U.S. CitiesCity-Data Forum Index
Go Back   City-Data Forum > General Forums > Real Estate
Please register to participate in our discussions with 2 million other members - it's free and quick! Some forums can only be seen by registered members. After you create your account, you'll be able to customize options and access all our 15,000 new posts/day with fewer ads.
View detailed profile (Advanced) or search
site with Google Custom Search

Search Forums  (Advanced)
Reply Start New Thread
Old 09-19-2019, 05:24 AM
Location: NC
6,719 posts, read 8,265,312 times
Reputation: 13985


Originally Posted by 1insider View Post
For the record, every inspection report I've ever seen (hundreds), when noting something of concern, had language to the effect of "further evaluation by a professional is recommended".
Its called passing the buck.

Sometimes it means I dont understand how this works so you need to pay another guy to look at it.
Reply With Quote Quick reply to this message

Old 09-19-2019, 07:01 AM
Location: Columbia, SC
9,164 posts, read 18,252,447 times
Reputation: 6835
Negotiable, it's up to you and the buyer to determine how to handle it. If buyer insists it be replaced, will you pay the 1k to sell your house? If you risk the sale over it, how likely is the next buyer to ask for the same repair, or even more repairs? Is a 2n or 3rd opinion an option?
Reply With Quote Quick reply to this message
Old Yesterday, 03:46 PM
Location: Heart of Arabia (No, not Dearborn)
1,488 posts, read 515,556 times
Reputation: 2068
Originally Posted by withus View Post
Please, help me out.
I am a seller. It is A/C related issue.
The inspector indicated that the interior evaporator coil and exterior condenser coil sizes do not match, but appear serviceable. However, recommend evaluation by a qualified licensed contractor and repair or replace as needed.

This coil is expansive, $400-$1500.

The 1st owner lived for 2 years. I am the 2nd owner and lived for 1 year. When I purchased it, my inspector didn't point this out. AC is functioning. No one noticed this. I had no problem while living there.

Do I need to replace size-mismatched coils at $1,000? I assume that a contractor will say "replace it"
If you are concerned, you need an actual HVAC company to come look at it. Pay the service fee and get on with things. Tell the HVAC guy what you want, and why.

I just bought a house last month, HVAC system was advertised as "less than 4 years old". I realized the realtor was using info from the seller, or looking at a note put on the outdoor condensing unit disconnect cover (in Sharpie) regarding a phase monitor installed 4 years ago.

Indoor and outdoor units matched, but were installed 12 years ago, looking at manufacturing dates on the components. I was an HVAC tech in the past, so I know what to look at. House is 24 years old.

Mis matched componets can certianly work, but there can also be longer term issues with operating pressures, humidity control, etc....
People tend to get upsold by installers and install larger than needed units sometimes, that have mismatched ductwork. Or they replace one unit (either indoor our outdoor) that doesnt match the other half of the system, and go cheap with a smaller unit. Get somebody that knows what they are looking to actually look at it.

You may get a buyer that knows what they are looking at (like me). I wrangled the older system advertising I noticed (plus some broken window latches, and a couple of double paned window that lost their seal) into a $4,000 USD closing cost credit in a pretty hot market area.

The housing inspector, and his $400 fee I paid, told me the house I bought needed the gutters cleaned, a driveway crack sealed up, a wood privacy fence against the home needed a standoff for termites, and some electrical covers for light switches were missing in the utility room. Mostly stuff I noted in a casual walk through myself when viewing the home.

I think home inspectors can be overrated, but a specialist (like HVAC) may be a good thing if you have concerns.

Last edited by snebarekim; Yesterday at 03:57 PM..
Reply With Quote Quick reply to this message
Old Today, 07:57 AM
6,616 posts, read 3,698,975 times
Reputation: 6102
When I bought a year ago I had an inspection done like everyone else. The report said “HVAC is beyond service life - consider replacing.” 3 separate gas furnaces/AC and a heat pump in the finished basement (yes, a big house). 3 AC/furnaces are original - 19 years old now. Heat pump is 14 years old. I had a HVAC inspection done at my expense and they were deemed to be old but serviceable.

They all work, although not efficient (SEER 10). But even my HVAC guy says “run them until they die” and that’s what I’m doing while I plan my switch out. A year on I had to replace one fan motor and run capacitor. No other issues.

OP, I would get your AC guy to come out, do a once over and then write up “working as designed” assuming there aren’t any leaks. I wouldn’t replace the coil based upon a home inspector’s report.
Reply With Quote Quick reply to this message
Please register to post and access all features of our very popular forum. It is free and quick. Over $68,000 in prizes has already been given out to active posters on our forum. Additional giveaways are planned.

Detailed information about all U.S. cities, counties, and zip codes on our site: City-data.com.


Quick Reply

Over $104,000 in prizes was already given out to active posters on our forum and additional giveaways are planned!

Go Back   City-Data Forum > General Forums > Real Estate
Similar Threads
Follow City-Data.com founder on our Forum or

All times are GMT -6.

2005-2019, Advameg, Inc. · Please obey Forum Rules · Terms of Use and Privacy Policy · Bug Bounty

City-Data.com - Archive 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 31, 32, 33, 34, 35 - Top