Why do inspector's say my client's furnace or water heater needs to be replaced when they are working just fine?

Answer:

Most inspector's (like Realtor's) are trying to protect their client from having to deal with expensive component replacement . When we estimate the particular component is at or past its expected life expectancy, then we advise or client of this. The chances of the furnace, for example, failing increase dramatically when its past its life expectancy. The National Association of Home Builders publishes this information and we refer to it when evaluating a component of the home. We also take into account the maintenance or "lack of maintenance."

When a furnace isn't working, the client will get cold but with water heaters there is the possibility of floods. Many homes  have their water heaters installed in the living area of the home. This can be a real issue when the water heater is approaching the end of its life, which is 12-15 years. For many homeowners, as long as water heater is doing its job, why replace it? The problem is that if it starts to fail, you need to be alerted to the problem before a little leak turns into a big leak. Visualize someone taking a garden hose, turning it on full blast and dropping it by your water heater.  It won't be a pretty sight for your client and guess who the first they will call?

With all gas appliances there is always the possibility that they will produce carbon monoxide if they are not working properly. Every year we hear about carbon monoxide poisonings and they are easily prevented with regular maintenance and having a carbon monoxide detector. If a client's property doesn't have one, Pacific Crest always will recommend one.

Rick Bunzel 
Pacific Crest Inspections
Affiliate of the Year 2006-2007
WWW.PacCrestInspections.com
360-588-6956
Fax 360-588-6965
Toll Free 866-618-7764