Do you report Age of HVAC equipment?

[Paul W. Abernathy]

Originally Posted by dandersen

I photograph the equipment data plate for record.

This is a GREAT habit to get into.......include it in your report images and file away.....so their is NO doubt.

[Adam J. Slimack]

I agree they need to be included. If the asphalt roof, forced air furnace and a/c are all over 15 years old, this is need to know information. If the water heater is 10 years old they need to know.

The client is bombarded with information over the course of the 3 or so hours we are with them and can't remember everything they need to know. I inspect alot of 50 - 100 year old homes and the people are cross-eyed by the end of some of them. Including these is part of any decent report.

I think in an effort to stream line the reporting process, the client gets further left behind with many of these 'improvements'. The wow value of the digital photos does not make up for the lack of these basics that should be included. I'll continue to take a little extra time and deliver a quality report.

Adam, A Plus

[Russel Ray]

Originally Posted by bwiley

"The cooling system in the home is nearing the age of its intended life span. The unit was operated and was functioning normally during the inspection. Because of the age of the unit, the need for repairs or replacement of the unit is possible at any time. You should budget for repairs or replacement of the unit."

And for brand new units, perhaps a slight modification:

Although the cooling system was functioning normally at the time of the inspection, remember that anything can fail at any time, even brand new equipment. Recommend doing without one margarita per day and putting the savings in a special emergency savings account for the unexpected repairs that will occur with home ownership.

[Blaine Wiley]

Absolutely Russel. I have a similar statement for new, young, and real, real old units. I just don't do the margarita thing with them.

[Russel Ray]

Originally Posted by dandersen

It's my perception and past experience that if you comply with the requirements of a higher power your liability is drastically reduced.

Which is why all of us in unlicensed states should be writing our legislative representatives requesting that someone sponsor some good home inspector legislation. I write mine the first Saturday of each money and use Massachusetts and Texas as my preferred standards.

Originally Posted by dandersen

As Russel provides an appliance report separate from his home inspection report (which is not be construed as part of his home inspection report), this brings out another tactic.

I certainly consider it a part of my home inspection report. My report is not a static document to be thrown away after the date of the inspection. My report keeps giving and giving and giving. And I keep reaping and reaping and reaping.

Originally Posted by dandersen

My perspective on this is that if I write something, I'm liable for what I write.

Can certainly be true. That's why I have so many links in my Interactive Report System, links to powers that are higher up the knowledge scale then lowly ol' me.

Originally Posted by dandersen

The less you put in the home inspection report, but still get the job done the better off you will be.

I used to think that way, but the courts are convincing (perhaps have convinced) me otherwise.

Originally Posted by dandersen

You can be liable for information you provide even if it does not pertain to the house you're inspecting.

I'm not sure I'm following you there.

Originally Posted by dandersen

The information you provide can "induce" buyer to purchase the property when it may be later perceived by a jury that the client should not have purchased the property. All of this is general and hypothetical but it is feasible.

Yeah, but now you're getting into associated risks. My risk of being injured by driving on the freeway is very high here in San Diego, but I do it each day nonetheless.

Originally Posted by dandersen

When I was a HVAC field diagnostic engineer, I came across a particular piece of equipment that in my opinion need to be replaced the day it was installed. It was junk and continues to be junk right out of the factory. To this day, this company produces a piece of equipment that has leaking evaporator coils. When you order a new coil, it has more leaks than the coil your replacing! So if I entice my buyer into purchasing a property because the air-conditioner is two years old and the house is 10 years old (but the HVAC equipment is junk and was junk two years ago)!? "Your report said it was in working order and was nowhere near the end of its projected life expectancy". Your defense, I'm only required to evaluate the equipment through the thermostat!? Not anymore !

That's one of many reasons why I provide CPSC research for my Clients. What good is a brand new, structurally sound house if the microwave is defective and the house burns down? True life experience for me for a property I bought in Slidell LA in the late 1980s. And true life experience on brand new microwaves in 2001 when many were recalled right out of the factory. One could buy a new Kenmore or Whirlpool microwave off the showroom floor with a square, green sticker next to the serial number, indicating that the defective microwave had already been repaired.

[Michael Larson]

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[mwood1]

Russell,
What were you doing in Louisiana?

[Russel Ray]

Originally Posted by mwood1

Russell,
What were you doing in Louisiana?

I'm a native Texan and a graduate of Texas A&M, with a five-year stint living in Houston. I have a gazillionbazillion relatives in Louisiana: a stepsister in Chalmette, a niece right there where the 17th Street Canal failed, a mom formerly in Slidell (she evacuated to Utah and is not going to return), a nephew in east Slidell, and a sister and brother-in-law in west Slidell. My immediate family's been in New Orleans and Slidell since 1972. Everyone lost their homes in Katrina except my sister and brother-in-law. Theirs had four feet of water in it, but theirs is the only home left in their neighborhood, out of 67 that once were there. Theirs was the last home built in the neighborhood, and they built their home on a 12-foot platform since they knew the neighborhood flooded regularly. That means there was 16 feet of water in the neighborhood and explains why theirs is the only one left.

My sister-in-law is from Mandeville. My brother was in Slidell before moving here to San Diego in 2002 to help me with my home inspection company.

I made 21 consecutive Mardi Gras--1973-1993--before I moved here to San Diego April 27, 1993.

[Bruce Thompson]

Originally Posted by bkelly2

I put an ESTIMATED age to the
roof
HVAC system
water heater


It really does not take any longer to report it.

I could not read the nameplate on this one last week and just about gave up, when I noticed the date is painted above the plate. DUH.

Those are the kind (like tripping) where you look around to see if anyone saw you.

[Bruce Thompson]

Originally Posted by rray

I'm a native Texan and a graduate of Texas A&M, with a five-year stint living in Houston. I have a gazillionbazillion relatives in Louisiana: a stepsister in Chalmette, a niece right there where the 17th Street Canal failed, a mom formerly in Slidell (she evacuated to Utah and is not going to return), a nephew in east Slidell, and a sister and brother-in-law in west Slidell. My immediate family's been in New Orleans and Slidell since 1972. Everyone lost their homes in Katrina except my sister and brother-in-law. Theirs had four feet of water in it, but theirs is the only home left in their neighborhood, out of 67 that once were there. Theirs was the last home built in the neighborhood, and they built their home on a 12-foot platform since they knew the neighborhood flooded regularly. That means there was 16 feet of water in the neighborhood and explains why theirs is the only one left.

My sister-in-law is from Mandeville. My brother was in Slidell before moving here to San Diego in 2002 to help me with my home inspection company.

I made 21 consecutive Mardi Gras--1973-1993--before I moved here to San Diego April 27, 1993.

Hey, I'm leaving tomorrow to go to Mandeville (got friends there). We're taking our church's youth group to do some post-Katrina construction (help out where needed) in Covington and Slidell.

If I see 'em, I'll say "hey".
Bruce

[waksell]

I think it is important for a home inspection report to include the date of manufacture of HVAC equipment and the water heater for a buyer to make an informed decision on purchase. If we get it wrong, we could be held liable.

Two suggestions to reduce liability;

1 - The air conditioning condenser’s date of manufacture is clearly marked on the label.
Show picture of label here_____________.


2 - The air conditioning condenser’s label does not clearly state the date of manufacture. The serial number suggests that it was manufactured in ______.
Disclaimer: Some manufacturers have been known to change their method of date coding in the serial number. Inspector assumes no liability for misinterpreting, or improperly decoding serial numbers, for the purpose of determining date of manufacture.

I do not give life expectancy. I have several web links at the bottom of my report so the client can get third party opinions.

[jmermin]

It Seems To Me That All You Non Hvac Home Inspectors Should Find A Friend In The Air Conditioning Buisnes Buy Him A Coulple Of Beers Bring Him By Your House And Ask Him To Show You Everything He Knows About Hvac In Thirty Minutes And Learn How To Read A Manufacturers Tag

[Russel Ray]

Originally Posted by jmermin

It Seems To Me That All You Non Hvac Home Inspectors Should Find A Friend In The Air Conditioning Buisnes Buy Him A Coulple Of Beers Bring Him By Your House And Ask Him To Show You Everything He Knows About Hvac In Thirty Minutes And Learn How To Read A Manufacturers Tag

This is great variety between, and sometimes even within, manufacturers, though. That's why at least two entities thought it would be useful to compile a book explaining manufacturers' tags.

[klott]

I always clean and photograph the whole component + all data plates on everything I inspect and include the close-up photo's in the report and research for recall issues thru the CPSC. I also make it a point to include wording ( in a different color)in the report on every component, the reasons why I do not make estimates as to when the component might fail or how long it should last in the description, limitations, and recommendation sections, plus the signed pre-inspection agreement. I know that's a lot of redundancy, but if I ever get accused of something, it will not be failing to let my clients know what to expect. They will have it memorized (in living color) by the end of the report.

[Michael W. Gault]

Originally Posted by dandersen

When I was a HVAC field diagnostic engineer, I came across a particular piece of equipment that in my opinion need to be replaced the day it was installed. It was junk and continues to be junk right out of the factory. To this day, this company produces a piece of equipment that has leaking evaporator coils. When you order a new coil, it has more leaks than the coil your replacing! So if I entice my buyer into purchasing a property because the air-conditioner is two years old and the house is 10 years old (but the HVAC equipment is junk and was junk two years ago)!? "Your report said it was in working order and was nowhere near the end of its projected life expectancy". Your defense, I'm only required to evaluate the equipment through the thermostat!? Not anymore !

Who might be the manufacturer of said junk???

If one may ask...