We just completed a trade show, and several realtors from throughout Kentucky were present. It was, after all, a Kentucky-wide event- the Kentucky Association of REALTORs annual Convention.
The traffic was OK, but what struck me were the comments from a few REALTORS seeking basic information (and better understanding) of the heating and air conditioning aspect of the home inspection.
It bears repeating that the home inspection is not a code inspection, and the home inspector (unless he is a licensed HVAC technician) will NOT dismantle the units and do an exhaustive test. The home inspection is a basic functional test; a buyer who needs or desires a full and complete checkout of the HVAC system should ensure a licensed HVAC tech is present, either at the home inspection or at some other time prior to closing.
At HomeTeam Louisville we will send an HVAC tech upon request. It is typically prudent to make such a request if the unit is more than 15 years old. HVACs are very similar to cars (or human bodies, for that matter)- if they've been taken care of they will last quite a while; if they've been neglected or abused, expect an early demise.
So ... when people ask how long a system is going to last, it is a guess at best, unless one knows the maintenance history of the unit. We STRONGLY recommend having an annual or semi-annual checkup by a local HVAC company anyway. You will hate paying the fee, but it saves you lots of money in the long run. Trust me- I've done it both ways, and regular maintenance is much less headache.
Happy homeowning!
