It’s hard to believe, but the first frost is approaching and the cooling temperatures mean that inspections will be somewhat limited due to seasonal factors. Specifically these 3 common cold weather limitations:
A/C units cannot be operated in temperatures below 65 degrees F. This is an industry standard limitation that prevents risking damage to the components due to the viscosity of the oil in the compressor.
Snow covered roofs and exterior surfaces cannot be visually inspected (self explanatory)
Landscape irrigation systems and exterior hose bibs are winterized and cannot be tested. Inspection of the landscape irrigation systems is beyond the scope of a home inspection, but confirmation of these systems operating is often something that a buyer wants to check and cannot in the winter.
If you know that you have a listing coming up between now and late spring, here are some tips to help you prepare for a smooth inspection process. We all know that buyers hate inspection limitations and you can help put their mind at ease with these simple steps.
Have the A/C unit professionally serviced by an HVAC technician with a written report confirming operation on that date. Make sure to schedule this prior to sub 65 degree days if possible as HVAC technicians are also limited by the temperature restriction.
Have the roof pre-inspected by a reputable roofing contractor with a photo report generated showing the condition of the roof on that date. Unless there are major storms between that inspection date and the buyer's inspection date, the chances of unforeseen damages are low.
Confirm operation of the landscape irrigation system before it’s winterized. This is something that your seller can even do on their own with photo evidence.
We don’t always have the luxury of foresight, but this is one time you can as long as you have enough lead time on the listing. Your sellers, the buyers and the inspector will all be impressed!
