|
Posted by Geoman on July 11, 2007, 5:04 pm
Bob, did you sell your mansion yet?
Rich
> On Wed, 11 Jul 2007 11:02:32 -0400, "Bob Sisson"
>
>>Thanks Noon-Air...
>>
>>Thats approximately what I do now...
>>
>>Unless there are records I ALWAYS assume that the HVAC system(s) have not
>>been maintained and suggest a "tune up" prior to closing.
>>
>>I almost always suggest service contracts because it is not a question of
>>IF
>>a unit is going to hick-up, but when. We have all heard horror stories
>>about the unit that fails on a Friday nite, a wet, cold, long weekend,
>>friday with a party planned for the weekend, and the owner without a
>>contract being told the earliest someone can even evaluate the unit is
>>Tuesday.... Service contracts also mean that the unit will get "looked
>>at"
>>at least once every year, sometimes twice... and I see units that haven't
>>been looked at in YEARS...
>>
>>If it is "older than the average life expectancy" I call that out... but I
>>am not supposed to use scare tactics... my job is to inform as best a
>>GENERALIST can. There are people on this forum who blast home inspectors
>>routinely because we don't have the experience... I acknoledge that...
>>and
>>say GREAT, give me some knowledge, guidelines, pointers, etc... as I am
>>there to look at more than just the HVAC system. People don't want to
>>call
>>in 4-5 different trades, and pay for them, they want ONE person to give
>>their best guestimation of who they NEED to call in next...
>
> Bob,
> That's where the problem comes in. People DON'T want to call in 5
> different professional trades. It gets expensive. HOWEVER, I would bet
> that almost everyone of your inspection report says something like:
>
> 1)HVAC system appears to not have been maintained well. Recommend a
> qualified HVAC company inspect/clean the system.
>
> 2) Kitchen has small leak in trap under sink and both commodes in
> bathrooms are slightly loose. This can cause damage to floor and
> furnishings. Recommend calling a qualified plummer to make repairs.
>
> 3) Electric panel is 100Amp breaker panel but all spaces are full.
> Noticed one 4x4 box on basement ceiling had no cover. This can be a
> fire hazard. Recommend a licensed electrician inspect and correct
> problems.
>
> 4) Roof (inspected from ground level with binoculars) has a loose
> shingle and one nail is sticking up. Recommend a qualified roofer make
> repairs.
>
> Are you getting the jist of my note? I see this in every inspection
> anymore. You guys are covering your own butts and the potential
> homeowner gets to make all kind of expensive repairs.
> Bubba
>>
>>Unfortunately, I am also not in a position to "recomend" system
>>replacement
>>as I don't know the entire story. It rarely makes sense for people to
>>replace systems if they are only going to be in the house 2-3 years.
>>Unless
>>the unit is older than most or in really bad shape, the payback is
>>typically
>>about 4-5 years. Places with high electric rates, or some really cheap
>>units (EER of <8) or other factors that drive up the monthly cost all are
>>factors that I may not be privey to.
>>
>>What I want Preston't for is to put a bit more reality into my
>>guestimations. I don't have the experience to look at a model/serial
>>number
>>on the wide variety of systems I see and know its manufacturing date. Nor
>>can I know its effeciency. On some brands the effeciency varies
>>dramatically between their low end and high end units.
>>
>>I would LIKE to be able to say....
>>
>>"According to the book I carry, your unit was manufactured between 1995
>>and
>>1996 and, at its best, had a Efficeincy rating of 9.4 and a coop of 6.
>>This
>>could be compared to the BEST efficeincy today of 18 and a Coop of 9.
>>This
>>means that you could reduce that portion of your utility bill a factor of
>>those numbers in an ideal situation. (notice al the weasel words) You
>>may
>>want to talk to some HVAC contractors and get some proposals of what they
>>might be able to do for you and the possible pay back periods based on
>>todays utility rates...."
>>
>>Obviously when I see units that are sick... I can strongly suggest getting
>>a
>>full evaluation from someone like yourself.... but people don't have to
>>listen. I red flagged a unit several years ago because the CO detector on
>>my belt went off when I went into the basement. The flue pipe missed the
>>chimney nipple by a good 6". I had the chance to go back to the same
>>house
>>a year or so later... Guess what... my red tape was still there, it still
>>hadn't been serviced yet... and the agent said that because of my red tape
>>and note the 2nd buyers had ALSO negotiated an allowance... and ALSO had
>>nothing done.... ( I had told the original owners not to come home until
>>it
>>was fixed and explained the risk & problem....)
>>
>>Sorry for the rambling response....
>>
>>
>>Bob
>>
| 
Yahoo! 
Google 
Windows Live 
del.icio.us 
digg 
Netscape 
XML Sitemap