The Inspector's HVAC Evaluation in not Enough

Real Estate Agent with Atlanta Communities Real Estate Brokerage GREC #208281

I just had an experience that shows you why you probably should pay to get a licensed HVAC contractor to evaluate the systems during your due diligence of buying a home.  

My buyers' inspector found the HVAC systems to be 11 years old but the systems seemed to be working the way they should.  The inspector showed that there was a 16 degree difference between the input and output air temperature for the AC.  The furnace was blowing hot air like it was supposed to.

But my buyers wanted to really have someone look over the systems so they got a HVAC contractor to come out and test them out for $89.

They found that one AC system was low on refrigerant and the other one was overcharged with refrigerant.  The HVAC contractor had a refrigerant detector that detected the precense of refrigerant at both coils.  They said that there was probably a small leak somewhere in the coils and it would need to eventually be fixed.

In our inspection amendment we requested that both AC units be replaced since repairing them with soon to be obsolete R-22 would not be feasible.

We had the company give us an estimate for $10,000.

The listing agent wanted to take care of it with the home warranty that they were providing but there are limitations to the coverage.  Usually there is a maximum cap of around $2000/policy.

The seller agreed to reduce the sales price by $10,000. 

So that $89 HVAC inspection saved my buyers $10,000

If my buyers had just gone by the inspector's report, they would not have gotten a $10,000 concession and would probably be having cooling problems next spring.

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About the Author:  Tim Maitski has been a full time Realtor since 1999. He has sold several hundreds of homes in areas around metro Atlanta.  Tim started with RE/MAX Greater Atlanta and is now with Atlanta Communities Real Estate Brokerage.


Along with blogging on ActiveRain, he provides one of the best real estate websites in Atlanta at .


His proprietary  "Maitski Line Reports" chart out the absorption rates over the past 14 years in 37 different market areas.  Know when it's a good time to buy or a good time to sell.    


His online Property Tax Calculator allows you to compare property taxes in many counties and cities around the Atlanta area.  He provides the Atlanta MLS Power Search Tool that allows searches of homes using over 35 specific criteria.


Over the years, Tim has optimized his business so that he now can offer a huge 50% commission rebate to his buyers.  The more experience one gets, the easier the job becomes.


Tim also has a "Five Days to Sold" System that uses an intensive marketing blitz to create a showing frenzy that creates urgency and offers.


Tim is always looking to LinkIn with anyone who is interested in building their social network.


View Tim Maitski ●Atlanta Realtor●'s profile on LinkedIn


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David Gibson CNE, 719-304-4684 ~ Colorado Springs Relocation
Colorado Real Estate Advisers LLC - Colorado Springs, CO
Relocation, Luxury & Lifestyle residential



Bravo – you did your clients an outstanding service. Many sellers have Freon added right before putting the house on the market. They don’t know or feel compelled to disclose that the unit(s) needed Freon which as in your case is indicative of a leak.

Oct 05, 2015 03:01 AM #1
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