Hit With CAPEX 1st Week As Landlord On New Construction:

5 Replies

I just closed on a 2050SF brand new construction home . It is a pretty nice home. It didn't come with AC but was pre plumbed for it. I have connections with HVAC guy and I had him install a 2.5 TON unit. He said he couldn't go any higher, as the coil was limiting him.

Well, previous to installing the AC unit  the temperature in the home was 78 degrees when it was 95 degrees outside. It has been extremely hot for the past 2 months in Portland area.

The HVAC guy who I trust said the HVAC portion was working ok and ducting work appeared ok too. 

After install, renter says the house has been 74-78 degrees with AC going most of the day. 

Would you junk the brand new unit you paid thousands for and upgrade to a 3 TON unit???

Personally, I wouldn't be happy if I was the renter and I was promised AC but it only got down to 75-76 during really warm days. Granted, Portland will be cold and wet for 80% of the year and this has a really odd record breaking summer.

Well, I must be a softy cause I am ordering a new unit(new coils and 3 TON AC unit) and will try to sell the 1 week old unit for prob 35 cents on the dollar on CL. The AC guy and the tenant feel bad about this situation but I always try to put myself in their shoes and I wouldn't be happy with AC that doesn't work properly. The AC guy is willing to install new unit for free.

I am praying the 3TON unit does the job but if doesn't, that means the HVAC or ducting system has inherent issues and I am done spending money trying to fix something that prob cannot be fixed.

Am I missing something? Anything else you would do????

I would pay for an evaluation of the current system by another reputable contractor. Something doesn't make sense in this scenario. 

@Won Lee , I would measure temperature of the cold air coming out of the ducts. If 55 degrees or so the AC is working fine but building is loosing heat too fast. Combine that with knowledge that all HVAC systems are built to service the building properly "most" of the time. It is not designed to do so 100% of the time, regardless of what the outside temp is.  

I keep my own home at 80.... I agree with @Matt Clark , get another opinion. Yes, you trust your HVAC guy, but maybe another set of eyes may help. 

Also how well insulated is the home? 

Typical sizing for an a/c system is one ton per 600 sf of living area.  While your area may be more temperate.  If the house came without a/c, not sure how you were "limited by the size of the coil"?

@won lee

Have the system checked.  I installed a brand new 1.5 ton fir a 1200 st house in Dec 14.  Granted I am in south Florida but tenant had same complaint, insufficient cooling and running most of the time.

Tech cane out six times, to no avail.  Suspected a very slow leak of refrigerant somewhere, did nitrogen test, even injected dye etc....couldn't find it 

Finally I spoke to the owner, he came out himself, within 20 minutes he found the issue, an expansion valve that had gunk buildup partially clogging the line causing the appearance of lost pressure and leaked refrigerant.  He put in some additives and its day and night.  Told me the newer systems in many brands have this same part and have this issue.  I would get another eval.

The company should be able to send out a supervisor tech and give another opinion.

The problem with hiring another company to give an opinion is your original installer provides a warranty on the install.  You contact another company they come out and if they are honest they can't mess with that system too much or they end up voiding the warranty of the original installer so be careful.

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