Mechanical, Plumbing, and Electrical Assessment Frameworks

HVAC assessment starts with equipment inventory: count, age, and capacity of every unit. Residential split systems (furnace + AC condenser) have 15-20 year expected life. Package units (rooftop or ground-mounted) have 12-18 year expected life. Boiler systems (hydronic heating) have 20-30 year expected life but require annual maintenance. Key inspection points: equipment nameplate data (manufacturer, model, serial number—serial numbers encode the manufacture date), visible corrosion or rust, ductwork condition and insulation, thermostat functionality, filter cleanliness (indicator of maintenance quality), and refrigerant line condition. Request maintenance records—well-maintained equipment can exceed expected life by 30-50%, while neglected equipment may fail prematurely. Budget $4,000-$7,000 per unit for residential HVAC replacement, $8,000-$15,000 for commercial rooftop units.

Plumbing assessment covers supply lines, waste lines, water heaters, and fixtures. Supply line materials: copper (50-70 years, excellent), PEX (25-40 years, good), galvanized steel (20-50 years, corrodes internally—common failure in pre-1970 buildings), and polybutylene (prone to failure, used 1978-1995—deal-killer material). Waste line materials: PVC (50-75 years, excellent), cast iron (50-75 years but corrodes internally—scope to assess condition), ABS (50-75 years), and Orangeburg (immediate replacement needed). Water heaters: tank type (8-12 years), tankless (15-20 years). Key indicators: water pressure testing at multiple fixtures (low pressure suggests corroded galvanized supply lines), waste line scoping, water heater age and condition, and fixture/faucet condition across all inspected units.

Electrical assessment evaluates the service entrance, main panel, sub-panels, branch circuits, and fixtures. Service capacity: modern multifamily requires 100-200 amps per unit. If the building has 60-amp service per unit, an electrical upgrade may be needed for modern appliance loads. Panel types: Federal Pacific Stab-Lok and Zinsco panels are known fire hazards and should be replaced regardless of age (budget $2,000-$4,000 per panel). Knob-and-tube wiring (pre-1950) and aluminum branch wiring (1965-1975) are insurable but require special attention. Check for: GFCI protection in wet areas (kitchens, bathrooms, laundry), AFCI protection in bedrooms (required by current code for new construction), properly grounded outlets, and adequate circuit capacity. Full electrical panel upgrade for a 20-unit building: $40,000-$80,000.