Without photos and an explanation of what you are specially trying to do, it's impossible to provide useful feedback.

everything is sealed up so there is not much to provide a photo with

basically the unit is stuck inside my sealed attic...which is also stuffed up with insulation. I need to figure out how to make an access to the unit.

Well, I suggest you call a contractor as it's not clear what you're dealing with or what you want to accomplish.

Your builder has made a mistake. You need to speak to him about it. Installing a pull down stair is not difficult. You should also request a light fixture. You should also talk to the code official. This should have not passed the final inspection.

Your builder has made a mistake. You need to speak to him about it.

Mike it doesn't sound like a new house. If it's past a year or two, that builder is long gone.

Hot housing market problem, people bidding on homes site unseen. Foregoing home inspections and so on.

To The OP: Grab yourself a shovel and start digging. I've seen something like this maybe 12 years ago. Where someone thought to just bury the attic in insulation.

So the story goes: HVAC lasts forever, let's bury it in a closet or the attic. We must not have to look at it. These knuckle heads want to do the same thing to the outdoor unit, then complain it's too hot in 100F heat.

Can't breathe, take off your mask. What are you nuts? -- No but the world is. Place the same demands on your HVAC? then wonder why it doesn't work. The people that did this, didn't care typical lipstick on a pig. If you have this problem, you may want to spend some money on a home inspection. If you had one of these done already, you may want to ask him why he didn't mention the AH being buried in insulation.

For new builds here the HVAC units are on a plywood platform insulated underneath. Batt insulation is around the platform to keep the blown insulation contained. An access panel is in the immediate vicinity.

Is there anyway you can try to do any of this? If you can take out the blow around your unit and replace with batts and perhaps put in a plywood path it would help anyone who has to work on your unit.

This is a typical install. HVAC tech brings a ladder.

Some new tract will install on a platform in the garage, running duct through the attic, some custom will dedicate a mechanical room but many clients aren't willing to give up the floor space.

I apologize if I misunderstood if this is not new construction. Another reason why installing HVAC equipment in an attic is not a good idea.

Yea this house is new to us. We absolutely did have an inspection before we bought the house. the sellers never maintained the air handler and didn't even know it existed before they insulated the attic. good to know it can be fixed.

We absolutely did have an inspection before we bought the house.

I'd be curious as to his reasoning why he didn't mention this on his report. I am assuming that you read the report he gave you?

They're supposed to check operation of the AC units. Most of the time they recommend they be serviced by HVAC contractor at a minimum.

I always tell people they should hire a trusted licensed HVAC contractor and have the HVAC system(s) inspected for the home they are buying... but in the current real estate environment in many places doing so and you probably lose the house to someone else not making a fuss over it.

But we don't have or know of a "trusted HVAC contractor" --- yeah I know that is a thing too.

We did read the report. he wrote that the unit is aged but that's it. maybe I should reach out to him and ask him.

I think some inspectors will have a limitations clause that if they can't access certain areas etc. But I still think he should have at least said: tried to access so and so HVAC unit but couldn't because access was restricted.

If I paid for one, I would ask. The whole point in doing one is to look for trouble, that will cost you once you take ownership.

Years ago when RE market was more of a buyer's market I would get home inspection calls. Alot of times the things the inspector listed were bogus. It was fairly rare to find a problem other than equipment being old or something of that nature. Occasionally off on refrigerant, those would be brushed under the rug unless the HVAC contractor is representing the buyer. So you understand the nature of a 3rd and 4th party contract. The person paying gets their interests served. The ugly side if you will.

I can understand in today's RE market that you're probably not going to be able to do things like having a licensed contractor inspecting the home's infrastructure systems (HVAC, plumbing, electrical etc.) A highly competitive seller's market the seller may have multiple offers they have enough going on so the easy bird gets the worm. (house)

I looked back at the report. It says: The cooling system for this building was not tested because of limiting factors. The air temperature must be above 65 degrees at the time of inspection . We recommend further review for a better understanding of replacement/repair costs if any, and present condition.

I assumed the limiting factor was the weather since it was winter. I guess it was the access...

The inspector should have pointed out an inspection of the air handler was not done due to no access to the equipment. The inspector should have stated this is a problem for regular maintenance and future repairs.

Is this the only air handler in the house? Do you know if you have a heat pump? The air handler produces condensation in the summer. If the condensation drain backs up water will either come through the ceiling or shut down if a overflow detector has been installed. This is the reason you or a HVAC tech needs access to inspect the air handler on a regular basis.

@mike_home Sigh. I guess it's too late for that now. Pretty sure there is only one air handler. We only have central on the second floor.

I don't know what a heat pump is. gulp.

A heat pump is an basically an AC running in reverse. Heat is extracted from the outside air and used to heat the house.

As a new homeowner you should learn about what HVAC system(s) you have and how they operate. All questions are welcomed. Don't be intimated by some of the posts. There are some homeowners like myself that want to help fellow homeowners.

Yes, that is great advice. The previous owners actually didn't use the HVAC for heat, I suppose because the regular boiler is hooked up to the entire house and it's not set up to heat the first floor only. Thank you so much I really appreciate it!

We recommend further review for a better understanding of replacement/repair costs if any, and present condition.

He covered himself with that statement. It should have been written better if that statement (above) was what he wrote as it should have listed specific HVAC equipment.

The limiting factor of temp at the time of inspection is another red flag you should have paid a licensed HVAC contractor to inspect. (because he didn't check it at all)

It's true what the Inspector said in regards to out door temp, but there are still ways to check conditions and get a better idea if something is wrong. Experience Required.

That said the RE market was and still is in some places white hot. So trying to do more than just a regular home inspection and you could lose the house. Much of this is hind sight now.

Keep it in your back pocket the next time you go house shopping. If RE market ever cools off that is. Multiple offers on a house, the home owner isn't likely to entertain a bunch of nit picking. Not that it wouldn't have been warranted in your situation.

Did the inspector describe the boiler and the heating system? Was there anything about the condition and possible required repairs or maintenance? I get the feeling this inspector did the minimum required. It does not matter if the house has 100 offers. Once the buyer and seller sign a sales contract, the buyer is free to inspect the home with a magnifying glass. The seller has the right to choose not to fix anything that is not required by law. I would expect in a hot real estate market sellers are not motivated to make repairs because they have several back up offers waiting for the deal to fall through.

How to win a RE bidding war:

Limit or waive contingencies.

and a lengthy list of other things that will not benefit you once you own the property. You're only buying it because:

I must have it at any cost.

I'm still the same guy I was 5 years ago... the world however, is not the same.

Yea it was definitely a hot market. It was on the market for under a week. That being said, I don't think taking a thorough inspection would have held it up. Lesson definitely learned for next time. I do love the house anyway thankfully! Seemed like he did a good job inspecting boiler and hot water (hot water ended up being replaced). I'm worried now about other things he did gloss over

From the report: "NOTES: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection"

How would I even find such a company??

I think the inspector adds this statement to the report for legal reasons. Before you hire an asbestos testing company, you need to figure out the probability if there is asbestos in the house. How old is the house? How old is the boiler? Is the heating a steam steam and water type?

Even if you have asbestos it is not harmful unless you disturb and it begins to crumble into little pieces which can become airborne. This is called friable asbestos. You can do some searches to read about it. You can do a search for asbestos testing companies. These companies will usually do the removal if needed. This is typically done during renovations of old houses and buildings.

I hear you. Ok that's good to know. the house was built in 1925... and yes the boiler is very old. It's a steam boiler

If you decide you need asbestos testing, there are certified asbestos testing labs throughout the U.S., and your local and State environmental agencies, as well as Regional offices of the Federal EPA, usually maintain publicly available lists of those labs that have met certification standards.

thanks!