On my earlier post I gave you a look at one of the things in the inspection profession that happens on occasion and is difficult to deal with but it's not all bad. About a month ago I performed an inspection for a couple that just moved to the Richmond area. The home that they were purchasing was their first home and they were like a couple of sponges soaking up every bit of information that I would give them. During the inspection I noticed that the water heater was buldging in the back and the tank was sweating around the back seam and the thermostate. I pointed this out to the client and the agent as being a defect and should be replaced and noted the same in the inspection report.
The home was listed as 3868 square feet on the MLS, the county tax records showed it as being 3040 square feet. While evaluating the HVAC system I noticed that the two units did not appear to be large enough to properly service the required area. I offer services to my clients that have been donated from other company's such as a free HVAC evaluation by a master HVAC contractor. Anyways, I call my HVAC guy that Saturday morning and he came out to the inspection to honor the free evaluation for my clients. What was discovered was just what I had originally noted and that was that the units were too small. It turns out that the sellers had finished off the basement and had not upgraded the HVAC system.
The agents handled the repair request perfectly. The client was so impressed with the service and the information that they referred me to their best friends to perform the inspection on the property that they would be purchasing the following week. After it was all said and done the seller agreed to repair almost everything that my client ask for and agreed to credit them 6800.00 to have the HVAC system upgraded and the water heater replaced. This one turned out great for all parties envolved.
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