Mike, Stick to the facts. The builder said 3.5 tons was enough. He used a 4-ton condenser and a 5-ton furnace. Check the specs. The 4-5 ton furnaces may only use a different motor size. If this is the case, the builder probably sized the ducts for 3.5 tons, and stuck the larger furnace in, because he questioned the accuracy of his installer. As I said, use a man J to verify btu sizing. I should have included a man D for duct sizing, but I expected the reader to read between the lines a little. This would tell the owner if the system was designed for a larger blower. In all probability it was not. If this is the case, then the few ducts from a floor could be closed to improve the cooling of the remaining areas. The remaining area could be a new system. In Texas, ducts are usually flex, or round metal duct. You can place them just about anywhere, after the fact. If you have to route the duct thru difficult areas, a flex duct is easily routed. As to design, I would imagine that the system was thrown in place with hopes it would stick. Using a 5-ton furnace, with a 4-ton coil, does not sound like any planning was attempted. When the builder said the design required a 3.5 ton cooling system and installed a 5-ton furnace, tells me that he was not very accurate. This would mean that some work may be needed to reduce the furnace blower cfm. A 4-ton coil in a 5-ton furnace does not sound very efficient anyway. To the owner, donÂt take no from the installer about a system separate for the second floor. You could maybe use a closet that can open from the hall or common area. Get a framer to give you an estimate about supporting the rafters where the HVAC will be placed. You may be surprised at how little the cost will be.

It wouldn't set off any red flags for me. In my market, the only homes selling are those that are "bargain basement" prices. Nothing wrong with most of them other then the fact that the owner has to sell quickly. I might think there was something wrong with the house and possibly would hesitate if the home was significantly lower then comps and advertised "as is", but that's just because "as is" doesn't have a good connotation in my neck of the woods.

In responding I am going to assume that comps support a price of $375,000 as an attractive price. If they don't then I wouldn't list at that price. Anyway: This depends on how both public and realtor MLS searches work in your area. In some area a search in the 325,000 to 375,000 range would NOT call up a house listed at 375,000. That seems strange to me, but there it is. If you live in that type of area then I would list below 375,000. If you don't and a price at 375,000 would pick up both ranged. I would list at 375,000.

There is thousands of vinyl windows out their. three important factors are air infilteration, framing r-value, and glass. If you live up north you want a triple pane window. In the south you want a double pane. You can get a better solar heat gain. $700 hundred is high. What people don't understand is all companies are 25-40% markup value. The best window in north or south is a company called Sunrise. They care a triple and double. By NFRC they beat all te top brands in every rating. Don't pay more than $600. Always negotiate. Give them A price. I have been in Home improvement sales all my life. I have sold Simoton, Gorell, champion, great lakes, alside(window world, piece of sh--!)and sunrise. The window is amazing. Here is a link that might be useful: Home Site