Coil top only. 

Keep in mind, it is high pollen season in northern VA....but this inspector told him the ducts are dirty, pointing out wood shavings in the base of the unit...apparently from initial construction...which doesn't make sense, as I personally cleaned/vacuumed out the coils, etc.His e-mail isn't asking for payment, but it is definitely a passive way of asking.  

I surmise that 80% of the time renters never change the air filter and we find this is the point at which they start complaining of heat and ac issues; or high energy costs.Sometimes they remove the filter because they are too lazy to buy a new one; this can cause build up on the evaporator coil and eventually cause it to fail.This is not the primary reason for my visit, just the reason we chose a 3 months as a timeframe.During this visit I assess property condition, write down all repairs and send my guy out to fix them.I DO NOT offer the tenant the option to do the repairs themselves.Instead, I bill them and any money received goes to the repairs fist, rent second.I find this is a good way to set expectations with our new tenants and make sure they know we are serious about our properties.3 months before the lease ends we walk the property again.We assess the repairs needed and either they make the repairs or we do them.We again bill them the same way.This way, when the lease comes to an end they still care about their security deposit.They have not mentally written it off and left my asset trashed.I recommend you get in there and get the repairs started today instead of waiting for her to vacate.Now is the peak rental season and finding a tenant in the middle of winter will be problematic.Also, I generally sign 2yr leases, but if the lease ends in the winter months I shorten them to end during July.Offer cash for keys if need be, or offer to assist her in the move.Whatever it takes to reclaim this property I suggest you do it now before winter hits.It will be much less of a hassle.

Did a full detail on it, threw some coil overs on it, slammed it, sold it for $2400 the next week.

Had a guy come out and this is his quote “Remove old equipment and replace with 2 ton heil straight AC outdoor unit 2 ton heil indoor case coil.

(Did I mention that my one B-/C+ property had the copper coil stolen from the AC unit on the DAY I signed escrow?

It may be a few hundred, but if the smell comes out from the ac and you've changed the filters, it needs ducts and coils cleaned (may be worth having an AC company clean the coil) Also check into renting an ozone machine if possible.

@Miriam De HaroSorry for this inconvience, but where I live a brand new AC install you're looking around 2-3k with the coil still installed.

This type will tell you without hesitating for a second that NYC is a coiled spring that will surprise people on the upside over the next 3 / 6 / 12 months.

For kitchen make it a nice backsplash and one of those stupid squeeze pull down has the coil deal taps.