Response from Scotts BPG Inspections
We contacted the client directly to inquire about his low rating. He explained to us that he was upset because his A/C unit failed the very day he moved into the house we inspected prior to purchase. To ensure that we thoroughly checked the AC system, we reviewed with the client the comments from his written inspection report regarding the A/C, as follows: "The HVAC temperature drop(s) are low. The measurement of the temperature difference between the return air entering and the supply air leaving the evaporator coil(s), should be a desired 15 to 20 degrees F. It is recommended that this system is checked and/or serviced/repaired by a licensed HVAC contractor. The cooling unit has been installed without a secondary drain line. Secondary drains direct condensate drain overflow, preventing possible damage to surrounding areas and related unit components. The air filters are excessively dirty, which limits efficiency and/or operating procedures. It is recommended that the filters are replaced, and the A/C coils/systems are evaluated by a licensed HVAC contractor, prior to property purchase. The A/C Freon® line(s) on the exterior of the property are not fully insulated, and may cause water leakage and/or a loss of unit efficiency. Noted an excessive vibration at the interior unit. Evaluation by a licensed HVAC contractor is advised. " Unfortunately a licensed HVAC contractor was not hired to review this unit prior to property purchase based on our recommendation. The client felt that the inspector's verbal comments regarding the property did not warrant further review to the A/C, despite his written findings. We appreciate his feedback and understand his frustration - we hope the client will take us up on our offer to be a resource while he lives in the property and to contact us with any future concerns.