The Homebuyers Guide to AC Systems Part 1 of 3

Homeowners your hands one of the most important documents you can possess before you

purchase a home! What every homeowner or potential homeowner absolutely needs to know and understand is this, you as a homeowner have ALL the responsibility to make sure your new home is going to function and be an energy efficient home.

I am a Professional Home Inspector in McKinney, TX. This document is written for the homeowner to understand the city inspections. This article is not referring to the third party inspection completed by a licensed Professional Home Inspector.

The Problem for Homebuyers:

Texas has a weak city inspection process regarding heating and air conditioning systems in new homes being built today. Most homes that have been built since the new energy code was adopted in 2001 will not meet the requirements of the new energy code. Potential homebuyers all over Texas and the country are under the false impression that the local code officials and building inspectors in their cities and communities are looking out for the homeowner(s) and making sure the heating and air conditioning systems in new and existing homes actually work according to the new code.

This is not true in three respects;

1. Safety - City inspections are only required to inspect the heating and air conditioning systems for proper installation regarding functionality and safety issues. The inspections are primarily done to identify installation issues that would contribute to a possible fire and for proper connection of the condensate drain to the sanitary sewer system. They also look for accessibility to the unit for maintenance. Many times there are poor installations and items missed with the electrical wiring and fuel supply to the heating section of systems.

2. Functionality- Inspections are not required to NOT check out, test, or verify the system will actually operate. All of the city inspection departments that I have contacted and discussed this issue with have basically the same standard when it comes to the inspection of residential home construction. The inspections are done under the title "Non-Functioning Inspection"! You may be asking what does this mean.

The code officials are not required to test or operate the heating and air-conditioning system in your home period! The cities and communities where you live do not want the liability and financial responsibility to make sure AC systems work correctly or meet the new energy codes. They do not want to position themselves between the home buyer and home builder! Does this surprise you? Every homeowner I have worked with and tried to help regarding a new home with an AC system that does not work correctly was surprised to learn this.

3. Energy Efficiency - Most of the new homes built today all over Texas and the country will not meet the new energy codes. In Texas the International Energy Conservation Code (IECC) was adopted in 2001. When the legislature passed the bill adopting the code it did not pass the required legislation to give the state the jurisdiction to enforce the new code. I discovered homeowners in Texas were at a huge disadvantage and risk when purchasing a new home in Texas. The state would have to introduce a new bill and pass it through the legislature to give the state jurisdiction to enforce the energy code adopted in 2001. In the seven years that have passed since the new code was adopted many homeowners have been taken advantage of by homebuilders who know they will not be caught or held responsible to meet the new energy code requirements.