From time to time I get calls from folks that are selling their properties about items that have been discovered during the inspection. I would have to say that this is especially true on properties that have been rehabbed. For the sake of profitability, it is not unusual for rehabbers to "make do" with what they have or has been installed. This seem especially true of HVAC systems.
To make a short story long, I received a call from a rehabber giving me a royal chewing because I stated that the HVAC system was too small for the property. He complained that this was the unit that was installed when he purchased the property and it works just fine.
Well although that is true, the rehabber converted the basement, thereby adding an additional 1500 square feet that the unit has to condition. Bear in mind that the "rule of thumb" guideline that inspectors need to use for cooling is approximately 650 square feet per ton of unit.
The science behind this is that the first task for a cooling system is to dehumidify the air and then to condition it. If the unit is too big, then it will not adequately dehumidify although it will certainly cool the air. This can lead to water condensation and water stains on the ceiling. If the unit is too small, it will not do a good job of either, and the unit will have to continuously run just to conditioning the air.
As I explained to the rehabber, "Yes, you can take the engine out of a Corolla and put it in your Hummer. It will work, but there just might be something lacking in the performance." The same holds true for using a 3-1/2 ton unit to condition a 3700 square foot house. It will work, but...
Y'all have a G-r-r-r-reat day... ;-)
If you or someone you know is purchasing or listing a home in Brentwood, Franklin, Nashville, Spring Hill or Thompson's Station in the Davidson or Williamson county area of Middle Tennessee and would like more information about getting a CERTIFIED pre-listingor home inspection, give us a call at 615.661.0297. You can visit us online at www.completehomeinspectionsonline.com - Check out our monthly newletter
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