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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.

Tim Maitski
Atlanta Communities
www.HomeAtlanta.com
404-216-0472

 

 

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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.

 

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Atlanta Home Buyer Rebate

All information about homes from the Atlanta MLS home search engine is input by thousands of individual real estate agents throughout Atlanta and is made available through a service called ListingBook. We provide access to this data for the convenience of our clients.  We have no control over this database.  All information on this web site is copyrighted and intellectual property of HomeAtlanta.com. It is deemed to be current and accurate, but is not warranted.© 2002. Tim is a licensed Realtor with Atlanta Communities Real Estate Brokerage.

Tim Maitski is a member of the Atlanta Board of Realtors

 

01/07/2016