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This chapter lists critical air conditioning system defects which a building inspector should not miss.
This document describes the inspection of residential air conditioning systems (A/C systems) to inform home buyers, owners, and
home inspectors of common cooling system defects.
If readers return to the first chapter or view the air conditioning system inspection chapter index, the major components of an air conditioning system are
described, sketches and photographs are provided, and common defects for each cooling system component are listed along with visual or other clues that may
suggest a problem or probable failure of A/C components.
We explain how an air conditioning service technician will diagnose
certain common air conditioning system failures or defects. We include photographs to assist readers in
recognizing cooling system defects. Example home inspection report language used to report air conditioning system defects and
cooling system repairs needed is provided to describe
common air conditioning system defects. We continue to add to and update this text as new details are provided.
Contact us to suggest text corrections or additions and, if you wish, to receive online listing and credit for that contribution.
© Copyright 2009 Daniel Friedman, All Rights Reserved. Information Accuracy & Bias Pledge is at below-left. Use links at the left of each page to navigate this document or to view other topics at this website. Green links show where you are in our document or website.
Critical Defects in Air Conditioning Equipment Inspections
Critical defects which an inspector should not fail to detect when examining any building component or system
are defects which form an immediate, significant safety hazard or defects which are quite likely to involve
significant repair or replacement cost, and which involve components or systems which are necessary to occupy
and use the building. Methods for detection and diagnosis of these defects are discussed in this document
and in its references. Suggestions for inclusion or exclusion of items in this list are invited - see the
link "Contact Us".
- Function: Air conditioning compressor needs replacement
- Function: Cooling is delivered to only part of the building, e.g. only to one floor.
- Safety: Unsafe return air intake which may draw in carbon monoxide at heating equipment
- Uneven air supply resulting in uneven temperatures especially on the first floor of a two story house with ductwork between the first and second floor.
- Inadequate cooling capacity for building.
- Low temperature split (indicating inadequate cooling due to refrigerant leak)
- Refrigerant leaks at condenser or evaporator coils (usually requires replacement of coil.)
- Dirty air handler. (Major expense to clean properly.)
- Leaking return ducts in crawl space
- Safety: Unsafe electrical wiring: aluminum branch circuits and FPE Stab-Lok or Zinsco circuit breakers may have been used to power the compressor. Look for evidence of overheating or over fusing
at the service cutoff and in the electrical panel and at the service cutoff by the compressor/condenser [This item is not agreed-on as a critical defect by all reviewers]
Air Conditioning System Operation Report Language
Observation of the condition of an air conditioning or heat pump system, typical inspection report language includes these succinct descriptions
of findings:
... The cooling system operated normally at the time of our inspection.
... Caution: The equipment was not run and therefore not tested
... because
... outside temperature was estimated to be at or below 50 degF.
... the system has been "shut down" for some time.
... In cold weather operation could damage the compressor, particularly if it has been left "shut down".
... Individual components were not operated - see note below.
... Any deficiencies noted were based only on visual inspection. We did no
... electrical, gauge or pressure tests on this equipment.
Operating Note: Many such air conditioning systems must be left with power turned on (we found switches in the "off" position) for 24 hours prior to running the equipment. This permits heaters at the compressors to assure good oil flow in those components. To operate
the equipment without this step risks very costly damage to the compressor.
When a system is not operated we can make no representation that it functions correctly and adequately.
... We recommend that you ask the owner about the condition of this equipment.
... If weather permits, it should be checked by an HVAC service person and returned to operating status prior closing sale.
...
Technical Reviewers & References
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- Additional technical contributors & reference sources for this article are listed below.
Use links just below or at the left of each page to navigate this document or to view other topics at this website. Green links show where you are in our document or website.
AIR CONDITIONING & HEAT PUMP SYSTEMS
AIR CONDITIONER COMPONENT PARTS
CONTROLS & SWITCHES
A/C TYPES, ENERGY SOURCES
RATED COOLING CAPACITY
AIR CONDITIONER BTU CHART
SEER RATINGS & OTHER DEFINITIONS
OPERATING COST
SYSTEM OPERATION
OPERATING TEMPERATURES
OPERATING DEFECTS
LOST COOLING CAPACITY
COMPRESSOR & CONDENSING COIL
AIR HANDLER UNIT
AIR FILTERS for HVAC SYSTEMS
CONDENSATE HANDLING
CLEANING & Legionella BACTERIA
DUCT SYSTEM DEFECTS
FAN AUTO ON CONTROLS
A/C REFRIGERANTS
A/C DIAGNOSTIC FAQs
INSPECTION LIMITATIONS
CRITICAL DEFECTS
Air Conditioning "How To" Books
FURNACES WARM AIR HEATING SYSTEMS
INDOOR AIR QUALITY IMPROVEMENT GUIDE
- Thanks to Mark Cramer, Tampa Florida, for assistance in technical review of the "Critical Defects"
section and for the photograph of the deteriorating gray Owens Corning flex duct in a hot attic. Mr. Cramer is a Florida home inspector and
home inspection educator.
- Thanks to Jon Bolton, an ASHI, FABI, and otherwise certified Florida home inspector who provided photos of failing Goodman gray flex duct in a hot attic.
- Carson Dunlop, Associates, Toronto, have provided us with (and we recommend)
Carson Dunlop Weldon & Associates' Technical Reference Guide to manufacturer's model and serial number information for heating and cooling equipment ($69.00 U.S.).
AIR CONDITIONING & HEAT PUMP SYSTEMS
Air Conditioning "How To" Books
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