Buying a house. Furnace and ducts have lots of rust.

[hindukid]

We are buying a home in Chicago. House is built in 1890 though was extensively rehabbed in 2002. Furnace was manufactured in 2001.

This is our first purchase and we are novices. Our inspector pointed out that the humidifier is all rusty and has leaked a lot. Now there is some rust stains and water marks on the ducts below the humidifier and rust stains on the furnace.

From what I can gather if there is this much rust on the outside of the vent, there may be much more damage on the inside. Would you think that there is significant damage to the furnace requiring replacement. Is is possible for the AC coil to get damaged by water.

They are sending a guy to perform annual maintenance on the furnace. This is to alleviate my fears that there are major problems with the furnace. Now that I am getting a little more knowledgeable I am realizing that it will be difficult to access the heat exchanger and coil without some work. I don't know the maintenance will go this far.

Is getting maintenance going to reveal any problems or should I be demanding something beyond that.

Photos are attached

[Texas-Tech]

I'd imagine the evap coil is dirty, but water by itself won't necessarily hurt it. Your doing the smart thing by having someone come out to service and inspect it.

[trouble time]

Be there when it is cleaned and inspected. Have the tech put in writing the evaluation of the furnace. That existing humidifer should be replaced.

[btuhack]

That shrine to corrosion isn't yours yet, so forget about maintenance.

You specifically want a detailed, itemized report that would bring the system up to a "maintainable" condition~a punch list. Failures, deficiencies, performance of system and code violations are not something that a home inspector knows about. Don't try to save money on the report, it will cost you in the long run.

Good luck

[small change]

It looks like you said"they" are sending out a tech to perform the annual maintainence.

If you mean the seller.........I would get your own contractor in there to give you an unbiased opinion of where this furnace stands currently and in the future. I would also write a contingency into the sale that on such a date the (may 1 2012 for example) the a/c will be tested and wither be working correctly or be repaired by the seller.....

[hindukid]

It looks like you said"they" are sending out a tech to perform the annual maintainence.

If you mean the seller.........I would get your own contractor in there to give you an unbiased opinion of where this furnace stands currently and in the future.

They are providing servicing. At this point I am letting them use their guy since they don't seem like they will ever take my guy's word.

My attorney requested that they replace humidifier per inspection report and they responded that there is no humidifier.

I have insisted that I be there while he is servicing it. If I don't trust him I will either bring in my own guy or walk away. But he might say they need a new furnace in which case no need for me to pay for an expert. I am already in the whole $XXX for inspection and attorney and feel like they should start dropping some coin.

So I figure I will see what the servicing guy has to say and then go from there. It seems to me that if its just the furnace worst case is replace at about $XXX-$XXX. AC could coil could add some more.

[jpsmith1cm]

hindukid,

No pricing is allowed in posts.

[GREGHVACGUY]

your on the right page. from looking at the pic. there is some work that needs to be done. you need to ask him about the smart vaule(if its the one with wire on top and side ask him about it) if a new humidifier is put in have it put on the side. not on the front so if it leaks it will not get into the furnace.the drain should not go where it is the water can back up into the furnace. if it needs a new furnace have them give you the cash and do it your self. I have seen to many people selling find the side guy put a furnace in and not do the best install. your cost rang is a good start.

[S.T.Ranger]

We are buying a home in Chicago. House is built in 1890 though was extensively rehabbed in 2002. Furnace was manufactured in 2001.

This is our first purchase and we are novices. Our inspector pointed out that the humidifier is all rusty and has leaked a lot. Now there is some rust stains and water marks on the ducts below the humidifier and rust stains on the furnace.

From what I can gather if there is this much rust on the outside of the vent, there may be much more damage on the inside. Would you think that there is significant damage to the furnace requiring replacement. Is is possible for the AC coil to get damaged by water.

They are sending a guy to perform annual maintenance on the furnace. This is to alleviate my fears that there are major problems with the furnace. Now that I am getting a little more knowledgeable I am realizing that it will be difficult to access the heat exchanger and coil without some work. I don't know the maintenance will go this far.

Is getting maintenance going to reveal any problems or should I be demanding something beyond that.

Photos are attached

A little different advice than the rest, but here it is: despite their tech, your tech, whoever, the system looks like it may have some age on it. No matter the report, sooner or later you will be replacing this system. Could be 10 years, five years, who knows. If replacing the system after you buy the house is going to put you in a bind (and for the average young couple it would), don't buy a house that may have an expensive dilemma waiting in the wings.

If you like the house, buy it. But if you are looking for a house based on the heat, you need to make your offer with the condition that the system be changed. In today's market, that shouldn't be a deal breaker. If it is, they must be offering a pretty good price on the house.

Just understand that no matter what the report says, that report will not give you heat after your moved in and paying on the house.

Are they giving you a great price on the house? And no $ amounts, just yes or no.