Inspection of refrigerators

[Russel Ray]

Originally Posted by dbowers

We don't do refrigerators, washers, dryers, portable dishwashers, window A/C units, etc.

Or any other personal items, such as plasma televisions, stereo systems, surround sound entertainment systems, computers, space heaters, etc.

I do include some pages in my Free Appliance Package so that they can record the information on personal items. I do all the non-personal items for them.

[Jason1]

Originally Posted by bhartley

Same thing I do. But now it does not work three weeks later, and they want a new one.

Tell them to go pound sand.

What's next to go that you are going to cover? Where does it end?

[Russel Ray]

Don't tell them to pound sand, but send them this document, or become sufficiently familiar with it that you can tell them politely what it says. It's from SOLUTIONS.

[Jason1]

Originally Posted by rray

Don't tell them to pound sand, but send them this document, or become sufficiently familiar with it that you can tell them politely what it says. It's from SOLUTIONS.

Ok, Russel is right. But if that doesn't work, then tell them to pound sand.

[jpilipczuk]

We dont test appliances either. If the seller is there we ask them if the appliances that are staying all work, and note same on the report. We note brand names in case they are switched with less expensive brands prior to the closing.

[W. Michael Chris]

Originally Posted by bhartley

What guidelines do most of you follow when conducting inspections of refrigerators? Thanks, in advance for the advice.

Usually I write one of the following:
1) Refrigerator was noted, but not tested.
2) Refrigerator is cooling. No inspection is made of interior components (shelving, racks, pans, interior walls, etc.) in occupied homes
3) No refrigerator was present.

If the buyer is present, will usually do temp readings and let them know the temperture verbally, most likely will not write in report.

Hope this helps.

[Jeff Merritt]

I also get the serial # I have had a call on switched refrigerator

[Russel Ray]

Originally Posted by jmerritt1

I have had a call on switched refrigerator

During my decades in real estate, I have switched refrigerators, water heaters, disposals, dishwashers, ranges, microwaves, washers, dryers, cooling condensers, and furnaces. That's why, as a home inspector, I take pictures of absolutely everything on the property, inside and outside. I don't use all the pictures in the report, but they can come in handy.

[W. Michael Chris]

Originally Posted by rray

During my decades in real estate, I have switched refrigerators, water heaters, disposals, dishwashers, ranges, microwaves, washers, dryers, cooling condensers, and furnaces. That's why, as a home inspector, I take pictures of absolutely everything on the property, inside and outside. I don't use all the pictures in the report, but they can come in handy.

Forgot to included that I take pictures of everything as well - most do not make the report, but when the client comes back and asks . . . they sure come in handy.

[klott]

A standard inspection should only include permanent fixtures. Appliances can be easily removed or replaced with faulty look-a-likes. You can offer ancillary inspections on appliances and earn more money. As far as refridgerators, you note any outside damage,check door seals,check interior lights,shelves and drawers for cracks,rust and supports. Check controls and vents. Temperature,check the coils underneath or on the back,for clogging from dust and dirt buildup,also if the unit is operating properly the coils should be warm or hot to touch. And last but not least locate the defrost timer and turn the knob to put it in the defrost mode.To verify the timer works,note the position of the knob when the defrost cycle started,then rotate the knob around and stop just before it. Wait a few minutes and it should go into the defrost mode automatically. If not timers bad. Next verify that the heating element is working,while it's in the defrost mode unplug the refridgerator and then whatch the plug closely as you plug it back in,it should arc. If the freezer is empty you can just look at the vents in the back wall and you should see a red glow after minute or so. NEVER touch the element!,it will burn you. Always write down the serial and model numbers take a picture inside and out and put it writing that you offer no future warrantees or gaurantees of any kind. (Note chest freezers do not have defrosters)

[Russel Ray]

Originally Posted by klott

A standard inspection should only include permanent fixtures. Appliances can be easily removed or replaced with faulty look-a-likes. You can offer ancillary inspections on appliances and earn more money. As far as refridgerators, you note any outside damage,check door seals,check interior lights,shelves and drawers for cracks,rust and supports. Check controls and vents. Temperature,check the coils underneath or on the back,for clogging from dust and dirt buildup,also if the unit is operating properly the coils should be warm or hot to touch. And last but not least locate the defrost timer and turn the knob to put it in the defrost mode.To verify the timer works,note the position of the knob when the defrost cycle started,then rotate the knob around and stop just before it. Wait a few minutes and it should go into the defrost mode automatically. If not timers bad. Next verify that the heating element is working,while it's in the defrost mode unplug the refridgerator and then whatch the plug closely as you plug it back in,it should arc. If the freezer is empty you can just look at the vents in the back wall and you should see a red glow after minute or so. NEVER touch the element!,it will burn you. Always write down the serial and model numbers take a picture inside and out and put it writing that you offer no future warrantees or gaurantees of any kind. (Note chest freezers do not have defrosters)

Wow. Just inspecting the refrigerator would take longer than most of my inspections do right now.

[waksell]

Originally Posted by Scott Schultz

4. open freezer door
5. insert hand
6. if it feels even colder, it works

seriously, generally i use my infrared thermometer to make sure the fridge and freezer are around the appropriate temps. 40 or so for the fridge and around 0 for the freezer....give or take a few.

Does anyone know the maximum safe temperature for food storage in a refrigerator? Seems to me I recall it is 42°.

At what temperature would you be concerned with?

[David P. Valley]

I don't do refrigerators. If the appliance is not attached, it is not inspected.

I've had issues (in the past) where the Sellers switched the refrigerator with an oldie, after Buyers walked through.

[klott]

Nah it's quick easy money,it took me longer to post that reply than it would to inspect one. I was a appliance technician for sears.

[David P. Valley]

Originally Posted by waksell

Does anyone know the maximum safe temperature for food storage in a refrigerator? Seems to me I recall it is 42°.

At what temperature would you be concerned with?

Even though I don't inspect refrigerators, I can tell you that the preferred temperature is somewhere between 35 and 38 degrees F (1.7 to 3.3 degrees C). Anything higher than that, foods will spoil too quickly.