Home Inspector Reports – Blog 3 – Cooling and Drainage

Like heating and hot water, cooling and drainage systems often seem to work well until they suddenly don’t. As a result, inspectors will insist that these systems are inspected by an expert. While they will make this clear in their report, they may include other information that seems confusing at the time. Not to worry, R&B has got your back. Take a look at what professional inspectors will likely say on an inspection report in regards to cooling and drainage.

Cooling Systems:

Inspectors will definitely want these to be looked at by a professional:

“Judgement of system capacity/efficiency is beyond the scope of this inspection. System should be completely serviced before each cooling season.

Consult a qualified HVAC specialist for a detailed analysis, servicing and estimated repair cost. Inspector cannot confirm adequate air distribution to all areas.”

This isn’t meant to paint the picture of a lazy inspector. A good inspector will not look around your home, say it needs an expert’s eye and charge you for their time. Their reports are much more sophisticated than that. During their inspection they will run a variety of tests to make sure certain systems are installed and operating as they should be. Although home inspectors are certified experts in their field, they are not able to delve into the specifics of every system in your home. Their reports are designed to alert you to obvious or major problems and potential problem areas. Inspectors have a demanding task. Properly assessing your home often depends on multiple factors, including the weather! When it is unusually hot or cold, certain systems simply can’t be tested. If this is the case, you might see language like this in your home inspection report:

“Unable to test A/C system if exterior temperature is below 18 Celsius within the last 24 hours. Operation could damage system. 

For detailed analysis, servicing and potential repairs consult a qualified A/C specialist or HVAC specialist. A/C system should be serviced annually, consult vendor for service history.”


“Unable to test heat pump in heating mode if exterior temperature is over 18 Celsius within the last 24 hours. Operation could damage system.”

 Inspectors want your home to be as safe as possible. Clearly they are not going to do anything to compromise your home or its systems. Comments like these may be upsetting when you see it in writing, but it is the sign of a professional doing their job. Home inspection is a collaboration and the best way to make sure your home is in good condition.

Drainage, Sump Pumps, Sewers:

Top Realtor Lance Phillips has seen a number of home inspections during his career. He knows that the quality of drainage often relies on how old the home is. If your home is older than 20 years old, drainage might become an issue for inspector. Homes younger than 20 years old are often less of an issue. Even if there are no signs of water backing up, it’s a good idea to get your drainage scoped. Lance Phillips recommends this to all sellers despite the extra cost. If your home is going to be inspected it’s likely that the inspector will recommend a professional clean out and scope of the sump anyway.

Inspections are a great way of checking in with your home. You can see what needs doing before you sell or simply minimize future surprises. If inspector suggests contacting a HVAC specialist, R&B has the experience and expertise to inspect your home. To get a better understanding of what inspectors might say in general or about hot water and heating systems, take a look the previous blogs in the series!