It Will Work, But...
     I get calls from folks that are selling properties about items that have been ID plate for a typical compressor unituncovered during the inspection, especially if it involves a rehab. For the sake of profitability, it is not unusual for rehabbers to "make do" with what they have or items that have been installed.
     One of the items home inspectors check is make sure the size of the HVAC unit matches the foot print of the property. The "rule of thumb" guideline that inspectors need to use for cooling is approximately 650 square feet of living space per ton of unit.
     The main purpose of an AC unit is to first dehumidify, then condition the air. 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 try to do something with the air. conditioning the air.
     Putting a 3-1/2 ton unit into a 3700 square foot house will work but... It is like putting a 4 banger engine in a Hummer. It will work and get you from point A to point B, but there just might be something lacking in the performance department...

This posting and the contents herein is the intellectual property of Michael Thornton, CEO of The Complete Group.

Complete Home Inspections, Inc
615.661.0297
Brentwood, TN
 
Our Website address is:

This post is a contribution to the ActiveRain Real Estate Network.

 

 
This post has been included in Tennessee Real Estate News Davidson County, TN Real Estate News Nashville, TN Real Estate News
Post is included in group: Blogs Happen...
Post is included in group: Home Inspectors across the country
Post is included in group: Independent Thinking Inspectors
Post is included in group: Square Pegs
Post is included in group: Home Inspector's Corner

45 Comments on It Will Work, But...

20 Most Recent Comments Displayed Show All

AUG
10
2011
1 Featured Post

Great post, Michael. I personally know several investor/rehabbers who do things that, in my opinion, are below the desired standard. They see this "just getting by" kind of repair work as "good enough". It's for this reason that I don't work with them anymore.
10:21am • #26
101,303 Points 1 Featured Post Outside Blog Attended Rain Camp Called Shot Master

Thanks for sharing the helpful info. 
10:30am • #27
836,586 Points 69 Featured Posts Outside Blog Called Shot Master

This busts the idea of "more is more" or better....If not educated, by increasing the BANG for the buck, you end up causing more problems instead of more air conditioning...good one and thank you
10:38am • #28
859,665 Points 174 Featured Posts Outside Blog Attended Rain Camp Called Shot Master

Great point!  I usually see this sort of thing on low to mid-range remodels where they builder or homeowner could get a deal on something that wasn't right but was good enough.  The buyer is then in a position to have to redo it to make it right. 
10:42am • #29
201,876 Points 2 Featured Posts Called Shot Master

I second the question regarding the formula fit across the country?  Does 650 sq ft per ton of cooling power work in the desert? 
11:58am • #30
569,044 Points 1 Featured Post Localism Sponsor Outside Blog

Hi Michael,  Interesting !  I was not aware that using a larger then needed A/C unit would be a mistake.  Would you please enlighten me a little ?  Thanks in advance !
12:29pm • #31
732,338 Points 13 Featured Posts Outside Blog Attended Rain Camp Called Shot Master

Hi Michael...Congratulations on your feature post...Great information to know. So lets see I have a 1990 sq.ft two story house I'll need a 3 ton unit correct?...does the formulas work with a two story house?

Cheers
12:42pm • #32
100,510 Points 1 Featured Post Outside Blog Attended Rain Camp

Michael, I have noticed that as a Buyer Representative, we need to get educated on these things in today's market because the rehab properties are a large segment of sales and we need to be able to point out things like this to our buyers- hopefully BEFORE we get into escrow and spend money on inspections. If I find something out of the ordinary right off I include that repair or replacement in our initial offer to save the headaches. Thanks for your post!
12:44pm • #33
636,173 Points 10 Featured Posts Localism Sponsor Outside Blog

I have to second the comment, I have the hardest time reading the labels on the units, because they don't seem to be written for realtors.
5:14pm • #34
317,758 Points 18 Featured Posts Outside Blog Attended Rain Camp Called Shot Master

I do love the inspection information!  Congrats on the feature teach.

So, we have the formula, but where do we find the tonage on the label?
7:39pm • #35
757,901 Points 37 Featured Posts Outside Blog Called Shot Master

Michael....I didn't know that....This will help me when looking at property.....Thanks!
Hope you had a great day!---Rob

Go Vols!
7:50pm • #36
100,135 Points Outside Blog Called Shot Master

thank you for sharing
9:03pm • #37
759,094 Points 105 Featured Posts Outside Blog Called Shot Master

I'm with Lenn. I wouldn't even know where to look for the information. That's why those things are better left to inspectors like yourself.
10:21pm • #38
AUG
11
2011
292,116 Points 66 Featured Posts Outside Blog Called Shot Master

Michael,

Funny how we see the AC units different. Out here we do not need them or think about them for dehumidifying. In fact we already have such low humidity that it is very hard on wood surfaces and such. We just want the cold (cooler). We have the proverbial DRY Heat much like the SW US. We can get away with a ton per 1000 here. So that baby may just work here ; )
1:42am • #39
567,423 Points 140 Featured Posts Outside Blog Called Shot Master

I never check the size of the unit as part of the inspection. One reason being there are too many variables that can determine the proper sized unit. One item I always check is the breaker size and wiring against the data plate. Many times there are issues with the electrical for the A/C system.
7:08am • #40
548,345 Points 3 Featured Posts Outside Blog

Michael, I have heard that putting in an oversized air conditioner is just as bad as installing an undersized air conditioner.
9:48am • #41
564,533 Points 10 Featured Posts Outside Blog Attended Rain Camp Called Shot Master

Funny analogy of the engine in the Hummer.  So many folks want to go with a larger A/C unit and don't think about the extra moisture problems is make cause.  Thanks for the info.
1:35pm • #42
185,239 Points

Michael - Thanks for the insite. I'm in the same boat with everyone who didn't know that bigger wasn't better in the A/C department.
2:32pm • #43
AUG
12
2011
1,440,059 Points 26 Featured Posts Outside Blog Called Shot Master

Good post.  In Maryland, many of the air conditioning systems are actually too small for the square footage.

 Blooming for you!
9:24pm • #44
AUG
16
2011
516,288 Points 5 Featured Posts Outside Blog Called Shot Master

Good to know Michael!  It helped knowing how to calculate the tonage too!  Thanks for sharing.
8:59pm • #45

20 Most Recent Comments Displayed Show All

Login or register to leave a comment
 
Adsc_2328 Ambassador_large

Michael Thornton - Nashville, TN area Home Inspector - 615.661.0297

Brentwood, TN

More about me…

Complete Home Inspections, Inc.

Address: 217 Jamestown Park Road, Suite 12, Brentwood, TN, 37027

Office Phone: (615) 661-0297

Cell Phone: (615) 473-8803

Email Me



Listings

Links

Archives

RSS 2.0 Feed for this blog