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InspectAPedia ® Home HEATING SYSTEMS AFUE DEFINITION, RATINGS AGE of AIR CONDITIONERS & HEAT PUMPS AGE of HEATERS, BOILERS, FURNACES AGE of WATER HEATERS AIR CONDITIONING & HEAT PUMP SYSTEMS AIR FILTERS for HVAC SYSTEMS ANODES & DIP TUBES on WATER HEATERS AIR HANDLER / BLOWER UNITS AIRBOUND HEAT SYSTEM REPAIRS ANODES & DIP TUBES on WATER HEATERS ANTIFREEZE for BOILERS ANTI SCALD VALVES APPLIANCE EFFICIENCY RATINGS ASBESTOS IDENTIFICATION IN buildings BACKDRAFTING HEATING EQUIPMENT BACKFLOW PREVENTER VALVE, HEATING SYS BACKFLOW PREVENTER, HEATER WATER FEEDER BACKUP HEAT for HEAT PUMPS BANGING HEATING PIPES RADIATORS BAROMETRIC DAMPERS BASEBOARD HEAT BIOGAS PRODUCTION & USE BLEVE EXPLOSIONS BLOWER DOORS & AIR INFILTRATION BLOWER FAN CONTINUOUS OPERATION BLOWER FAN OPERATION & TESTING BLUE vs YELLOW COMBUSTION FLAMES BLUERAY Recall BOILERS, HEATING Air Bleeder Valves Air Scoops Purgers Separators AQUASTAT CONTROL Functions BACKDRAFTING HEATING EQUIPMENT BACKFLOW PREVENTER VALVE, HEATING SYS BANGING HEATING PIPES RADIATORS BOILER COMPONENTS & PARTS BOILER CONTROLS & SWITCHES CAD CELL RELAY SWITCH CHECK VALVES, HEATING SYSTEM CHEMICAL TREATMENTS, Boiler Circulator Pumps & Relays DIAGNOSE & FIX BOILER DRAFT REGULATORS, BAROMETRIC DAMPERS ELECTRIC MOTOR OVERLOAD RESET SWITCH ELECTRICAL POWER SWITCH FOR HEAT EXPANSION TANKS FIRE SAFETY CONTROLS Gauges on Heating Equipment HEATING LOSS DIAGNOSIS-BOILERS Limit Switches, Boilers Low Water Cutoff Valves, Boilers MIXING / ANTI-SCALD VALVES OIL LINE QUICK STOP VALVES OIL LINE SAFETY VALVES Pressure Gauges, Boilers Pressure & Temperature Settings, Controls RELIEF VALVES - TP VALVES Reset Switch - Primary Control RESET SWITCH - ELECTRIC MOTOR SPILL SWITCHES STACK RELAYS THERMOSTATS, HEATING / COOLING Water Feeder Valves, Hydronic Boiler Zone Valves BOILER LEAKS CORROSION STAINS BOILER LEAKS, HOW TO LOCATE BOILER NOISE SMOKE ODORS BOILER OPERATING PROBLEMS Types of Boiler Defects Air-bound radiators, baseboards, boilers COMBUSTION AIR DEFECTS Diagnose Loss of Heat Diagnose Oil Heat Noises FUEL UNIT, HEATING OIL PUMPS GAS BURNER Flame & Noise Defects OIL BURNER NOISE SMOKE ODORS OIL BURNER SOOT & PUFFBACKS Heat Won't Turn Off - Stop Unwanted Heat Heating Malfunctions & Implications Heating Defects & Implications Leaks at Heating Boilers BOILER OPERATION DETAILS BOILER PRESSURE & TEMPERATURE SETTINGS BOOKSTORE - InspectAPedia BTU USAGE MONITORS BUILDING SAFETY HAZARDS GUIDE CAPACITORS for HARD STARTING MOTORS CARBON DIOXIDE - CO2 CARBON MONOXIDE - CO CARBON MONOXIDE WARNING CHIMNEY INSPECTION DIAGNOSIS REPAIR CHIMNEYS & Flues - Asbestos Transite Pipe CHINESE DRYWALL HAZARDS CIRCULATOR PUMPS & RELAYS COOL OFF HEAT, Thermostat Switch COMBUSTION AIR COMBUSTION AIR for TIGHT buildings COMBUSTION GASES & PARTICLE HAZARDS COMBUSTION PRODUCTS & IAQ COMPLETE COMBUSTION, Stoichiometric CONDENSING BOILERS/FURNACES CONDENSING BOILERS/FURNACES DAMAGE CONVECTOR HEATERS - HYDRONIC COILS CREOSOTE FIRE HAZARDS Curved Brick Chimneys - Sulphation DEFINITION of Heating & Cooling Terms Definition of AFUE Definition of AMPS Definition of BTUs Definition of BTUH Definition of Calories Definition of Degree Day Definition of Design Temperature for buildings Definition of DEW POINT Definition of EER Definition of ENERGY STAR PROGRAM Definition of HEAT LOSS RATE Definition of High Side A/C system Definition of HUMIDITY LEVEL Definition of HSPF Definition of Joule Definition of K value K-coefficient Definition of Latent Heat Definition of Latent Heat of Condensation Definition of Latent Heat of Solidification Definition of Low Side A/C system Definition of PASCAL CALCULATIONS Definition of R-VALUE for Insulation Definition of SEER RATINGS Definition of Sensible Heat Definition of SOLAR ENERGY TERMS Definition of Specific Heat Definition of SuperHeat Definition of THERMAL EXPANSION Definition of THERMAL MASS Definition of THERMAL TRACKING Definition of TONS of COOLING Definition of U-VALUE or U-coefficient Definition of VOLTS Definition of WATTS Definition of WATT HOUR DEFINITIONS of ELECTRICAL TERMS DEHUMIDIFICATION PROBLEMS DEW POINT CALCULATION for WALLS DEW POINT TABLE - CONDENSATION POINT GUIDE DIAGNOSE & FIX AIR CONDITIONER / HEAT PUMP DIAGNOSE & FIX HEATING PROBLEMS-BOILER DIAGNOSE & FIX HEATING PROBLEMS-FURNACE DIRECT VENTS / SIDE WALL VENTS DIRECTORY of OIL TANK EXPERTS DRAFT HOODS - gas fired DRAFT MEASUREMENT, CHIMNEYS & FLUES DRAFT REGULATORS, DAMPERS, BOOSTERS Purpose of Barometric Draft Regulator Measure Draft Barometric Damper Defect List How to Inspect a Barometric Damper Automatic Vent Dampers Define flue damper, duct damper, & fire damper Draft Inducer Fans DUCT SYSTEM & DUCT DEFECTS AIR FILTERS for HVAC SYSTEMS AIR FLOW IMPROVEMENT, HVAC AIR FLOW MEASUREMENT CFM ALLOY SYSTEMS FLEXDUCT ASBESTOS DUCTS, HVAC ASBESTOS PAPER on DUCTWORK ASBESTOS TRANSITE DUCTWORK BALANCING AIR DUCT FLOW DUCT & AIR HANDLER ODORS DUCT in CONCRETE FLOOR DUCT DAMAGE, MECHANICAL DUCT INSULATION - Asbestos Paper DUCT ROUTING & SUPPORT DUST, HVAC CONTAMINATION STUDY FIBERGLASS DUCT, RIGID CONSTRUCTION FIBERGLASS HVAC DUCTS FIRE DAMPERS in DUCTWORK FLOOD DAMAGE in DUCT WORK GOODMAN GRAY FLEXDUCT INCREASING RETURN AIR LEAKY DUCT CONNECTIONS LOCATION OF REGISTERS & DUCTS MOLD in AIR HANDLERS & DUCT WORK NOISES in DUCT SYSTEM ODORS in AIR HANDLERS & DUCT WORK OWENS CORNING FLEXDUCT OWL FLEXDUCT RETURN AIR REGISTERS & DUCTS SLAB DUCTWORK SOUNDPROOFING for DUCTWORK SUPPLY DUCTS & REGISTERS TRANSITE PIPE AIR DUCTS UNDERSIZED RETURN DUCTS UNSAFE DUCT OPENINGS VIBRATION DAMPENERS WATER & ICE IN DUCT WORK WET CORRODED DUCT WORK ZONE DAMPER CONTROLS DUST, HVAC CONTAMINATION STUDY DUST SAMPLING PROCEDURE ELECTRIC HEAT, DIAGNOSIS, REPAIR Types of Electric Heat Feet of Baseboard Heat Needed? Electric Heater Locations Wiring and Overcurrent Protection Electric Baseboard Heat Safety Staged Electric Furnaces Diagnose & Repair Electric Heat Test Electric Wall / Floor Heater Cadet & Encore Heater Recall ELECTRIC MOTOR DIAGNOSTIC GUIDE ELECTRIC MOTOR OVERLOAD RESET SWITCH ELECTRICAL POWER SWITCH FOR HEAT EVAPORATIVE COOLING SYSTEMS FAN, AIR HANDLER BLOWER UNIT FAN AUTO ON Thermostat Switch FAN, COMPRESSOR/CONDENSER UNIT FAN CONVECTOR HEATERS - HYDRONIC COILS FAN LIMIT SWITCH FAN NOISES FILTERS, AIR for HVAC SYSTEMS FILTERS, OIL on HEATING EQUIPMENT FIRE SAFETY CONTROLS FIREPLACES & HEARTHS FLAME COLOR, BLUE vs YELLOW COMBUSTION FLOODED HEATING EQUIPMENT REPAIR FLUE SIZE SPECIFICATIONS FLUE VENT CONNECTORS FREEZE-PROOF A BUILDING FUEL OIL TYPES & CHARACTERISTICS FUEL UNIT, HEATING OIL PUMPS FURNACES, HEATING FURNACE CONTROLS & SWITCHES BACKDRAFTING HEATING EQUIPMENT CAD CELL RELAY SWITCH DIAGNOSE & FIX FURNACE DRAFT HOODS DRAFT REGULATORS ELECTRIC MOTOR OVERLOAD RESET SWITCH ELECTRICAL POWER SWITCH FOR HEAT FAN AUTO ON CONTROLS FAN LIMIT SWITCH FIRE SAFETY CONTROLS Reset Switch - Primary Control RESET SWITCH - ELECTRIC MOTOR SPILL SWITCHES STACK RELAYS THERMOSTATS, HEATING / COOLING ZONE DAMPER CONTROLS FURNACE HEAT EXCHANGER LEAKS FURNACE OPERATION DETAILS FURNACE OPERATING TEMPERATURES GALVANIC SCALE & METAL CORROSION GAS BURNER Flame & Noise Defects GAS FIRED WATER HEATERS GAS PIPING, VALVES, CONTROLS GAUGES ON HEATING EQUIPMENT GEOTHERMAL HEATING SYSTEMS HEAT EXCHANGER LEAK TEST HEAT LOSS in BUILDINGS HEAT LOSS DETECTION TOOLS HEAT LOSS INDICATORS HEAT LOSS PREVENTION PRIORITIES HEAT LOSS R U & K VALUE CALCULATION HEAT PUMPS, DIAGNOSIS, REPAIR HEAT TAPES & CABLES on Roofs for Ice Dams HEATING COST FUEL & BTU Cost Table HEATING COST SAVINGS METHODS HEATING LOSS DIAGNOSIS-BOILERS HEATING LOSS DIAGNOSIS-FURNACES HEATING OIL CLOUD WAX GEL POINT HEATING OIL EXPOSURE HAZARDS, LIMITS HEATING OIL - OLD, USEABLE? HEATING OIL PIPING TROUBLES HEATING OIL SHELF LIFE HEATING OIL SLUDGE HEATING OIL TANKS HEATING OIL TYPES & PROPERTIES HEATING OIL USAGE RATE HEATING SMALL LOADS HEATING SYSTEM INSPECT DIAGNOSE REPAIR HEATING SYSTEM NOISES HEATING SYSTEM SERVICE & MAINTENANCE HEATING SYSTEM TYPES HIGH EFFICIENCY BOILERS/FURNACES HOT WATER HEATERS HOT WATER IMPROVEMENT HUMIDITY LEVEL TARGET ICE DAM PREVENTION INSULATION INSPECTION & IMPROVEMENT LOW VOLTAGE BUILDING WIRING LOW VOLTAGE TRANSFORMER TEST LP & Natural Gas Safety Hazards MANUALS & PARTS GUIDES - HVAC METHANE GAS SOURCES MIXING / ANTI-SCALD VALVES MIX VALVE SCALD PROTECTION, Best Practices MOTOR OVERLOAD RESET SWITCH Natural Gas Combustion NO HEAT - BOILER NO HEAT - FURNACE NOISE / SOUND DIAGNOSIS & CURE NOISE AIR CONDITIONER / HEAT PUMP NOISE, DUCT VIBRATION DAMPENERS NOISE, HEATING SYSTEMS NOISE, PLUMBING NOISE, WATER HEATER ODORS & SMELLS DIAGNOSIS & CURE ODORS FROM HEATING SYSTEMS OIL BURNERS OIL BURNER FUEL UNIT OIL BURNER INSPECTION & REPAIR Diagnostic Sequence Indoor Clues - Oil Burner Trouble Outdoor Clues - Oil Burner Trouble Trouble in the Boiler/Furnace Room Trouble at the Oil Burner - Visual Trouble at the Oil Burner - Operation Trouble inside the Oil Burner Trouble at the Oil Tank FUEL UNIT, HEATING OIL PUMPS Oil Burner Smoke Test Oil Burner CO2 Test OIL BURNER DELAY VALVE OIL BURNER NOISE SMOKE ODORS OIL BURNER NOZZLE & ELECTRODES OIL BURNERS, RETENTION HEAD OIL BURNER SOOT & PUFFBACKS OIL FILTERS on HEATING EQUIPMENT OIL FILTER MISSING OIL FUEL TYPES & CHARACTERISTICS OIL HEAT FIRE SAFETY CONTROLS OIL LINE CLOGGING FIX OIL LINE QUICK STOP VALVES OIL LINE SAFETY VALVES OIL ODORS, LEAKY OIL TANK PIPING OIL PUMP FUEL UNIT OIL SPILL CLEANUP / PREVENTION OIL TANKS OIL TANK ABANDONING PROCEDURE OIL TANKS, BURIED OIL TANK GAUGES OIL TANK INSPECTION REPORTS OIL TANK LEAKS & SMELLS OIL TANK PIPING & PIPING DEFECTS OIL TANK PRESSURE OIL TANK REGULATIONS OIL TANK REMOVAL COs OIL TANK REMOVAL FINANCIAL AID OIL TANK SAFETY OIL TANK SLUDGE OIL TANK TESTING OIL TANK TESTING COs OIL TANK WATER CONTAMINATION & REMOVAL OIL TANK WATER REMOVAL PLASTIC HEATER VENT PULSE COMBUSTION HEATERS PASCAL CALCULATIONS PRESSURE REDUCING VALVES PRESSURE REGULATOR, WATER PUFFBACKS, OIL BURNER PUMPS, PONY PUMPS RADIANT BARRIERS RADIANT HEAT RADIANT HEAT Floor Mistakes to Avoid RADIANT HEAT TEMPERATURES RADIANT SLAB FLOORING CHOICES RADIANT SLAB TUBING & FLUID CHOICES RADIATORS BANGING HEATING PIPES RADIATORS BASEBOARD, CONVECTOR, RADIATOR TYPES COLD HOT WATER BASEBOARD / RADIATOR COLD STEAM HEAT RADIATORS LEAKS at BASEBOARD, CONVECTOR, RADIATOR RADIATOR BASEBOARD or CONVECTOR COVERS RADIATOR or CONVECTOR INSULATION RADIATOR STEAM VENTS RADIATOR STEAM VENTS, AUTOMATIC RADIATOR VALVES & HEAT CONTROLS STEAM TRAPS UNEVEN HEAT DIAGNOSIS RELIEF VALVE LEAKS RELIEF VALVES - TP Valves on Boilers RELIEF VALVES - STEAM TP VALVES RELIEF VALVES - Water Heaters RELIEF VALVES - Water Tanks Reset Switch - Heater Primary Control Reset Switch Broken - Quick Repair RESET SWITCH - ELECTRIC MOTOR Reset Switch - Stack Relays SAFETY HAZARDS & INSPECTIONS SAFETY HAZARDS GUIDE SAFETY, HEATING INSPECTION SAFETY RECALLS, Chimneys, Vents, Heaters SOLAR HEATING SYSTEM DESIGNS SOOT on OIL FIRED HEATING EQUIPMENT SPILL SWITCHES - Flue Gas Detection SPLIT SYSTEM AIR CONDITIONERS & HEAT PUMPS STACK RELAY SWITCHES STAIN DIAGNOSIS on BUILDING INTERIORS STEAM HEATING SYSTEMS AQUASTAT CONTROL Functions BACKDRAFTING HEATING EQUIPMENT BACKFLOW PREVENTER VALVE, HEATING SYS BANGING HEATING PIPES RADIATORS CAD CELL RELAY SWITCH CHECK VALVES, HEATING SYSTEM CHEMICAL TREATMENTS, Boiler Circulator Pumps & Relays COMBUSTION GASES & PARTICLE HAZARDS CONDENSATE RETURN PIPES, PUMPS, STEAM DIAGNOSE & FIX BOILER DRAFT HOODS - gas fired DRAFT MEASUREMENT, CHIMNEYS & FLUES DRAFT REGULATORS, DAMPERS, BOOSTERS ELECTRIC MOTOR OVERLOAD RESET SWITCH ELECTRICAL POWER SWITCH FOR HEAT EXPANSION TANKS FIRE SAFETY CONTROLS GAUGES, HEATING EQUIP. LIMIT SWITCH, BOILER LOW WATER CUTOFF VALVE MIXING / ANTI-SCALD VALVES PRESSURE, TEMPERTURE SETTINGS, CONTROLS PRESSURE SWITCH, STEAM BOILER RELIEF VALVES - STEAM TP VALVES SIGHT GLASS, STEAM BOILER SPILL SWITCHES STACK RELAY SWITCH STEAM PRESSURE GAUGE STEAM TRAPS STEAM VENTS THERMOSTATS, HEATING / COOLING WATER FEEDER Valves, Steam TANKLESS COILS Thermal Expansion Cracking of Brick THERMAL EXPANSION of HOT WATER THERMAL EXPANSION of MATERIALS THERMAL IMAGING, THERMOGRAPHY THERMAL IMAGING MOLD SCANS THERMAL MASS in BUILDINGS THERMAL TRACKING & HEAT LOSS THERMOSTATS, HEATING / COOLING Types of Building & Room Thermostats How Thermostats Work How to Set the Thermostat COOL OFF HEAT, Thermostat Switch FAN ON AUTO Thermostat Switch HEAT ANTICIPATOR Adjustment HEAT ANTICIPATOR Mini Ammeter to Check HEAT PUMP Thermostats - Outdoors THERMOSTAT WIRE CONNECTIONS LOW VOLTAGE TRANSFORMER TEST SWITCH FUNCTIONS on a Room Thermostat TEMPERATURE RESPONSE of Room Thermostats THERMOSTATS, WATER HEATER AQUASTAT CONTROL Functions Electric Water Heater Thermostats THERMOSTATIC EXPANSION VALVES Transite Pipe Chimneys & Flues VIDEO GUIDES: Heating System Videos VIDEO GUIDES - InspectAPedia.com WATER HEATERS WATER HEATER SAFETY WATER HEATERS for HOME HEATING USE? WATER HEATER NOISES WATER HEATER SCALE - De-Liming Procedure WATER HEATER SCALE PREVENTION WATER SOFTENERS & CONDITIONERS WINTERIZE A BUILDING WOOD, COAL STOVES & FIREPLACES WOOD STOVE SAFETY ZONE DAMPERS ZONE VALVES More Information |
How to inspect, service, & repair heating systems: This heating system diagnosis and repair website answers most questions about central heating system troubleshooting, inspection, diagnosis, and repairs. We describe how to inspect, troubleshoot and repair heating and air conditioning systems to inform home owners, buyers, and home inspectors of common heating system defects. The articles at this website describe the basic components of a home heating system, how to find the rated heating capacity of an heating system by examining various data tags and components, how to recognize common heating system operating or safety defects, and how to save money on home heating costs. Green links show where you are. © Copyright 2013 InspectAPedia.com, All Rights Reserved. Author Daniel Friedman. How to Inspect Heating Systems - Example of An Approach to the Forensic Inspection of Any Complex System© Copyright Daniel Friedman 2008-1993 all rights reserved -- Tri-State ASHI Home Inspection Education Seminar - Initial Presentation November 6-7, 1993 -- Last update 11/10/2007 How to Relate Heating System Inspection Procedures to Home Inspection Standards of PracticeThis presentation follows a procedure for inspecting, using heating system operating sequence as a method to assure that all important system components are considered. A version of the ASHI Standards of Home Inspection Practice (readers should check most recent Standards version for changes) is mapped into this heating system inspection procedure but does not guide the actual inspection sequence. The organization of home inspection standards is not intended as a guide to an inspection sequence nor as a guide to heating system inspection reports. Home Inspection Standards requirements during the inspection of a home heating system are identified in italics in the text below. HEATING INSPECTION CONCEPTS - How to Select an Inspection Methodology for Heating System Inspection & DiagnosisStep 1: Select a Heating System Inspection Road Map to Guide the Inspection SequenceIn order to be as thorough, accurate, and safe as possible, a heating system inspector should use a well-defined order of discovery which assures that s/he examines all important heating system components. Several possible heating system inspection "road maps" can be used for this purpose. Two approaches inspect the heating equipment by physical layout of components, or by inspecting the heating system in the detailed order that it will operate during the heating system operating cycle. Of these "heating system inspection road maps", the first of these inspection methods is physically convenient, that is: inspect each heating system component where each is located in each building area, and this is the most common approach in use in the field. But but it is the second option, heating boiler or furnace operating sequence, that best assures that the inspector considers proper system operation and that s/he identifies all of the system components. Thinking thorough the sequence of steps in operation of a home heating system requires that the inspector understand how heating systems work. An inspector who cannot follow this sequence does not understand heating system operation and is rather likely to miss important system defects. So how should a heating system be inspected? For efficiency the inspector may decide to examine each system component as s/he enters the area of the building where that component resides. So all heater components in the basement or crawl space are examined in one pass while the inspector is in that area, and so on. But in thinking about the completeness and accuracy of the heating system check the inspector should also think through the system's operating sequence, using the components identified in that sequence to assure that s/he has not omitted something important. Why is this second thought pattern needed? Because it is always easier to inspect and think about a building component that we see than to think about a component that is simply absent. In other words, if there is no temperature or pressure relief valve to see on a boiler, the inspector may fail to think about whether or not this is a serious safety hazard for the particular installation. How to Inspect a Heating System using Physical Location of ComponentsThis approach broadens the scope of the heating system inspection and it may aid in heating system defect recognition or problem diagnosis, for example by observing that a heating boiler is located in a small, air-tight room (possible combustion air problems), or that the furnace is quite close to the oil storage tank.
How to Inspect a Heating System Using the Sequence of Heating System OperationThis approach to heating system inspection Identifies most components of heating systems or of other mechanical systems and is most likely to give the most complete list system parts. It helps assure that all critical components are considered. Actual observation of heating system operation is important in enabling the inspector to identify malfunctions. The heating boiler or furnace inspector's field procedure should include this aid. A detailed example of the steps in the sequence of operation of a heating system along with a detailed list of heating system components is provided below at Sample Inspection Procedure for Heating Equipment. The Importance of Reporting to the Client the Significance of Heating System DefectsA superficial heating system inspection may simply identify the type of system present and perhaps the presence of obvious visual anomalies such as leaks. But an astute inspector understands more thoroughly the implications for safety or function of the defects that s/he observes and thus is more likely to inspect the heating system more thoroughly and is more likely to report the inspection findings in a meaningful way to the client. It is essential that a heating system inspector clearly communicate to the client the significance of the inspection results. In other words, the client should be given to understand the need for action, or urgent action, the presence of unsafe conditions, or the indications that costly repairs or replacement are likely to be needed immediately or in the coming year or before next heating season. The Importance of Thinking about the Possible Significance of Home Inspection ObservationsHere are two examples of the difference between simply reporting a home inspection observation neutrally and thinking about the significance of a home inspection observation in a way that might lead to discovery of something important about a heating system. Example Outdoor Inspection Observation: drip lines below roof eaves Observation: The heating system inspector, before entering the home, observes outside that there are deep drip lines in the soil below the home's roof eaves. Drip lines indicate that there has been long term poor control of roof runoff. Interpretation: there may have been a history of wet basement conditions. Implications: especially if the home is heated by a furnace located in the basement or crawl space, watch out for signs of rusting of the furnace heat exchanger, particularly in steel hot-air furnaces. A rusted and thus leaky furnace heat exchanger is a possibly dangerous condition, risking high Carbon Monoxide CO levels in the building - a condition that can lead to a fatality - someone could die. Action: look inside for corroborating clues first of water entry and second of rust on the furnace or its components. Test or recommend testing of heat exchanger for leaks and safety. An Example of Neutral (irresponsible) home inspection reporting of heating system condition
An Example of More-responsible home inspection reporting of heating system conditionOutside we observed roof overflow or drip lines below the house eaves. This means that water has been spilling by the house foundation for a long time, that roof gutters and downspouts are needed, and that the home may have been exposed to a history of water entry or leaks which in turn could cause problems indoors. Inside, A BrandX natural-gas fired 90,000 BTUH steel hot air furnace heating system is installed. In response to turning up the heat we observed that the system operated normally: heat came out of the air supply registers. (Our inspection excludes heating system disassembly and therefore cannot examine the condition of the furnace interior components. The system appears to be 20 years old and based on age alone is likely to be at or near the end of its useful life - significant expense will be involved when furnace replacement is needed. In response to turning up the heat we observed that the system operated normally: heat came out of the air supply registers. Our inspection excludes heating system disassembly and therefore cannot fully examine the condition of the furnace interior components. However, we observed heavy rust on the bottom of the furnace and other evidence of a history of water entry in the basement. A furnace exposed to these conditions is at extra risk of hidden rust damage such which could include a leaky heat exchanger. If the heat exchanger is leaking this heating system would be unsafe, should not be used, and would almost certainly require immediate replacement - a significant expense. We recommend that before completing purchase of the home, and certainly before using the system in the coming heating system, you should have the furnace inspected and tested by a qualified technician, and you should specifically ask the technician to make a thorough inspection and test of the furnace heat exchanger for leaks and safety. For effective examination of any complex structure, the professional uses all of these toolsAddressing the question of completeness of coverage of components, for a thought-guide to inspecting heating equipment we selected Sequence of Operation as a model. (See BOILER OPERATION DETAILS for step by step boiler operation sequence details. It is the possible significance of a home inspection observation that leads a good inspector to examine the property further for confirmation or refutation of the presence of a possibly serious building defect. We discuss this concept of thinking carefully about and pursuing possible implications of home inspection observations as a way to assure that an inspection is thorough and as a means to minimize the chances of missing an important condition at a property, in these articles:
Frequently Asked Questions (FAQs) about heating system inspection, diagnosis, & repair proceduresQuestion: how can I learn to service and repair my own heating system? What is included in annual heating system service?I think I have finally reached the last straw with my home heating oil/service company—I intend to purchase oil without any contract with them and in fact will call shortly to ask them to refund the $200 we paid for a service but have not yet received. With regard to servicing the furnace, can you tell me what should be included in a proper annual service and the best way to identify people in my area who can do this? My background is marine engineering and I started my career working on tankers with boilers 100 times the size of a home heating furnace. I am not against paying someone for a good service at a fair price, but would not rule out doing it myself if I could learn the subtleties of the home heating furnace. We installed a propane fireplace as part of a kitchen renovation that provides significant supplemental heat and I am leaning towards putting in a wood burning insert into our fireplace since I have adequate wood supply access Your thoughts on any and all of this are more than welcome Thanks - S.N. Reply: List of typical steps in oil fired heating system service or maintenance, recommendations for DIY home heating serviceStephen, I appreciate the frustration that can arise when you have trouble obtaining good service from your oil heating service company. Even a qualified and well-intended heating service technician is faced with over-work and over-scheduling during the heating season. Being given a large number of service calls to perform during a single 8-hour shift can lead the tech to skip some service steps that s/he thinks can be passed over even though system performance and economy may have been better if they were performed. I've even seen techs who skipped system cleaning entirely, just changing out the nozzle and oil filter and "calling it it a day". Watch out: cleaning and servicing oil fired heating equipment is a dirty messy business, and it takes some time. If your "annual heating service call" takes just fifteen minutes, or if the service tech looks as clean at the end of the job as s/he did when they knocked on your door, I would suspect that the heating system was not adequately cleaned. If my service tech was not planning to take down the flue, open and clean the boiler or furnace, then if necessary I would offer to pay extra to have those steps performed. You'll more than earn back the service call cost in heating system reliability and economy over the heating season. Also see HEATING COST SAVINGS METHODS And I've run into the "bad heating service" problem myself when an oil company sent out a heating service tech whose inexperience and bad attitude were matched only by his sloppy rushed job and the heating system operating problems he left behind. But a polite call to the oil company's service manager was able to solve our problem - an experienced, well qualified, and polite service technician was dispatched to our building and we were happy with the result. How to Learn to Service & Repair Your Own Heating SystemNevertheless, especially with your technical background, if you want to service your own heating system you can certainly learn to do so. But considering that there are both cost and life-safety issues involved, you'll want to
Watch out: what is missing from even the dedicated smart DIY approach to heating service is experience, as well as having the back-up of a still more experienced expert back at the heating service company who remains on call to the on-site service techs. A service tech with experience has come across a variety of heating system operating defects. S/he can often recognize and fix a problem quickly while a beginner, fresh out of oil burner service school, will have a more difficult time figuring out what to do when something has gone wrong. Typical annual service of oil fired heating equipment includes
In sum, even though I am trained and experienced in heating and air conditioning system installation, service, and repair, and although I research and write about a wide variety of HVAC system inspection, diagnosis, and repair procedures, I prefer to have our home oil fired heating boiler serviced and repaired by an experienced heating service technician whose experience is more extensive than mine, and who has the backup of senior service experts in his home office. In fact I gave away my Bachrach Fyrite® combustion test kit a few years ago. Followup commentYou make an excellent case for having an experienced technician perform the service—now that I have severed, at least temporarily, my relationship with the heating oil/service company I need to find the right person to do the job—the fee I actually paid was $317 for the service that I had not yet received—does this sound like the going rate?—your list of tasks certainly will help me discuss the scope of the service with them—do you have a recommendation on how to locate an experienced tech not with the heating oil company? - S.N. Reply:Good point - when I was in the HVAC service business, we were an independent heating and A/C service company - we didn't sell heating oil - and as a result our clients believed (reasonably IMHO) that we were selling and delivering a genuine effort to clean tune and adjust the system to peak operating efficiency and reliability. Now many if not most HVAC service people take pride in their work and they are going to do their best to properly clean, tune, and adjust your heating system even though their home company is in the business of selling heating oil. But if you prefer, you might be able to find an independent heating service company in your area. If not, you may want to develop a better relationship with a large company that has a big enough service staff that they actually conduct training for their people and employ one or more senior experts in the home office as service manager or consultant for the men and women in the field. ... Ask a Question or Search InspectApediaQuestions & answers or comments about how to inspect, diagnose, and repair heating systems. Ask a Question or Enter Search Terms in the InspectApedia search box just below. Technical Reviewers & ReferencesRelated Topics, found near the top of this page suggest articles closely related to this one.
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