Lancaster Home Inspections, Inc

2-6-17Concerning electric heat pumpA home inspection was performed at *** *** ***, Landisville on Sept30th for *** *** ***.The inspection was performed by myself at which time I explained verbally and also in writing via a written general home inspection report provided to ***
*** that I recommended further investigation of the heating system by an HVAC contractorThe further investigation by a heating contractor was suggested due to observations made of the heating system and because of the service records notes on the heat pump which pointed out past malfunctions in both the refrigerant side and auxiliary heat side of the heat pumpA photo of these service records was included in the inspection report which described the defects in addition to a description of the noted defects and recommendation for further investigation.In addition at the time of the home inspection, the present homeowner stated to me that the listed defective items on the past service records had been professionally repaired by an HVAC contractor including repair of a refrigerant leakI observed that the service records indicated that the refrigerant leak could not be found and that only a re-charge of the system was performedBecause of this contradiction, I recommended in the home inspection report to contact the service company that has performed the repairs or has been servicing the heat pump to confirm these repairsI also recommended in the written home inspection report that a refrigerant charge test and a leak test also be performed by an HVAC contractorI also recommended in the written home inspection report that the auxiliary heat operation be verified by an HVAC contractor.Verification of the condition of the heating system required further investigation by an HVAC contractor which is beyond the scope of a general home inspection, although *** *** and some HVAC contractors may think otherwiseThe scope of a general home inspection is defined in the American Society of Home Inspectors Standards of PracticeThese national guidelines were followed for the scope of work included in this general home inspectionWhen further investigation is suggested by a home inspector for a specialist such as an HVAC contractor, then the buyer must decide if he or she wants to purchase the home or perform the investigation*** *** decided to purchase the home without taking my advice for further investigation by a heatingcontractor.The home inspection was performed on September 30th of *** *** did not settle on the home until over one month after the home inspection and did not contact our company with a complaint on the heating system until four months after the home inspectionThe home inspection only addresses the condition of the heat pump at the time of the inspection and Lancaster Home Inspections Inccannot be responsible for any further defects that may have occurred after the system was inspected*** *** *** also stated that the screws were missing from the exterior unit at the access panel and the fanThis was not the case at the time of inspections and I produced photos to *** *** of the exterior unit with the access panels and fan intact at thetime of the inspection.The age of the heat pump was years in age at the time of inspectionThe typical design life of a heat pump is 10-yearsThis information was included in the home inspection report as well an estimated cost to replace the heat pump of $4000-$This information was included in both the body of the inspection report in the heating section of the report and was also listed in the summary of the home inspection report as items that may require replacement in the near futureDetails of the past service records and the need for further investigation by a heating contractor of the heat pump were also listed in the body of the home inspection report in the heating section and also in the summary of the report.*** *** stated to me last week that the reason she did not call a specialist prior to settling on the home was because she only had two days left before her deadline for the inspection time periodThe report was sent to her via email on the same day of the inspection, September 30th and per our records her deadline for inspections to be completed was October 3rdAfter a buyer receives an inspection report, he or she must reply back in writing to the seller whether they need to perform further investigation or would like to purchase the home in the present conditionIf further investigation is needed then typically a reply to the seller in writing would ask the homeowner for an extension for any follow up investigation by a specialistIf the seller does not allow for such an extension then the buyer has the option to terminate the agreement.I'm sorry that *** *** did not follow up with the further investigation or ask for an extension for this investigation to take place, as most buyers would have done so, but this would have been the only way to determine the true integrity of the heating system and the need for replacement or repair.*** *** stated that the inspector should have recommended immediate replacement of the heating systemIt would have unprofessional for a general home inspector to recommend replacement without further review by an HVAC specialists and it would be beyond the scope of the Standards of Practice of the American Society of Home Inspectors to make such conclusions without the opinion of a heating contractor as the heating contractor is the one who performs the diagnostic testing to determine if a system can be repaired or needs replaced.Because Lancaster Home Inspections Incdid recommend further investigation of the heat pump and *** *** neglected to act on this advice we are not responsible for replacement cost of the heating system or re-imbursement of her home inspection costs.Sincerely,Chris W