Michael Bryan - YouTube

Michael Bryan - YouTube

Have you visited my YouTube channel lately?? Visit it today. Lots of new videos uploaded regularly! -Mike

Dealing with a moronic HVAC contractor.

This morning I received a call from a frantic client of mine. He has a foreclosure property under contract. I performed his inspection, and called for the heat pump air handler to be replaced, cautioning that in most cases the HVAC contractor will insist that both units must be replaced. The Bank agreed to replace the air handler. The HVAC contractor arrived to do the work and called the listing agent to inform him that the unit was fine. He followed that up with a letter stating that the unit was not compromised in any way. Here, for educational purposes and general discussion, is my response in writing to all parties involved: To Whom It May Concern: Please examine the attached photos of the heat pump air handling unit, located in the crawlspace. Notice the following conditions visible and apparent in Photo 103: Click to View 53.72Â KB • The entire bottom of the air handler cabinet is rusting and corroding. (Rest assured that the interior of this unit looks much worse that the outside of the unit.) • The rust is heaviest at the left end of the evaporator coil housing that is farthest from the drain lines for the internal drip tray. It appears that the drip tray has probably rusted through at some location. • The entire unit sags downward immediately after leaving the support blocks, apparently due to metal fatigue (rust). • The left stack of support blocks is wet from water leaking from the unit. Water drips from the bottom of the air handling unit - the end where the blower is. This means that the component that moves the air through the home is wet and has been wet for a long period of time. Moisture should never get into the air handling side of a unit or the adjoining ductwork, as it produces conditions favorable for fungal growth. When the unit is replaced, thoroughly inspect all the adjoining ductwork, and remove and replace any portion that displays evidence of ever having been wet. Notice the following visible and apparent condition in photo 104: Click to View 62.98Â KB [list] • The earth directly below the blower end of the air handler is saturated and water is ponding. (Water was literally dripping from the bottom left end of the air handler on the day of the inspection. It was witnessed by both this inspector the purchaser.) Notice the following visible and apparent condions in photo 106: Click to View 55.55Â KB • Heavy rust and unidentified debris covers the drip tray under the evaporator coil. [*]While some dampness is present, water is obviously not collecting in the drip tray, to drain out through the drain line. It seems apparent that the drip tray is rusted through at some location and the condensate is running along the inside of the air handler cabinet to drain out of the blower end of the unit. It is rare for me to call for an HVAC unit to be replaced, but if I were purchasing this home, I would not accept this air handler unit. There are too many reasons, why it poses both a health and financial risk. This is why it was called to be replaced in the home inpsection report. Do call if you have further questions or concerns. Respectfully yours, Michael G. Bryan President MGB Inspection Services 804-744-0380 "This above all; to thine own self be true!" - Shakespeare