Janitrol Compressor or Trane SR13 System? Bids welcome. . .

[Rental2004]

Greetings,

After perusing the historical posts I am still going to put this to you experts for thoughts and bids: I am an out of state landlord with a 1240 sft townhome in VA. The Janitrol 10 SEER 2 ton compressor in the 12+ year old heat pump unit has grounded out with internal windings open.

Option 1: replace entire system with Trane 13 SEER.

Option 2: replace entire system with Goodmat 13 SEER.

Option 3: replace the compressor. This includes refrigerant and 1yr parts and labor warranty.

The house barely pays for itself and now I am faced with this expense. What should I do?

Leaning toward Trane or just compressor. The going "wisdom" seems to be entire system replacement- but this is always from salesman.

Also, if any of you in Virginia Beach, Virginia area and care to quote this repair, feel free.

***my apologies for posting too much information***

Regards,

Rental.

[Elimin8r]

Read the rules. No Pricing!

[Elimin8r]

It is difficult to make this kind of decision when dealing with a rental as this is a "business" for you. Do you pay the electric bill? How long do you plan on owning this home? How easy is it for you to find tenants? Do you have a lot of vacancies?
If the first question is a no, then maybe it's more cost effective for your "business" to just replace the compressor. You stated the unit is 12+ years old. Well how much is +? Is it twelve or older? Next question. Why did the compressor fail? Has the system been maintained properly? Filters replaced regularly? Are the coils clean etc. etc..... If you know why the compressor failed then you can rectify that issue and replace the compressor and buy yourself some time while saving money. If the system is much older than twelve and you plan on owning this home for many years, then you should consider the replacement option.

[pilotlight]

Replace the whole system. This will save you headaches in the long run.
Remember that correct installation is key.

Please please what ever you do. Atleast hire a licensed Hvac contractor to do the installation. Also don't think that the cheapest bid is the best deal. It could be the biggest mistake you can make.

Good luck with this

[REP]

You seem to be discribing a compressor burnout.
You are at the average expected life of your particular piece of equipment and if it is a burnout you have acid coating all the internal parts of your dead unit.
Again if its a burnout and you go for the compressor changeout make sure the quote includes a BURNOUT suction line dryer and a BURNOUT liquid line dryer or you will have this decission to make again next year.I mention this because BURNOUT dryers can be double the cost of normal dryers.
The Trane unit tends to be a tough little unit,but if the people that rent that property don't change the filters like they should then you might as well install some off the wall chinese piece of junk or just forget about it and let them install window units.
If a new unit is installed make sure that whatever parts of the old system that is reused i.e. lineset evap coil maybe are completely flushed of the contaniments they would be coated with internally.
Good luck.

[Rental2004]

1. The Unit is approximately 14 years old.

2. Not sure if I am going to sell or keep it. Leaning towards keeping it, if possible.

Thank you, Thank you, for the input and advice. If I had the unlimited budget I would buy the Trane.

I do not know why the compressor grounded out. Is it possible the rest of the unit (inside and out) is still in good working order?

Again, thanks to all of you for posting.

[mallron]

I would go with a new complete Goodman system since this is a business that you are investing in. Goodman is good stuff and not too pricey and you can write the entire job off on your taxes (if you hire a licensed guy). Trane is really pricey, my thoughts on that would be: why buy a Cadillac when you can do just fine with a Chevy?

[2nu2no]

Virginia Beach can be very hard on equipment. 2nd pic 3rd unit left to right the GE is the only unit over 10 years old at time of the pics. Ocean Front Ave.

[mallron]

^^^^

After looking at those pics then I would definately go with cheaper stuff unless you find a manufacturer that builds units that resist salt air.

[Rental2004]

Without angering the forum gods, the Trane system was actually quoted cheaper than the Goodman. I continue to read mixed reviews of Goodman, also.

I am not directly on the beach. About 20 minutes inland. But you are correct the salt air is definitely more corrosive.

I have just been presented with a different option. Replace the outside condenser only. It would be a new 13 seer Goodman outside unit with a 10 Seer inside unit.

I cannot write the whole thing immediately off my taxes. It must be depreciated over 29.5 years according to my accountant. Bummer. I do not even qualify for energy efficient tax credits. Ah well.

[Advanced Response]

don't install a 13seer heatpump condenser on a 10seer airhandler!!!! Unless the manufacturer has a spec sheet that shows this combination will work in Writing!!!

Heat pumps are designed to work with the proper indoor unit for proper operation, without the proper indoor unit, your new outdoor unit may suffer a failed compressor in short manner and may never work properly...

It looks like you are looking at the wrong companies for your business.. Remember you can get cheap or good... but normally the two don't go together...

Goodluck
J

[Stamas]

There are simple things that can be done to any system and are required by some when used in a coastal area to combat corrosion. Battle you won't win, but cuts down on the attrition end.