By: Barry Stone
Dear Barry,
A home inspector reported that our furnace has a cracked heat exchanger. We had it checked by a heating contractor and the gas company, and neither found any cracks or other problems. The inspector insists that the furnace is unsafe and the buyers are unwilling to complete the purchase of our home unless the heater is replaced. How can we convince the buyers that there is no problem with the furnace? --Andrew
Dear Andrew,
The problem here is not simply one of conflict resolution or of heater mechanics. The primary issue is the possibility that a significant safety problem may exist and the need to determine with absolute certainty whose furnace evaluation is correct. The consequences of a cracked heat exchanger can be fatal because it involves the venting of carbon monoxide into your home. Therefore, if the home inspector's opinion is wrong, that error should be established beyond a doubt.
If the home inspector believes there is a crack in the heat exchanges, he should be afforded the opportunity to prove it. The best approach is to have the inspector meet with the heating contractor for a joint inspection of the furnace. Let the inspector show the heating contractor exactly where the alleged crack is. If a crack truly exists, he should be able to point it out. If there is no crack, the meeting should clarify that fact.
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