You know what they are. Most of us ignore them until they stop working. Then, we either A) have to take a crash course in repairing them, or B) risk getting burned financially dealing with an unworthy HVAC contractor.
 
Sierra Pointe, as many know, was built in 1974. Although that does not make the complex an antique, it does make our homes old enough to keep regular maintenance and inspection a priority. If you talk to most mechanical contractors, many will tell you that good life expectancy for a residential furnace (with proper care and maintenance, of course) is about 15 to 20 years. Yet, consider where we live and the myriad of people who take up residence here (not all with maintenance on the brain), and 33 years later, there are still some units in our complex that have their original, 1974 furnaces! If you bought your last furnace before 1987, or even more radically yet before 1975; then you just might want to make getting a new one a priority.
 
But, getting a new furnace is so expensive! Yes, this is quite true. For units such as ours, to replace a furnace or air conditioner, you should expect a rough ballpark figure of $1,500 each (or a grand total of $3,000 for both). It is quite possible to get a discount for doing both at once, which will make the bitter pill a bit easier to swallow. But let's look at the alternatives: If it's the dead of winter, it will cost much more in a furnace emergency to replace or fix your current unit. If the furnace fails, you may be forced to have a quick repair, which can cost in the range of $300 to $700+. On top of that, the furnace is highly likely to fail again within the next year or two! Needless to say, the money pit can get pretty deep. What I would recommend is to have your current furnace inspected. Mechanical contractors commonly offer furnace inspection deals to help you avoid costly repairs and insure the proper working order of your furnace. Some recommend that you have your furnace inspected once a year, others say 1 to 3 years is fine. Either way, please make sure you replace your filters at least once every 6 months. If the furnace is older than 20 years, just plan on biting the bullet and replacing it. If it's that old, there is a good chance there is a leak in one of the lines as well, putting you and your family’s health at risk. Carbon monoxide poisoning or a fire isn’t very appealing.
 
If you see that yours is at the end of it's life expectancy, there is some good news. For one, the newer furnaces have advanced in technology considerably. Today's units are much more efficient, and have electronic pilot lights. No more worrying about the pilot light going out! Plus, the IRS is willing to help you. If you get an energy efficient unit, you will qualify for a discount on your taxes next year. Another plus is that your new furnace unit will increase the value of your condo and be much more attractive to prospective buyers. If you don't have the funds to spend, it would be a good idea to look into a home equity loan, or see if a refinancing is in order. You might be able to get a better rate, and save more money in the long run.

You see a hunk of junk in your utility closet, but have no clue where to go. First, you need to find a reputable mechanical contractor. Ask friends and/or neighbors for referrals and get a good handful of estimates from different HVAC contractors for the work. There will be cut rate contractors you can find fliers or ads for, but it would be recommended that you don't go that route. Sierra Pointe has a unique condition. To maximize space, the utility closets back in 1974 were made very small. Over the years since then, furnaces have gotten bigger, and code requirements have gotten more stringent. As a result, there are very few kinds of furnaces that will even fit your unit! You will need a contractor with a bit of talent, and possible experience of working on units at Sierra Pointe. Wright Plumbing and Heating is one contractor that is very familiar with our complex. Olsen Plumbing and Heating is another.

Once you have selected a contractor, they will send a service technician out to your home to assess the situation. They will see what it will take to meet your requirements, and offer you new furnaces and/or air conditioning units that will fit your needs. There are a few things you should be aware of in regard to air conditioning units:

1        If you have a unit on the 2nd floor, or a 2-floor unit, your air conditioner unit will be placed on the roof. You will need to get an estimate for that.

2         Please be aware that there are a number of non-functioning air conditioner units on our roofs currently. You will need to make sure that disposal of the old one is included in your estimate.

3        Also, if you have one of those units, it should be cheaper for you, since the old lines going into your unit can probably still be used.

4        If you are on the first floor only, your air conditioner will have to be put outside your unit. Many units already have an existing air conditioner pad there. Make sure the contractor measures the pad, so he can get you an air conditioner that will fit on it. If there is no pad, you will have to have one installed.

5        Please note that exterior alterations to your unit will require approval from the HOA board of directors! Please contact Premier Management, and schedule a meeting with the board at it's next meeting. Be sure to bring all your information, as well as photos of the future pad location with you. The meetings are on the 3rd Monday of the month at the clubhouse at 6:30 P.M. Board approval is, however, not required if you are replacing an existing junked A/C unit, or have an existing pad by your unit.

6        A word of warning too! Some unscrupulous contractors will try to sell you an A/C unit that is much bigger than what is needed for your size home. If they say you need a bigger concrete pad, be cautious and get a second opinion.

Permits, permits, permits!

When a contractor is doing work of this sort, a construction permit will be required. Failure to obtain the proper permit for the work being done could result in some hefty fines – not for the contractor, but for YOU. Make certain that your contractor writes permit fees into your estimate, which can range from $50 - 96. Also, make it clear that the contractor will NOT be allowed to start work on your installation until they have the permit in hand. Remember that it is common that less “dedicated” contractors do not bother pulling the proper permit for such work, all in an effort to save themselves a few bucks.

To check on permits for a job you’re having done, you will need to log onto the Pikes Peak Regional Building Department's web site at www.pprbd.org. The site has been redesigned and is fairly easy to use:

6        From the home page, go under "permits," then "database access" and finally "search by address."

7       Type in your address, and all your records should be there. If you check there and see no open permit, send the contractor away until they open the permit. Make no exceptions.

8       When the contractor has finished the work, I suggest that you do not pay the full balance of your bill until the permit has been closed out. Also make sure the contract says this. A typical reasonable offer is to pay half of the cost upon installation, and half after the permit is closed.

9        Then, you will have to contact the Pikes Peak Regional Building Department at (719) 327-2880 7:30 am to 4:30 pm MST M-F. You will have to schedule an inspection of your new unit(s) with a building department inspector. This is for your own safety! They check to make sure the contractor has done a good job. If they fail the inspection, the contractor is required to come back and fix it until the inspection passes.Do not pay the contractor the final sum until the web site shows your permit as complete.

Upon looking at Sierra Pointe addresses, I found many old permits still open! This can cause trouble for you later on down the line. First, you won't be able to qualify for your tax discount. Second, if/when you sell your unit, you will be required to have all the old permits closed out before you can sell. If you have it inspected then and it fails, the contractor is long gone and YOU will have to pay to have your unit brought up to code. Third, like was stated earlier, this is for your protection! An improperly installed furnace is dangerous, and can even kill you. Avoiding inspection and/or replacement because it’s a “hassle” is just not worth the risk.
 
I hope this helps you, and may you have a warm winter!