What's the deal with 13 SEER?

A nationwide Federal mandate recently changed the current Seasonal Energy Efficiency Rating (SEER) from 10 to 13 effective January 23, 2006.

Huh? What does that mean?

Well, SEER measures the minimum energy efficiency level for central air-conditioning systems --- similar to the miles-per-gallon rating for cars. The more energy efficient the air conditioning equipment, the higher the SEER rating. This legislative change is intended to result in a 30% increase in energy efficiency for air conditioners and heat pumps, hopefully resulting in cleaner air and environment.

OK. So what.

After January 23, 2006, U.S. manufacturers may only produce air conditioners and heat pumps units with a minimum 13 SEER rating. Units that are less than 13 SEER can still be installed ... that is, until inventories have been depleted.

Some pertinent details for consumers:

• 13 SEER units will be LARGER and MORE EXPENSIVE. Consumer costs will be HIGHER for modifications, changes, upgrades, and labor.
• Current parts (i.e. the condenser) may be INCOMPATIBLE with 13 SEER units, therefore requiring the entire unit be UPGRADED.
• Coils are 3-4 inches taller. This may REQUIRE ADDITIONAL SPACE such as enlarging the current area or even moving the unit to a different area of the home.
• Condenser units are larger and may require larger concrete pads or roof stacks.
• 40% MORE FREON is required to operate a 13 SEER unit. Current freon lines may be too small and may have to be upgraded.

What this all means for real estate agents?

• Real estate agents should prepare their sellers and buyers by encouraging them to have their existing units checked prior to heating season and air conditioning season.
• Even during the winter months a licensed HVAC technician can determine the condition of the unit; promote this inspection in addition to a regular home inspection.
• If the unit is "borderline", or can not be checked adequately, consider suggesting that buyers escrow funds for possible replacement of unit.
• The value of coverage for your clients becomes more evident! Strongly encourage putting a home warranty policy on the home to help defray the increased costs associated with the 13 SEER mandate.
• It is imperative to note that --- as is standard in the industry --- most modification work due to code non-compliance or changes in equipment size that is necessary as a result of the new standards will continue to be at the home owner's expense.

Additional information can be found at the Department of Energy's website.