Air Conditioning Units

Now that the traditional "hot weather" is upon us, our air conditioning units will begin to work as they are designed to - A LOT. During the process of a property changing hands (Under Contract), often the general inspection raises questions on the health of the A/C.

The Licensed State Inspector performing this 'test' has some tools which tests the temperature of the air coming from the vents. Critical to this test is how the tools are used by the general house inspector. If the property is vacant, and the system has not been running, the test will not be accurate if this tool is basing the temperature of the air as it comes off the hotter metal vent. Like wise, if the system was running at a very low temperature, and the first thing the inspector does is get a 'reading' from the air via the vent, it could show to be too cool.

The result of both of the scenarios mentioned above is that a licensed Heat and Air Specialist needs to be called. If the property has one system, the charge for this visit is usually around $75. If there are two units (traditionally two units or more exist when the size of the heating / cooling space exceeds around 2300sq.ft.) then the charge for both units to be inspected runs around $95.

There are tons of stories about bad business practices, so get a good referral to a business that has taken care of a friend or co-worker of yours for a long time. Repairs often seen from my work in residential real estate are; a need of freon or broken drain line (less than $300 if not under $100) and cleaning the coils (over $300 but typically less than $500).

Just like changing the oil in a car, make sure to switch out the filters more often during this time of year. These filters are critical to keep small pieces of dirt from flowing straight into the system machinery which is located in a hall closet or in the attic. For the outside system located on the side of the property, check on the height of the grass around this area. Make sure the weeds and grass are not growing around it/into it. Finally, keep your dogs away from this outside unit! Something about the freon or other 'smells' of this system attract your dog to wanting to 'mark' it (this could apply more to male dogs than female) AND THIS CAN DESTROY THE ENTIRE OUTDOOR PART TO YOUR A/C SYSTEM.

If you need a referral to 3 or 4 wonderful people you can call, go to the Referral Directory on my web site at www.nativeaustinrealestate.com. Talk to them over the phone and see what you think.