FHA HVAC question

[incognito]

Being a central Florida appraiser, I haven't had to deal with this before. As you know, it has been cold here! When completing FHA inspections, it is not possible to verify the operation of Heat Pump Air conditioners or heaters, as they do not operate when it is cold. (they turn on, but will not deliver heat or colder A/C than the ambient temp). Of course, it is easy enough to test the heat strip heat, but no way of verifying operation of the heat pump for several months?

Clearly I report this, but will FHA require a follow up inspection when the outside temp is higher? How do you northern guys complete and report an FHA HVAC inspection when it is freezing inside and outside in a vacant house and the heat pump wont produce warm or cold(er) air??

Every visual indication is that the system is in working condition, and I hate to require a follow up inspection just for this on an otherwise meticulous house.

 

[incognito]

OK, I answered my own question.

Checking Mechanical Systems - Please see: Mortgagee Letter 2005-48 An appraiser must examine mechanical, plumbing and electrical systems to ensure they are in proper working order. The appraiser should turn on the systems and observe their performance. The appraiser may call for a certification of a system when he/she cannot determine if it is working properly. An appraiser should not arbitrarily call for such certifications and should understand that they are still responsible for checking on the adequacy of these systems at the time of appraisal. For 2-4 units, note the type of heating and cooling for each unit, if different. Do not operate the systems if doing so may damage equipment, or when outside temperatures will not allow the system to operate. Note in the appraisal report why the system(s) could not be tested.

However, do you know if this means that a follow up inspection will be required, or does it get waived (this could hold up a closing for months up north!)

 

[Mark Leith]

Incog...

This is what I use...

Central air (Heat pump) units could not be tested due to weather conditions. The operation of the units could cause internal damage.

Never had a final for this..

Mark

 

[RSW]

I do not test the heat or air system on a heat pump if the temp. may cause damage to it. I have a statement in the report that it was not tested due to possible damage if tested. There is something in the the FHA protocol but I can't get to it right now as I am away from my desk.

 

[Aprazr]

Just an FYI....HVAC stands for High Volume Air Conditioning which is typically found in Commercial properties only and NOT in Residential situations.

Just did one myself yesterday that I could not (would not) turn on the A/C system due to temperature below 50 degrees. It was an FHA and I stated so in my report and called for it (along with loose wiring not correctly installed on the disposal).

As a Home Inspector for 17 years prior to becoming an appraiser I know this WILL damage the unit as it is compressing 'already cold' air into smaller lines that simply will not hold the 'pressure' of it being re-condensed, therefore, liable to break the freon line and/or burn out the motor due to overworking it.

Blessings to all !
Gregg White

 

[Mike Garrett RAA]

Don't have that problem here,. but we do not "test" air condioning in the winter when the temps are below freezing. That's almost every day December to May...LOL.

 

[incognito]

Mr

Just an FYI....HVAC stands for High Volume Air Conditioning which is typically found in Commercial properties only and NOT in Residential situations.

That is even funnier than the other thing people think it stands for, High Voltage Air Conditioning. No, that is wrong too!


Just an FYI, I certainly am glad you are not a home inspector any more, and I am troubled you are an appraiser. HVAC stands for Heat, Ventelation, Air Conditioning... You may want to look that up...

 

[Mike Garrett RAA]

He spoke with the wisdom that can only come from experience, like a guy who went blind because he looked at a solar eclipse without one of those boxes with a pinhole in it and now goes around the country speaking at high schools about the dangers of looking at a solar eclipse without one of those boxes with a pinhole in it.

 

[BRCJR]

Just an FYI....HVAC stands for High Volume Air Conditioning ......................................................Gregg White

Thanks, for all these years I thought it was Heat Vent / Air Conditioning.

 

[Aprazr]

Ok....Heating, Ventilating, Air Conditioning. Wikopedia even states:
"
HVAC is particularly important in the design of medium to large industrial and office buildings such as skyscrapers and in marine environments such as aquariums, where safe and healthy building conditions are regulated with temperature and humidity, as well as "fresh air" from outdoors."

Like I said, not normally found in Residential properties. I wrote that post at 6am or so this morning and KNEW BETTER....sorry for the mis-guidance. Guess my coffee was not 'kicking in' at that time (lol)

And PLEASE, don't be troubled that I am a Professional Appraiser having completed over 7,000 appraisals.....PLEASE don't let that bother you (lol)

Blessings to all!
Gregg White