Refer to your purchase agreement. It might explain the difference between "working condition" and "cosmetic condition." Generally, if systems are operating as they were designed to function, repairs are considered to be unnecessary.
Your inspector was likely not an AC expert and was evaluating the system's efficiency only. You might consider having a licensed AC person do an evaluation yourself to make certain the information given by the owner is accurate.
Refer to your purchase agreement to be clear on what it specifiec relative to repairs and repair limits.
Keep in mind...You are buying a "used" house. Not everything is going to be perfect. If this is a deal breaker for you and you're prepared to walk away, then do it. But if you really want the house, maybe you and sellers can come to some sort of compromise. Maybe they can credit you $500 to have the unit serviced??
Again, you and your Realtor need to sit down and discuss what you want exactly. Then he/she needs to go to the other agent and see if there is some sort of solution that works for both parties.
#2. Yep, I've had one 'inspector gone goofy' report nullified by a HVAC engineer who stated. "Everything is working as designed/expected."
#3. Precision Your inspector DID NOT SAY 'not blowing cold enough" but provided data that sounds like:
- Air differential is less than 8 degrees. ( Optimum is 12 degrees)
- Incoming air and conditioned air temperatures are too close.
What does the report actually say?
When you were there, the first and second time...did it feel as though the HVAC was not working properly? Take care when allowing another who is not part of the negotion to insert a poision pill.
Finally, how much do you want the house?
Do you have a second, comparable option?
Is the repacement of the HVAC a show stopper?
If it is for you, then let your professional negotiator you hired find the middle ground with the seller.
Be aware, there may be a back up buyer waiting for you to make a bad decision.
Best of success,
Annette Lawrence, Broker/Associate
Remax Realtec Group
Palm Harbor, FL
Serious people call!
Serious people need reliable data.
Routine maintenance items are generally not considered to be something you'd include on a list of items you expect a seller to address. Safety issues, code violations, or "major" issues with the property that weren't factored into the sales price of the property could be. If you are purchasing a resale home - you are essentially buying a home filled with "used" mechanicals/goods. They are going to show the wear and usage of however old they are.
If you want everything in brand new, spotless clean, working order - then I would look into purchasing a new home. Otherwise, if you are getting a good deal and happy with the property, you might not want to rock the boat on minor issues.
You can certainly ask the home owners to work with you, or compromise on the repair/servicing of items, but they don't have to agree to your requests. I would sit down with your real estate agent and craft a course of action without being too demanding about anything that isn't a major concern.
Hope that helps!