Wednesday, June 3, 2015

HVAC Concerns

The MSS and Purchase Agreement list the HVAC System as "92% Efficiency Gas Furnace System Zone 2." We understood this to be a dual zone HVAC system, meaning thermostat upstairs and downstairs to control each independently. Makes sense given the square footage of the house and the fact that it's called "Zone 2". Well apparently that is not the case at all. We were speaking to the the PM last week while at the house and he told us that you get a dual zone HVAC system if you get the optional 3rd floor (attic bedroom or rec room around here, no basement options). Otherwise it is a one zone system with a manual damper in the attic. This means we could climb into the attic to manually close adjust the entire upstairs or downstairs and redirect the airflow. We were not thrilled with this and wish we had known up front. It's hard to imagine us wanting to climb up into the attic very frequently to adjust the airflow. I can't say it would have been a deal breaker but it's disappointing to find out after being under the wrong impression.

So where to go from here? My husband gave our inspector a call because he is also a Class A Contractor, and a no nonsense kind of guy, who we felt would give it to us straight. He said this is a common way of doing things now, but did have a recommendation for a way to improve the situation. Unfortunately we won't be able to have a true dual zone unless we have a new system installed, but he recommended asking the PM to wire the upstairs for a second thermostat. Once we take ownership of the house we can call in an HVAC company and have them install a second thermostat and an automatic baffler instead of a damper. Basically it will still work the same way, but we won't have to be climbing up into the attic, we can control it from the thermostat. He guessed this would run us around $800-$1000.

We spoke with the PM who seemed very willing to wire this for us, and we picked a spot for the thermostat on the 2nd floor (pretty much directly above the first floor thermostat). I have mentioned that a few times we've been given an enthusiastic 'yes'  from our PM and then when it comes time to deliver we've been told it's not possible. Hopefully that will not be the case here and we are trying to stay in close contact with the PM to ensure this is done before the drywall goes up.

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