Kendall,

We run across this all the time with older homes. While the unit may actually work, it behoves you to give your client as much direction as possible while looking out for their interests.

One way is to just come out and say that the unit is equal to a 20 year old dog. No use in investing in high-dollar collar.

At the very minimum, you want to insure that the unit will be covered under a home warranty policy. Something like;

Recommendation:
Due to the age and condition of this unit/ system, it is my recommendation to have a licensed and qualified HVAC contractor provide cleaning/maintenance, service repairs and remove all pre-existing conditions that would otherwise prevent coverage under a home warranty policy. If, for whatever reason, pre-existing conditions (which would preclude coverage under a home warranty policy) cannot be abated/repaired/removed, it is my recommendation to have the system replaced. I also recommend that the buyers and their representatives have the licensed and qualified HVAC contractor provide this service prior to the expiration of all buyer options.

I've had realtors call me after inserting the above recommendation and ask, where do we find such an HVAC contractor? I just tell em to call up the home warranty company they are using and find a company in their network. Everyone gets what they need-- repairs or replacement.

Rich

__________________
"If con is the opposite of pro, is Congress the opposite of progress?"
Richard Rushing, HCRI
Duncanville, Tx.