The Home Inspector's HVAC
Evaluation Is not Enough
I just had an experience that shows you why you probably should pay to get a
licensed HVAC contractor to evaluate the systems during your due diligence of
buying a home.
My buyers' inspector found the HVAC systems to be 11 years old but the systems
seemed to be working the way they should. The inspector showed that there was a
16 degree difference between the input and output air temperature for the AC.
The furnace was blowing hot air like it was supposed to.
But my buyers wanted to really have someone look over the systems so they got a
HVAC contractor to come out and test them out for $89.
They found that one AC system was low on refrigerant and the other one was
overcharged with refrigerant. The HVAC contractor had a refrigerant detector
that detected the presence of refrigerant at both coils. They said that there
was probably a small leak somewhere in the coils and it would need to eventually
be fixed.
In our inspection amendment we requested that both AC units be replaced since
repairing them with soon to be obsolete R-22 would not be feasible.
We had the company give us an estimate for $10,000.
The listing agent wanted to take care of it with the home warranty that they
were providing but there are limitations to the coverage. Usually there is a
maximum cap of around $2000/policy.
The seller agreed to reduce the sales price by $10,000.
So that $89 HVAC inspection saved my buyers $10,000
If my buyers had just gone by the inspector's report, they would not have gotten
a $10,000 concession and would probably be having cooling problems next spring.
Our market area is in the
north metro Atlanta area.
We service Cobb County,
north Fulton County, Dekalb
County, Forsyth County and
Gwinnett County. We
are very familiar with Sandy
Springs, Dunwoody, Marietta,
Roswell, Alpharetta,
Buckhead, and Midtown.
We have sold homes inside
the perimeter and outside
the perimeter. We
can't know everything so for
clients who want to look for
property in Peachtree City,
Newnan, Stone Mountain,
Douglasville, Macon and
areas further out we will
gladly recommend a good
agent who specializes in
those areas.
We help buyers negotiate
with builders for
residential new construction
houses. New houses in
Atlanta are hot right now.
We can represent you in the
purchase of your new house
built by any of the
following builders: Torrey
Homes, MDC Homes, Centex
Homes, Pulte Homes, Morrison
Homes, Ryland Homes, John
Wieland Homes, Winmark
Homes, Meridian Homes, John
Willis Homes, Benchmark
Homes and many more home
builders.
We can help clients find
short term apartments for
rent but normally we don't
work with clients who are
just looking for rentals.
We do help clients find
Atlanta condos. We can
also help you purchase HUD
homes in Atlanta. We
are an authorized agent with
them and have the HUD key to
get into HUD homes. We
have access to foreclosure
homes that banks want to
sell.
We love showing executive
homes and luxury homes. We
always like to know how
people find our site.
Send us an email and tell us
which search term you used.
Some terms that we might be
found by are realty Atlanta,
Ga homes, Atlanta realty,
condos Atlanta, Atlanta
realestate, Atlanta
property, houses Atlanta,
Atlanta realtors, Ga houses,
or realtors Atlanta.
Maybe you found us by typing
in Atlanta MLS listings, or
Atlanta MLS search, or MLS
Atlanta GA. Hopefully we
don't come up under nursing
homes or funeral homes.
It is always amazing to me
how the Internet can allow
total strangers to find each
other and build new business
relationships. It
truly is becoming a small,
interconnected world.
