Heating and Air Conditioning

We have already discussed checking the heating and air conditioning maintenance received by the current owner.
Here is a numbered format to help you as you focus on this area.
1-Do the air filters indicate that they are changed regularly?
2-How often has the current owner had the units serviced?
3-Have there been any major repairs to either unit?
4-What type of coolant is used in the cooling system?
5-What type of insulation is used in the attic and walls?
6-What is the "R" rating of the walls? What is recommended?

One of the first things many home inspectors do when they walk into a house to inspect it is they turn the air down and put thermostats on the vents to measure the current temperature. They read the thermostat again at certain intervals to determine how quickly the unit cools the house.

Undoubtedly an air conditioning unit breaking the day after a buyer moves in is frustrating. It is a major unexpected expense and can cause ill will between the buyer and seller.

7-Someone, whether it is the buyer or seller,should buy a home warranty that covers such items. See your agent about a warranty.

8-Another factor to consider in the heating and air situation is the strength of the units.
Are they adequate to heat and cool the house?

High ceilings , morning and afternoon sun and two story structures need extra units or ducts to properly heat or cool the house evenly.

9-The location of the thermostat will play a part in balancing the temperature from one room to another. A thermostat near the laundry room, the kitchen, the hot water heater or near windows may be affected by the heat given off from stoves, dryers and such. It will make the house heat or cool unevenly.

10-A room sitting off from the main structure can be cold all winter because there are not enough vents or insulation.

You can not predict all of the factors for all seasons of the year, considering that you will only visit the house a few times before you buy but you should consider and discuss all of these factors with your inspector.

If you are negotiation price, you may need to factor in some extra vents or insulation.

This is especially good information if you are building.

Many utility companies offer free consultations about these matters.

Also climate control such as humidifiers, de-humidifiers and air purifiers may need to be considered and inspected.

11- Ask if the air units are an unconventional type.
Occasionally I will see a house that is heated by a type of steam pipes with blowers that cause the air to flow across the pipes and heat the house.
I am sure there are dozens of heating systems from solar to wood that I have never seen.

Heating units lend themselves to unique systems as we attempt to become more fuel
efficient and environmentally friendly. You should ask about your unit and ask for literature, guarantees, and manufacturer's names.

A problem that I experienced was with a buyer who had one of those unique types of heating and no service person knew how to service or repair it.

The following are a series of questions you should discuss with your home inspector.

12-Ask about ancillary heat that would be used to supplement the basic unit or that would be used during emergencies such as power outages.

13-do any of these supplemental or ancillary units present a threat of fire or accident?
Many of these heaters are installed by the owner and may be placed too close to walls, furniture, drapes, bedspreads, or carpet.

14-ask if there are gas logs and do they smell when they are first turned on?

15-Are all buttons and switches that control the air easy to turn "on" and "off"?

16-Do all stove eyes work and are they easy to turn "on" and "off"?

17-Is the gas meter in a safe place that will prevent people hitting it with a lawn mower and rupturing the pipes?

18-Is the chamber for the heating unit in a high, safe place that will not cause danger if the room is flooded?

19-Is the heating chamber properly ventilated? Often different types of tape are used to seal cracks in the vent pipe and they lose their ability to stick as they age.

20-Is the insulation from the heating chamber to the outside of the building good or is it patched or torn?

21-Seek advice from your local utility company to determine if there are any more questions you should consider.

I have visited the flattened sight of a house that blew up because of a gas leak.
It was devastating. Everything for several hundred feet was as flat as a cement slab.
Fortunately in the case I saw no one was at home and no one was injured.

22- Ask your home inspector if there are any other issues that casuse him or her concern.
An inspector whom I have often followed around, once pointed out a bent copper pipe above the hot water system.
He noted that because of the way it was bent, it reduced the amount of water that could flow and consequently could cause a build up of pressure that could be dangerous.

23- Remember to notice the location of the thermostat as we have mentioned. If it is near an open door or the television or any electrical items it may be affected by the heat generated by the items.

24-Do drains from the air or from a de-humidifier drain properly?
Are the pipes clear or clogged?
Do they drain and run down the side of the building or leak into the house?