March 2010

Why hire a home inspector? Click here.

Air Conditioning Service Information.

As of January 1, 2010 the U.S. Government has enacted a policy requiring all air conditioners and heat pumps to no longer use the ozone-depleting R-22 refrigerant, which has been the HVAC standard in the manufacture of central air conditioners. This is good news for the environment, but what does it mean for the average homeowner?

1. While recharging an AC or Heat Pump is not typical, if your system develops a leak or requires service, replacement refrigerant may be necessary. If your existing A/C system has R-22 refrigerant, it can be serviced and if necessary, recharged up to Jaunary 1, 2020. However, after that date, refrigerant manufacturers must cease all production of R-22 refrigerant completely.

2. There is currently no EPA requirement on the servicing or usage of existing R-22 A/C units. R-22 A/C equipment may continue to be used indefinitely as long as the unit holds up, or can be recharged with R-22 gas if it is available.

3. Substitutes for R-22 refrigerant may be available to service and recharge R-22 air conditioners. Any substitution should only be applied by NATE-certified technicians who are skilled and EPA certified in air conditioning repair. NATE-certification includes the recommended EPA refrigerant handling certification.

4. If  you purchase a new A/C or heat pump system after January 1, 2010, it may or may not utilize R-22 refrigerant. It will most likely use the more environmental friendly R-410A. Most all manufacturers are already manufacturing equipment for the new refrigerant. These units are widely available, but some of the older R-22 units may be selling until suppliers run out of the older equipment. Purchasing new units with the new R-410A refrigerant is strongly advised. However, usage of the new R-410A refrigerant, and installation of the new A/C equipment may require, not only replacement of the outside condenser and the A-coil above the furnace, but the copper refrigerant lines also. Some new A-coils may not retrofit above your furnace, and even the furnace may need to be replaced.

5. Prices of the R-22 refrigerant are very likely to increase as the 2010 deadline passes, and as supplies dwindle. If you have a home maintenance package or warranty, read your contract and/or contact the warranty company to make sure the warranty covers this type of gas for repairs.

6. As always, consult with a licensed A/C contractor. Most all central A/C units that fail will need to be retrofitted and/or replaced with the new R-410A refrigerant and equipment.

Listen for Metro-Spec radio commercials on KCMO 710 News and Talk Radio on Sundays at 1:00 P.M. on the Dollars and Homes Show. Gary is a guest on occasion.

Radon testing is always suggested when purchasing a home with a basement. Family rooms, bedrooms, exercise rooms in basements noted are strongly suggested to be tested for the presence of radon. This company uses two test units to get good test results. More information can be found at the radon page of this web site, or see www.radon.com

Spring will soon be here. Here is a great article on lightning and storm safety.