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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 duringnegotiations. 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 areboth high. Most systems are designed to lower the humidity while maintaining a 15 to 20 degree differential between the indoorambient temperature and the air being re-circulated through the system. If this differential and reduced humidity is achieved, thehouse should feel relatively comfortable. Variances in this differential could indicate potential problems that should be explainedand further evaluated.

A Breath of Fresh Air about Common ProblemsCooling systems need to breathe fresh air - just like we do. Most manufacturers recommend changing filters at least every threemonths 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 lowercooling efficiency over 25%. During the inspection, the system is checked for signs of current or past maintenance neglectincluding an evaluation of refrigerant lines from the outdoor unit.

It's important to make sure the exterior component of the coolingsystem has plenty of room for air circulation and is secured to a flatlevel platform. The component helps to remove heat and humidityfrom the home while bushes and vines that are too close restrict airflow -- making the system work harder than needed and potentiallyreducing the system's normal life span.

A Bigger Problem - or a Smaller OneA more serious problem may be present if the system has not beensized appropriately for the home. Cooling load calculations can bedifficult and encompass many factors like the size of the area to becooled, amount of insulation in the house, temperature and humidityranges 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 properlysized 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 RecommendationsIn addition to our thorough inspections, we provide 12 months of our Extended Advicesm program so our clients always have adirect source for accurate information about their homes. Clients even receive a customized maintenance plan to make sure theystay cool all season long.

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

Home Warranty I Home Inspections I Commercial Inspections I Environmental

Home Warranty is offered and administered through BPG Home Warranty Company. ©2010 BPG is a registered trademark of BPG Holdings, LLC.

Provided by:

Rob RehmBuyers Protection GroupResidential and CommercialASHI Certfied Inspectors

800-285-3001

The Best Inspectors. Anywhere.