 spot on my list for the State of Oklahoma would be installing a upgraded split system A/C condensing unit and furnace on the existing and or original supply/return air duct that is in severe need of repair due to duct separation and lack of duct insulation thus rendering the up-graded units inefficient.
As a inspector I would have no knowledge or insight into the circumstances of the upgrade. In my opinion the contractor should inspect any and all supply/return air duct prior to up-grade installation and inform the owner/client of the condition of the duct. The decision to repair the duct would then be the owners decision not the contractor.
I have inspected many homes that received up-graded furnaces and A/C units and the owners were not aware that the existing duct work was in shambles because the contractor did not inform them of the condition because the contractor did not view the duct system that they were connecting the units to especially within a crawl space. I label this as grab your money and run.
My best advice to the consuming public is to ask your contractor did they inspect the supply and return air duct and what was the condition. Was there any duct separation and was all insulation in place.
Quote from Markesan Wi Home Inspector owner of Square One Home Inspections. www.squareonehomeinspection.com
As far as furnaces go in my area Charley, I would have to say just a lack of overall maintenance and upkeep. People just seem to take the unit for granted and do no upkeep what so ever. You know, no filter changes, no yearly inspection or maintenance done to burners, etc. I think alot of home owners just don't understand how important it is to have it serviced yearly, they just wait until it no longer fires up when they use the thermostat.
Quote from Dale Duffy Home Inspector Owner www.phoenix-home-inspectors.com
Same with Condensers and Heat Pumps, I don't think I've ever inspected a Home where the owner has any maintenance record whatsoever, as you well know Charley, they do not have any idea these machines need regular maintenance, loose connections at relays, etc, I see all the time, burnt loose wires, from normal vibration...you know the deal, but not a soul I have even spoken to knew that (homeowners).
Quote from Roy Cooke Home Inspector in Canada owner Roycooke@sympatico.ca
Two things I find is
(1) lots of weeds stop air to the outside unit .
(2) Boy dogs cause the fins to rot of the coils .
They show it's their territory by (P)(N) on the unit .
Quote from Bill Warner owner of BC Warner Inspections
http://DaytonThermalinspection.com
Serving Dayton, Cincinnati, and all of west central Ohio
I'd have to say dirty ducts... either dust and rodents in older homes or construction debris and drywall dust in new construction.
Quote from Jim Mckee Owner of Jim McKee
Classic Home inspections
Amherst, Ohio
www.amhersthomeinspector.com
440-225-8688
Charley one of the things i see with great regularity is rusted and damaged outside cut off switches, it is amazing how badly deteriorated many of these things are....I guess people just don't think they are important , but with the weather we get here proper placement and weather proofing are important.
Quote from Jay Markanich owner of Jay Markanich Real Estate Inspections, LLC
Based in Bristow, serving all of Northern Virginia
www.jaymarinspect.com
Wow, Charley - #1 could be dirty filters, oh no, wait, no return in the newly-finished basement, or, maybe less than 8 degrees temperature differential, or, wait, I know, new compressor with a really, really old indoor system, then there's the compressor that is too large for the service tubing so they just soldered the big one to the smaller one, no that's not it, um, the condensate line that has been leaking into the system for years and rusted out virtually everything, no, I know, the drip pan full of water, but water that isn't as deep as the rust staining, or, this is it, insulation filling the drip pan under the unit so when it fills with water the drain is clogged and it goes into the hallway below, but, that isn't as common as the new 13 SEER indoor unit with the old compressor outside (8-10 SEER), and then it could be the burners that are so rusty and flakey that the flames can't get through them or that the flames lick to the right or the left, or, brand new gas systems without a drip leg, and then the old, geez, I can't think now -- can you give me a minute and I'll get back to you on that one.
Quote from badair
TREC#4563
Infrared Thermal Imaging
EDI: EIFS-MA TX#39
972.487.5634
www.adairinspection.com
agree with others
homeowners:
general and seasonal maintenance
let'um run until they die
after 6pm friday on a holiday weekend is a great weekend for service calls
installers:
t-stats behind doors
2nd floor t-stat in 1 of 4 bedrooms instead of centralized location like the hall, "but that looks ugly there" (once door is closed the others have to live with the controlee's setting)
return air sizing and locations on the mcmansions
jump duct absence
flex duct restrictions
leaks at the register boots (stains at vent grills)
use to be here with 8' ceilings about 500sqft=1T and 30btu/ft
with today's supersize ceilings who knows and the folks around here wouldn't know calcs. from cows
everything's supersized it's the American way...mcdonalds taught us that and it's part of the reason indoor air sucks more than the outdoor air
Up dated 10-25-09