Common HVAC Damages in Attics and Crawlspaces

HVAC equipment is often situated in out-of-the-way spaces, making it easy to forget about as long as it’s functioning properly. Your policyholders likely don’t think much about their furnaces, air handlers, or boilers until they experience a problem and file a claim. Here are a few reasons HVAC equipment in attics and crawlspaces can be vulnerable to certain perils, including water damage and wear and tear – and why it’s important to get an expert assessment of the cause and scope of loss.

Storing HVAC equipment in an attic or crawlspace has benefits, but its placement can impact which types of damages may show up in claims assessments.

Location Matters!

There are several reasons equipment may be stored in hidden areas of a home or business, including aesthetics, increased usable space, and noise reduction. However, there’s more to consider than just convenience and appearance, and both the attic and the crawlspace have potential benefits and drawbacks.

• HVAC equipment functions best in tightly sealed spaces, where the heat transfer between the interior and exterior of the house is controlled. This makes for better air quality and temperature regulation. Because of their exposure to external elements, attics that aren’t properly insulated may not provide a strong thermal envelope, making HVAC components stored there work harder to condition the space.
• The shorter the ducts, the more efficient the system. If your policyholder’s vents are in the ceiling of the living areas, ductwork will be shorter and thus more efficient if equipment is in the attic. Conversely, vents on or near the floor may make the crawlspace a more appealing option.
• Consider geography. The climate at the building’s location is a huge factor in where the HVAC equipment will function best and be protected from the elements. If it’s in a hurricane- or flood-prone area like the Gulf region, the equipment is likely to be safer from water damage in the attic than in the crawlspace. However, areas with high humidity or frequent freezing conditions, coupled with poor attic insulation, are better candidates for crawlspace placement. 

What Damages May Occur to HVAC Equipment in the Attic

HVAC equipment in attics is susceptible to moisture from roof leaks, vermin, wear and tear from lack of maintenance, and even lightning damage.

Attic HVAC systems are vulnerable to several perils. The risk increases if the attic isn’t properly sealed against external threats, but not all of them are preventable with increased insulation alone. Here are a few causes of loss you may see in claims involving HVAC equipment stored in attics.

• Water damage. While flood risk is limited, equipment may still be impacted by heavy rains if there are roof openings. Water exposure can lead to electrical component failure, corrosion, and microbial growth that can threaten both the system’s operation and pose a safety threat to occupants. Even indirect exposure, like a leak in another part of the attic, can add to humid conditions that produce many of the same damages.
• Squirrels, raccoons, birds, and other pests can enter the building through holes in the roof, soffit, or fascia. They can chew wiring, build nests, and otherwise interfere with equipment.
• Wear and tear. Out-of-sight equipment may be a good aesthetic choice, but it isn’t always ideal when it comes to maintenance. Attics are often difficult to access, so repairs and upkeep are often neglected, potentially causing the equipment to fail before its expected lifespan.
• Though rare, lightning can directly affect attic HVAC equipment. Lightning that strikes the roof can travel through linesets and ductwork. Policyholders and contractors often mistake other causes of loss for lightning damage, so – as with any reported damages – it’s important to verify the cause of loss with an objective assessment.

Problems Affecting HVAC Systems in Crawlspaces

We’ve previously mentioned the dangers of flooding to low areas of the house in certain locations, but that isn’t the only potential cause of loss to HVAC equipment stored in crawlspaces.

• Water damages. Flooding may be the result of a hurricane or strong downpour, but water damage can also come from a source within the building. Sharing space with leaking and broken pipes can expose the HVAC system to a lot of water.
• Condensation forms on ductwork, making it “sweat” when the temperature changes or humidity increases in an insufficiently insulated crawlspace. While it may seem minor, condensation can reduce the equipment’s efficiency and facilitate microbial growth and structural damage that can impact the HVAC system.
• As in attics, HVAC equipment in crawlspaces may be vulnerable to infestations of rodents and snakes that can gnaw and nest.
• Wear and tear. Another vulnerability shared with attic equipment is that crawlspace equipment may be difficult to access for service in certain crawlspaces, which may result in neglected maintenance and wear and tear failures.

Equipment like this air handler in a crawlspace can be difficult to access for repairs and regular maintenance, and can therefore fail due to wear and tear before its expected lifespan.

How Water Damage Can Spread to and From HVAC Systems

Water damage to an HVAC system doesn’t mean the issue started or stops there.Generally, condensation that drips from the unit collects in a pan and flows harmlessly through a drain line to the outside. However, a clogged line or damaged drain pan can lead to water overflowing and gathering under the unit, eventually dripping from the attic into the living space below or causing losses to other areas in the property.

To ensure that you get an accurate cause and scope of loss for HVAC equipment in attics, crawlspaces, and anywhere else, submit an assignment to HVACi. Our experts provide onsite inspections and repair vs. replacement recommendations so you can reach a confident settlement decision. For claims that also include water-related property damages, check out Alpine Intel’s other services, including Donan Engineering and StrikeCheck.

Alpine Intel’s content is meant to inform and educate readers using general terms and descriptions. They do not replace expert evaluations that determine facts and details related to each unique claim.