[krys]

My better half (husband) and I are supposed to close on a pre-owned house the end of April. The house was built in 1996 and we understand that "stuff" ages, but we just received the home inspection report and are somewhat confused about EXACTLY how a "heat pump" works. The report states they checked the "HP Cool Mode Only" and rated it fair because of its age, but state that there is mildew at the platform behind the air handler and damaged wood below the air filter due to moisture intrusion. The rest of the "cooling system" report was boilerplate disclamers - Can anyone tell us what the "normal" life of a "normal" heat pump is - if that's possible - and should we be WORRIED? Is moisture "normal" for a Heat pump? Does the fact that the house was unoccupied for "a while" have any impact? HELP!
Thanks in advance.
Krys

[aln]

I bought my home in 2004. It was built in 1994. When I had my home inspection I received a similar report. The people I bought from were also 'seasonal' residents and didn't live here during the summer.
I had to replace my unit in 2007. I probably could have just replaced the compressor but opted for the whole thing (A-frame & fan too). I don't have enough knowledge to answer the moisture problem.
I replaced with a 4 ton unit for my 1800 sq ft designer model. It was about $6,000.

[krys]

Thanks aln for the reply.

This house is also an 1800+ sq ft designer model. We know that somewhere down the line we will have to replace all the 13 year old "in fair condition" appliances, but we'd like to think that we can do that over the next couple of years, not right now, not all at once.

Thanks again
Krys

[downeaster]

Originally Posted by krys

My better half (husband) and I are supposed to close on a pre-owned house the end of April. The house was built in 1996 and we understand that "stuff" ages, but we just received the home inspection report and are somewhat confused about EXACTLY how a "heat pump" works. The report states they checked the "HP Cool Mode Only" and rated it fair because of its age, but state that there is mildew at the platform behind the air handler and damaged wood below the air filter due to moisture intrusion. The rest of the "cooling system" report was boilerplate disclamers - Can anyone tell us what the "normal" life of a "normal" heat pump is - if that's possible - and should we be WORRIED? Is moisture "normal" for a Heat pump? Does the fact that the house was unoccupied for "a while" have any impact? HELP!
Thanks in advance.
Krys

It would take pages to explain fully how a heat pump works. However, in simple terms, when cooling the system removes warm air from the house and and replaces it with cooled air. When heating it reverses and removes warm air from the outside and replaces the cool air in the house. This is done with one compressor and it actually reverses. There is a point where it can't get enough warmth from the outside air so it has to supplement that by the use of electrical resistance heat strips in the unit.
There is no "normal" life. A lot depends on how well it has been maintained. If the air handler is in the garage there is a chance of more moisture and also more rust.
I would bite the bullet and hire a reputable HVAC tech to inspect the system. I know you run the risk of someone trying to replace the system but based on its age and the inspectors report you may have to do that in the not to distant future.

[krys]

downeaster, thanks for the information and suggestion - although I grew up in Florida, all of my adult life - so far - has been in New Jersey, where for the past 27 years, in our 1880 farmhouse, the oil furnace provides heat and a window air conditioner provides cool. Your simplified explanation remined me that many new homes now probably use a single unit for both heating and cooling.

The exicitement/terror of buying a home and moving has muddled my brain.

Your advice to hire a reputable HVAC tech to inspect the system was exactly on target.

Thanks again
Krys

[aln]

Krys has some good advice.

In case you're interested, I used KT HOME Management to buy the new unit.
10 year warranty on all and if 1 piece fails (compressor, a-frame or fan) the WHOLE unit will be replaced. It's a westinghouse 3 stage compressor.

And to add, I replaced the roof, fridge, stove, dishwasher & laundry units over the last 2.5 years too.

[Sgt Mac]

Hi,
Sometimes the moisture at the air handler is from a clog drain and it backs up in side causing a mildew, wood rot problem. so we all need to flush and unclog the drain line with hot water and household bleach about every 3 to 6 months also a long the same lines is to drain your hot water heater a little PM gos a long way.
One of my son just had his water heater replaced $1200 for a 40 gal and $400 to unclog the drain yes he was ripped off and no he never did any PM on a 9 year old system

Da Sgt

[krys]

Thank you both aln and Sgt Mac for very good information.

We do appreciate all the helpful info we can get.

That's what is so nice about TOTV.

Krys

[Army Guy]

Heat pumps on average can last 12-20 years depending on make and how you maintain them. We had one that last 21 years!! It was a Carrier. have Lennox now.

Army Guy

[krys]

Army Guy - thanks for the info. I agree that maintanance is key for long live of most mechanical equipment.

Krys