Inspection Items - Old Air Conditioners and Heating Systems

2 Replies

Hey everyone - I've had an offer accepted for a fourplex at $210K (listed at $220K). The inspection was conducted and there were a few minor items that need to be addressed; however, the main concern that I noticed from the inspection is the age of the heating and cooling systems for each unit (all are functioning properly).  Below is the breakdown:

Air Conditioners 

Unit 1 - 14.5 Years Old (Life Expectancy - 20 to 25 Years)

Unit 2 - 21 Years Old (Life Expectancy - 20 to 25 Years)

Unit 3 - 27 Years Old (Life Expectancy - 20 to 25 Years)

Unit 4 - 19 Years Old (Life Expectancy - 20 to 25 Years)

Heating Systems (Forced Hot Air Heat)

Unit 1 - 13.5 Years Old (Life Expectancy - 20 to 25 Years)

Unit 2 - 12 Years Old (Life Expectancy - 20 to 25 Years)

Unit 3 - 15.5 Years Old (Life Expectancy - 20 to 25 Years)

Unit 4 - 12 Years Old (Life Expectancy - 20 to 25 Years)

We knew the systems were old before our original offer at $200K (but not exactly sure how old).  Do you think it would be unreasonable to come back down to my original offer at $200K to address these concerns or should I try to tackle other items on the inspection list. Also, am I being unreasonable with any concern at all?  Only one system is past its expected life - I'm just worried one will shut down the day we close and then I'm stuck paying for it. Any thoughts??

Tough call & can depend on the PM over the years. We just replaced a 25 yr old A/C condenser that we nursed for several years. The old furnace had been replaced several years before.

Now when we buy we always assume a replacement & adjust the offer accordingly. Especially since the new a/c requires a new evap coil, line set etc. Then you have to get that  new evap coil to fit into an older furnace & that's more labor/parts. The last complete HVAC unit ran around $5400 including a new HW tank & aka the NG & water connections.

When we do our rehab we install new HVAC units . It would less hassle for the tenants and of course for property investors.