2 major issues found in home inspection (appliances, new home, crawl space)

[NCsand]

Need some suggestions on these two issues.

Home inspection found the standing water in the middle of the crawl space where the lower spot is. The water couldn't make it to the drain(at corner higher level) due to the unlevel ground. Is it an easy and permanent fix?

Also found carbon monoxide at level 10ppm on supply vent on heating mode. It's Carrier gas furnace, was told could be the heat exchanger is bad. Is it better change the whole heating unit or just heat exchanger? The house was built in 2000, it's 38ck model and two 2 1/2 ton units.

Thank you!

[MikeJaquish]

Originally Posted by NCsand

Need some suggestions on these two issues.

Home inspection found the standing water in the middle of the crawl space where the lower spot is. The water couldn't make it to the drain(at corner higher level) due to the unlevel ground. Is it an easy and permanent fix?

Also found carbon monoxide at level 10ppm on supply vent on heating mode. It's Carrier gas furnace, was told could be the heat exchanger is bad. Is it better change the whole heating unit or just heat exchanger? The house was built in 2000, it's 38ck model and two 2 1/2 ton units.

Thank you!

Have the furnace looked at by a licensed HVAC contractor.
Should be feasible for $100.
He can tell you the cost of total replacement and just doing the heat exchanger.

Regrading under the house is not a big deal, unless the crawl space is very low.

[sacredgrooves]

That heat exchanger should still be under warranty. They typically cover them for 10 years(the labor however is not covered which would run a few hundred bucks)
A 7 year old furnace is relatively efficient so I wouldnt replace the whole unit. If it was 20 years old then it would be a different story.
The crawlspace is an easy fix provided its not 12" tall . Just level the soil with a slight grade towards your positive drain location(the low point in the crawlspace). This is a very typical problem. It is nice that we have finally had some rain....as an inspector, recent rain can make obvious some issues that may not be in dry conditions.

[NCsand]

Thank you, MikeJaquish and Sacredgrooves.
Happy New Year!

[MikeJaquish]

Originally Posted by MikeJaquish

Have the furnace looked at by a licensed HVAC contractor.
Should be feasible for $100.
He can tell you the cost of total replacement and just doing the heat exchanger.

Regrading under the house is not a big deal, unless the crawl space is very low.

FWIW:

The Carrier 38ck is an AC unit, and surely not producing the carbon monoxide.

[PDXmom]

Originally Posted by sacredgrooves

The crawlspace is an easy fix provided its not 12" tall . Just level the soil with a slight grade towards your positive drain location(the low point in the crawlspace). This is a very typical problem. It is nice that we have finally had some rain....as an inspector, recent rain can make obvious some issues that may not be in dry conditions.

We had a similar issue and the seller had the grade changed and a new drain put in. And we've had no problems w/ it. In fact I just sent my hubby under the house yesterday to check it. This past rain is the first time in our 6 months of owning this home that I've seen standing water in the low areas in the "woods" behind our house. So I sent him in the crawl space & everything check out.

[travelmate38]

Based on what you describe, it should not be a deal breaker. All homes, even brand new homes will be dinged with inspection finds. Even the average brand new home has an average of 23 issues. Homes are an evolving process, not 2+2=4.

The standing water situation could probably be resolved by simply bringing in some material to raise the lower area and create a run-off the direction you want it to go.

The furnace and other appliances need more evaluation by an HVAC technician. A new furnance, assumming all other aspects of the system are good, can probably be replaced for $2,000-$3000, if the AC needs to be replaced also, you're looking at $5,000-$7,000. Get estimates for the repairs, then request the price be lowered, or the current owner fix them before closing.

[sacredgrooves]

probably a gas pack for the 1st floor and the 38ck for the 2nd (2 different units there right?) I would venture it is the gas pack with the cracked heat exchanger...common after 7-8 years due to the outside exposure accelerating the rust. I am just assuming you have multi-floor multi-level since you said (2) 2.5 ton units.

[NCsand]

I have an estimate done today on the standing water issue. Was told that there are mold in trusses. few spots here and there. Is it typical to see some mold in the crawl space for 8 years old house?

With the lower spot in the middle, was told that it is impossible to run an french drain pipe to the existing drain located by the entry of the crawl space. Quote over $10,000 to fix it. shock! It includes drainage system all around the crawl space to the sump pump, dehumidifier and cleanspace Encapsulation system to close out the crawl space.

Travelmate38, when you said "bringing in some material to raise the lower area and create a run-off the direction you want it to go". Do you mean fill the lower area with dirt and gravels to slope the ground to the existing drain that builder put in by the door way?
Sacredgrooves, 38ck is an AC unit. The house has two gas furnace, one in the attic and the other one in crawl space.
Thanks!

[Grizzmeister]

Has anyone had an encapsulation system installed in their crawlspace? If so, please provide details about your expereince. It seems pricey but I'm considering having it done.