Is Your Real Estate Transaction Threatened by Adverse Home Inspection Remarks?
Fight Back!
I received a frantic phone call yesterday from a homeowner selling their new construction home in Annapolis (it was just two years old). It seems the unlicensed home inspector sent out by the realtor referred franchise had called out a significant defect related to the compressors on the split system, high-efficiency HVAC units. The exact verbiage used was "Low improper running load amp detected when tested. The running load amp (RLA) is 12.8, and the measured amperage is 3.9." The buyer was understandably upset that there could be something apparently so significantly wrong with their "turn-key" home, and the seller was concerned that the contract would be broken due to the inspection contingency clause. My task, evaluate the HVAC system and the summary report to determine what, if anything, was wrong... What follows is an excerpt from my narrative to the homeowner:
"The HVAC system ran properly using normal controls. There were no observable defects during operation, nor were there any observable defects in the system installation on the day of evaluation. The filters and registers are moderately dirty and in need of routine replacement and cleaning. The reasoning behind “defects” cited in the summary report are questionable. For example, COMAR does not require measurement of amperage as part of a home inspection evaluation of an HVAC system. There are actually good reasons for this. In this particular case, the inspector evaluating a two-year-old high-efficiency unit is particularly misguided/wrong. RLA: is actually the acronym for "rated load amps--the maximum current a compressor should draw under any operating conditions.” Often mistakenly called running load amps which lead people to believe, incorrectly, that the compressor should always pull these amps. You should never use the listed RLA to determine if the compressor is running properly or to condemn a compressor. The running amps of a compressor are determined by the evaporator temperature, condensing temperature, and the line voltage, and RLA has no bearing on the reading taken at any point in the HVAC unit’s operational cycle. RLA is only supposed to be used to properly size the components of the supporting branch circuit, not for a technician to use for evaluation of its running characteristics. Not only that, but figure the astronomically high odds of both compressors failing at the exact same time –not likely indeed."
The COMAR clearly states what is expected in a home inspection, and inspectors who depart from these requirements do so at their own peril. For example, there were other "defects" that were mentioned, such as the unsafe garage door openers, but the "inspector" failed to test them properly and they worked just fine. In total, there were two out of a dozen alleged defects that were legitimate--a whopping 17% accuracy rate... Would you willingly pay $200-400 for an inspection with less than a 20 percent accuracy rate?!? Of course not, but when you hire just any home inspector referred by a realtor or who works for a franchise, that's what you're getting ofttimes. Be a smart consumer and hire your own professional...
For the other guy who called me yesterday wanting me to cut my inspection rate in half; you'll keep hiring these $200 inspectors. I love reading their made-up doo-doo, and their inability to get up on a roof or enter a crawl space is laughable as well. If you find yourself in a "bufoon generated sales crisis" or a similar situation, give me a call. No deal should be needlessly jeopardized by a bloviating, arrogant "inspector" who obviously lacks proper training and/or experience (much less licensure)!
