The HVAC Sections of a PCR (E2018-24 9.4.5 and 9.4.6): Units, Nameplates, Refrigerants and Remaining Life

E2018-24 gives each building system an observations paragraph (what the field observer identifies and reports) and an out-of-scope paragraph. This page paraphrases both for the heating, air conditioning and ventilation section, lists the deficiencies that recur in published reports, gives the expected useful lives the HUD CNA e-Tool table assigns to the common components (with the Fannie Mae 4099.F value where it differs), and says what lands in Table 1 versus Table 2. It is written for the person writing section 3.4.2 and 3.4.3 of the report.

What the guide asks the observer to identify

Heating equipment by type, fuel, capacity and age; cooling equipment by unit (packaged rooftop, split, heat pump, chiller, cooling tower) with tonnage, refrigerant and nameplate date; distribution (ductwork, piping, terminal units) where visible; controls; ventilation and exhaust; whether any equipment was shut down or not operating on the day; the maintenance contract and its scope; and reported upgrades and service history. Out of scope: operating equipment that is off, testing capacity or performance, and observing heat exchangers, coils or duct interiors that are concealed.

What recurs in published reports

• One unit in a set that is visibly worse than the rest: rusted-through base rail, corroded coil, audible bearing, contactor pitted; the service invoice usually says repair is uneconomic.
• Units on phased-out refrigerant, where a compressor failure means replacement rather than repair.
• Surface rust on cabinets of mid-life units, which supports a shorter RUL opinion.
• Noisy exhaust fans (bearing or wheel wear), a maintenance item unless failed.
• Tenant-owned supplemental units, which are described and excluded from the reserve as tenant responsibility.
• No maintenance contract, or one the escort cannot describe, which the summary reports as the level of preventive maintenance.

Useful lives the reserve table uses

Component	HUD EUL (yrs)	Fannie 4099.F (yrs)	HUD table row
Packaged rooftop unit, gas/electric	15	15	3.4.3.1.11
Split-system condensing unit	15	15	3.4.3.1.2
Electric heat pump, pad or rooftop	15	15	3.4.3.1.1
Gas-fired boiler	25	25	3.4.1.2.9
Gas furnace / air handler	20	20	3.4.3.1.4
Ductwork, rigid sheet metal	35	30	3.4.3.1.13
Roof-mounted exhaust fan	20	15	3.3.2.5.3
Restroom exhaust fan	15	15	3.7.1.4.7

Expected useful life is the table value; remaining useful life is the observer's opinion and the report says which basis each line uses. See the reserve table explained and the HUD table.

Table 1 or Table 2

A unit the contractor has written off is a short-term replacement in Table 1 (priced per ton with curb adapter, rigging and connections), not a reserve line, and it comes out of Table 2. The rest of the fleet goes in Table 2 by nameplate year plus useful life, with the observer's RUL opinion where condition warrants; units of the same vintage are usually grouped as one line. Exhaust fans are carried as a set. Refrigerant type and the maintenance contract go in the description because underwriters look for both. See cost categories.

Writing the section

Description first (what the system consists of and the basis for its stated age, with the source), then observations and analysis (what was seen and why it matters), what the point of contact reported, what was not observed and why, then recommendations that point at the table lines. Every statement carries its source. Baseline PCR drafts the section in that order from the field notes, photographs and documents, computes the lines, and leaves the rating, the RUL opinions and the categories for the reviewer to confirm; the sample report shows section 3.4.2 and 3.4.3 for a 1985 office building. The walkthrough checklist covers the field side.