Real estate pros and homeowners alike have expressed concern about the R-22 (Freon) refrigerant phaseout, according to Keith Bishop, account executive with Old Republic Home Protection. Bishop advised members of the Silicon Valley Association of Realtors early in March to check their home warranty and have their clients do the same, since production and import of R-22 were deemed illegal in the U.S. effective Jan. 1, 2020.
In response to the Clean Air Act of 1990, the Environmental Protection Agency (EPA) is phasing out R-22 refrigerant and replacing it with cleaner R-410A, or Puron. Production and import of R-22 stops this year. Recycled R-22 may still be used to repair older systems through 2029, until its complete phase-out in 2030.
Since Freon is no longer in production, the cost of existing supplies has risen substantially in recent years. "That will leave owners of systems that use Freon with a decision to make," said Bishop.
Bishop noted as availability of R-22 slows, prices for R-22 refrigerant will increase. Homeowners can expect to pay up to $125 or more per pound for Freon if a repair is needed. Without the right home warranty, homeowners could face a considerable expense even if their system is repairable.
Bishop said Freon was the industry standard for air conditioning refrigerant in the 1950s, but by the 1970s, scientists discovered the damaging effects R-22 has on the ozone layer. In 1991, R-410A, commonly referred to as Puron, was invented and patented, creating a safer, more environmentally friendly alternative to R-22.
As of 2010, all new air conditioners are manufactured using R-410A, but if a homeowner's air condition unit was installed before 2010, it probably uses R-22 refrigerant or Freon, said Bishop. Most industry experts agree that the average lifespan of an air conditioning condenser is about 15 to 20 years, with some systems lasting 30 years or more.
Lifespan also depends on several factors, including how often the system is used and the local environment. Damp salty air, for example, may deteriorate components faster than arid locations.
Bishop indicated while R-22 is bad for the environment, it does not pose an immediate health concern to families. "Your air conditioning systems and your kitchen refrigerator both use refrigerants in their respective cooling processes. Both use closed systems, meaning the refrigerants are contained in a way that prevents contamination from outside sources, evaporation and leaks.
"A home warranty can make this R-22 phase out a much easier transition when buyers take out older, outdated systems," said Bishop.
Bishop said with a home warranty, the buyer will have a greater peace of mind that if a repair or replacement of their AC unit is needed, the refrigerant will be refilled/replaced at no additional cost due to coverage. Homeowners should check their home warranty, as some companies have limits and restrictions. Companies like Old Republic Home Protection have no cap on the amount of refrigerant. The client just pays the flat co-payment of $75, said Bishop.
The Silicon Valley Association of REALTORS® (SILVAR) is a professional trade organization representing over 4,000 REALTORS® and Affiliate members engaged in the real estate business on the Peninsula and in the South Bay. SILVAR promotes the highest ethical standards of real estate practice, serves as an advocate for homeownership and homeowners, and represents the interests of property owners in Silicon Valley.
The term "REALTOR®" is a registered collective membership mark which identifies a real estate professional who is a member of the National Association of REALTORS® and who subscribes to its strict Code of Ethics.
Variations of this article have appeared in local area newspapers.
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