Our View of Being Cool

Cooling systems can be a major concern for most people because they are complicated and expensive. Understanding how these systems are intended to work can help buyers and sellers keep their cool during negotiations. Not only do our inspectors visually inspect and run the heating and cooling systems, we present our findings in a manner that helps clients keep things in perspective.

Concerns about inadequate cooling are especially common during the hot summer months when temperatures and humidity are both high. Most systems are designed to lower the humidity while maintaining a 15 to 20 degree differential between the indoor ambient temperature and the air being re-circulated through the system. If this differential and reduced humidity is achieved, the house should feel relatively comfortable. Variances in this differential could indicate potential problems that should be explained and further evaluated.

A Breath of Fresh Air about Common Problems Cooling systems need to breathe fresh air - just like we do. Most manufacturers recommend changing filters at least every three months to avoid operating systems with plugged or missing air filters -- which cause approximately 40% of all service calls. Also, be sure to keep the exterior component condensing coils clean using either a yard blower or garden hose -- dirty coils can lower cooling efficiency over 25%. During the inspection, the system is checked for signs of current or past maintenance neglect including an evaluation of refrigerant lines from the outdoor unit. It's important to make sure the exterior component of the cooling system has plenty of room for air circulation and is secured to a flat level platform. The component helps to remove heat and humidity from the home while bushes and vines that are too close restrict air flow -- making the system work harder than needed and potentially reducing the system's normal life span.

A Bigger Problem - or a Smaller One

A more serious problem may be present if the system has not been sized appropriately for the home. Cooling load calculations can be difficult and encompass many factors like the size of the area to be cooled, amount of insulation in the house, temperature and humidity ranges for the area, amount and type of glass used in windows, and other exterior factors. Some contractors and many well-intentioned homeowners add or replace systems that are not properly sized for the home. Determining cooling capacity is outside the scope of an ASHI or CREIA inspection.

A cooling system that is too large may cool the house quickly but will cycle off before the house can be adequately dehumidified - resulting in a cold and clammy environment. In addition, systems that are too large will cycle on and off more frequently - potentially causing premature compressor failure. Properly sized systems run longer to achieve the same drop in temperature, leaving a cooler and drier environment. This also means fewer equipment stops and starts, and therefore, a potentially longer life.

Homeowner Recommendations

In addition to our thorough inspections, we provide 12 months of our Extended Advice so our clients always have a direct source for accurate information about their homes. Clients even receive a customized maintenance plan to make sure they stay cool

all season long.

We’re working to be your expert -- we’re working to earn your business.