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Old 09-16-2019, 04:14 PM
 
13 posts, read 26,899 times
Reputation: 20

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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"
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Old 09-16-2019, 04:29 PM
 
73,494 posts, read 73,290,622 times
Reputation: 51079
Quote:
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"
No one can say without actually checking system pressures and performance
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Old 09-16-2019, 04:33 PM
 
Location: The Triad (NC)
29,145 posts, read 63,343,683 times
Reputation: 33460
Quote:
Originally Posted by withus View Post
Please, help me out.
AC is functioning. I had no problem while living there.
What's the problem?
Oh yeah, the BUYER might decide or has no choice but to pass (too little in cash reserves)


Don't volunteer to do the work before you have an offer contract...
but be prepared (70:30; 80:20) that you'll have to do it then.
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Old 09-16-2019, 05:16 PM
 
135 posts, read 29,072 times
Reputation: 268
Default U8

Quote:
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"
Is the inspector saying they don’t match because there is no AHRI number for evap/OD unit combination? I doubt a home inspector knows what an AHRI certification number is much less can figure out if the coil and OD unit are matched. If the inspector is correct, the mismatch is probably because one or the other failed and the repair contractor used whatever they had available rather than doing an exact match mostly likely due to cost. You said the previous owner had it for 2 yrs and you had it for 1 yr - is the system only 3 years old? Hard to imagine a mismatched coil/OD combination for a system that new. What I am thinking is, if the buyer makes a big deal about, get a competent HVAC contractor out to verify what the issue is (if there is an issue) and go from there. Also if is an old R22 system, you have a bigger issue on your hands than if it is 410A.

If it is functioning, I would hold the line on replacing, repairing or frankly doing anything to start with until I see what the buyer does. Also, consider pushing some cost back to your agent if you can .. agents will sometimes take care of smaller repair issues with a commission credit to the buyer from their commission depending on how badly they need the deal. I just had one last month where the seller refused to fix anything - told the buyer you inspect all you want but if you buy it is coming to in “AS IS WHERE IS” condition. The buyer agent came out of pocket $1500 to get the deal done.
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Old 09-17-2019, 06:27 AM
 
5,633 posts, read 2,587,588 times
Reputation: 16181
How does it work? Does it get the house cold? Does it cycle constantly?


I am at a loss to understand how a house inspector, unless he also had a history of expertise in AC system design, would be able to tell that there are "mismatched" components. For one thing, the evaporator coil is in its case. Did he take the covers off to check it? That's not something I've seen a house inspector do. And I would expect that to be able to determine the heat exchange capacity of an evaporator, you'd have to take the model number and serial number and look it up.


My guess is that he felt he had to find something, and the evaporator "looked big" or "looked small".
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Old 09-17-2019, 06:36 AM
 
73,494 posts, read 73,290,622 times
Reputation: 51079
Quote:
Originally Posted by turf3 View Post
How does it work? Does it get the house cold? Does it cycle constantly?


I am at a loss to understand how a house inspector, unless he also had a history of expertise in AC system design, would be able to tell that there are "mismatched" components. For one thing, the evaporator coil is in its case. Did he take the covers off to check it? That's not something I've seen a house inspector do. And I would expect that to be able to determine the heat exchange capacity of an evaporator, you'd have to take the model number and serial number and look it up.


My guess is that he felt he had to find something, and the evaporator "looked big" or "looked small".
the tonnage is usually on the evaporator nameplate as well as the model number usually has the size embedded in the digits of the model number
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Old 09-17-2019, 07:03 AM
 
Location: annandale, va & slidell, la
7,828 posts, read 3,196,606 times
Reputation: 6675
Quote:
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"
No, the buyer can take it or leave it.
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Old 09-17-2019, 09:01 AM
 
3,919 posts, read 3,249,463 times
Reputation: 8442
Unless you are selling it as a new house, buyer expected to be buying a used house with used components. A working AC system satisfies the "functioning component" expectation. It's an attempt to get a little bit better deal. Depending on other circumstances of the deal I'd either refuse outright, agree outright or offer a nominal amount to continue towards closing.
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Old 09-17-2019, 10:53 AM
 
6,613 posts, read 3,698,975 times
Reputation: 6102
"However, recommend evaluation by a qualified licensed contractor and repair or replace as needed."

The key word is "recommend". If the unit works and isn't at end of life (i.e. 15+ years old), and the electric bills aren't outrageous then I'd say no to offering any concession on this.

The system works.

Where a "matched" set is important is for determining an actual SEER rating. How old is the system? You can usually tell from the outside condenser serial number.
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Old 09-17-2019, 12:31 PM
 
Location: USA
370 posts, read 113,475 times
Reputation: 443
Quote:
Originally Posted by withus View Post
...The inspector indicated that the interior evaporator coil and exterior condenser coil sizes do not match, ....Do I need to replace size-mismatched coils at $1,000? I assume that a contractor will say "replace it"
What are the sizes?
In some cases a 3-ton coil can be put with a 2.5-ton condenser and INCREASE the efficiency/performance!
Did inspector take temp measurements (incoming/outgoing air) differential? THAT'S his job.

If the buyer & inspector wants to play 'ac-engineer' let them do it on their own dime.
If the temp differential is adequate, it works; done!
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