Posted: 3/19/2010 10:18:56 PM EDT
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Would appreciate any input from those of you who might be local in the building or HVAC industry...
I bought a newly constructed home a couple years ago and we've been having problems off and on with our HVAC. After finally getting the shaft for the last time from our builder, we've decided to get it fixed once and for all ourselves, and then figure out how to deal with them. It's a pretty large house for us, ends up being close to 4000 sq ft, so it took two systems to effectively heat and cool the house. The basement unit has been fine and works well, but the unit in the attic has been a huge problem. A 3rd party inspection has shown two major issues that we have to take care of: 1 - The furnace is some sort of high-efficiency unit that was not supposed to be installed in an area like an attic that is "open" and not somewhat climate controlled. The water box and line continually freeze up whenever we get a small bit of cold and the heater just blows out cold air. Plus apparently it wasn't supposed to be mounted on its side for this configuration. I've been told this by two different contractors now. They are recommending adding some sort of enclosure and a heat run, as well as possibly a new return air duct, which should keep the overall furnace much more closer to the temperature in the livable areas. Cost seems reasonable and is a few hundred bucks, (includes a discount if I do the 2nd part below). 2- So, the bigger, more expensive issue - apparently there are areas of the attic that have either no or very little insulation - basically the far corners that you can't see standing on the furnace platform. When it warms up a bit, I plan to climb up there myself and check it out, but they are quoting me around $3k-4k depending on how deep I want to increase my insulation to (blow-in options between R-49 and R-70). It does seem to make some sense as the big area they mentioned that wasn't covered is the guest bedroom which is always 10 degrees colder in the winter. There's an Xcel credit, but it's only like $300. So my questions: First of all - anything I should be suspicious of? We have used both these contractors before and have been very satisfied with their work. But this is not my area of expertise. Does this heater enclosure thing make sense? Second, do these prices seem appropriate? My wife called someone she knows from the commercial side and he said these were very good prices, but to me (who knows nothing about this business) they seem awful high. Last - is it worth another $800 for R-70 vs. R-49? Any guesses on how long it would take to make up with heating/cooling costs? |
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I would be extremely weary of a furnace mounted "on it's side" if that's not the normal configuration. Seems extremely foolheardy- how on earth does the combustion chamber operate and exhaust correctly?
Regarding entire areas of the attic void of insulation... that seems crazy. And regarding the difference in price between R-70 and R-49- that sounds high. How many square feet are we talking here? I would be all over that contractor for not doing the job right- you NEED to get them to fix both the insulation problem, as well as the furnace. |
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Thanks guys.
Yes, so we've been working with the builder and actually do have a lawyer involved now and a few letters have been crossing between. But apparently we have to go through both mediation and arbitration before we have any hope of them taking care of this. What a mess. I think next step is going to be to get a few more estimates I guess. It's just such a pain to arrange to be home from work when I'm travelling so much. |
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Who's the builder? Your home inspector didn't catch any of these issues when you bought the house? Sound's to me like the builder and the inspector both did poor jobs...
I would add some sort of insulation over your guest room. If you ever sell the house you can bet the buyer's inspector will catch that problem and they'll make you fix it before they close. |
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Richmond. And yes, agreed - both should have caught the problem. I had been hoping that the builder would take care of it but now it looks like we'll have to get it done ourselves and try to recover it back from them retroactively. Then again, there's still a chance with some photo and video evidence and a strongly worded letter, that they will step up and resolve... not holding my breath.
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