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InspectAPedia ® Home HEATING SYSTEMS AIR CONDITIONING & HEAT PUMP SYSTEMS BACKDRAFTING HEATING EQUIPMENT BACKUP HEAT for HEAT PUMPS BANGING HEATING PIPES RADIATORS BAROMETRIC DAMPERS BASEBOARD HEAT BLOWER FAN OPERATION & TESTING BOILERS, HEATING BOOKSTORE - InspectAPedia BTU USAGE MONITORS CARBON MONOXIDE - CO CIRCULATOR PUMPS & RELAYS COMBUSTION AIR CONDENSING BOILERS/FURNACES DIAGNOSE & FIX AIR CONDITIONER / HEAT PUMP DIAGNOSE & FIX HEATING PROBLEMS-BOILER DIAGNOSE & FIX HEATING PROBLEMS-FURNACE DIRECT VENTS / SIDE WALL VENTS DRAFT REGULATORS, DAMPERS, BOOSTERS DUCT SYSTEM & DUCT DEFECTS ELECTRIC HEAT, DIAGNOSIS, REPAIR ELECTRIC MOTOR DIAGNOSTIC GUIDE FAN, AIR HANDLER BLOWER UNIT FLOODED HEATING EQUIPMENT REPAIR FLUE SIZE SPECIFICATIONS FURNACES, HEATING GAS BURNER Flame & Noise Defects GAS PIPING, VALVES, CONTROLS GEOTHERMAL HEATING SYSTEMS HEAT PUMPS, DIAGNOSIS, REPAIR HEATING COST SAVINGS METHODS HEATING OIL PIPING TROUBLES HEATING OIL TANKS HEATING SYSTEM NOISES HEATING SYSTEM TYPES LP & Natural Gas Safety Hazards MANUALS & PARTS GUIDES - HVAC MIXING / ANTI-SCALD VALVES MOTOR OVERLOAD RESET SWITCH NOISE, HEATING SYSTEMS ODORS FROM HEATING SYSTEMS OIL BURNERS OIL FILTERS on HEATING EQUIPMENT OIL ODORS, LEAKY OIL TANK PIPING OIL SPILL CLEANUP / PREVENTION OIL TANKS PLASTIC HEATER VENT PUFFBACKS, OIL BURNER RADIANT HEAT RADIATORS RELIEF VALVE LEAKS Reset Switch - Heater Primary Control RESET SWITCH - ELECTRIC MOTOR Reset Switch - Stack Relays SAFETY, HEATING INSPECTION SAFETY RECALLS, Chimneys, Vents, Heaters SOLAR HEATING SYSTEM DESIGNS SOOT on OIL FIRED HEATING EQUIPMENT STEAM HEATING SYSTEMS TANKLESS COILS THERMOSTATS, HEATING / COOLING VIDEO GUIDES: Heating System Videos WATER HEATERS WINTERIZE A BUILDING WOOD, COAL STOVES & FIREPLACES WOOD STOVE SAFETY ZONE VALVES    More Information |
Gas heating boiler defets list for home inspections: This article lists significant gas fired heating boiler defects, definitions, and home inspection education topics. This article series, beginning at BUILDING DEFECTS LISTS, provides lists of common building defects and basic defect knowledge that also outline recommended curriculum content for home inspector education. The building defects and inspection points listed in these articles also guide homeowners and home buyers to building areas that merit careful attention and often point areas of safety concern or important maintenance and repair tasks. Readers should see HEATING SYSTEMS for our complete list of articles on this topic. Also see HOME & BUILDING INSPECTORS & INSPECTION METHODS. Use the Search Box at the top or bottom of these pages to find in-depth information about building, energy savings, and indoor environment inspection, diagnosis and repair at this website. Watch out: these inspection lists do not list all possible defects for the systems discussed, and not all home or building inspectors will examine all of the items listed here. CONTACT us to suggest corrections or additions to articles at this website. Green links show where you are. © Copyright 2013 InspectAPedia.com, All Rights Reserved. Author Daniel Friedman. Home Inspection Education Curriculum - Heating, Gas Boilers
These curriculae and building defect lists are based on smilar curriculum documents first prepared by Joe Scaduto, an ASHI member who prepared course material for Northeastern University's Building Inspection Certificate program in 1988, subsequently by DF, InspectApedia's editor, for New York University ca 1988 and later, with others, recommended to ASHI, the American Society of Home Inspectors. ASHI did not adopt this material though currently that association as well as others offer extensive HOME INSPECTOR EDUCATION material. The curriculum and lists of defects are informed by additional analysis of the process of home inspection that was developed beginning Calgary, AB for Canadian and U.S. home inspector education and certification examinations in 1997. Other early contributors to home inspection education in the U.S. and Canada include Dr. Jess Aronstein, Alan Carson, Mike Casey, Mark Cramer, John Cox, Dwight Barnett, Douglas Hansen, Rick Heyl, Larry Hoytt, Bill Merrill, Kevin O'Malley, Dennis Robitalille, Keith Peddie, Pat Porzio, Roger Robinson. Also see BOILERS, HEATING, BOILER OPERATING PROBLEMS. Also see HEAT EXCHANGER LEAK TEST, see CARBON MONOXIDE - CO and see GAS PIPING, VALVES, CONTROLS, FLAME COLOR, BLUE vs YELLOW COMBUSTION, FIREPLACES & HEARTHS 4. HEATING, Gas Fired Boilers: Inspection Recommendations & Typical Defects Lists4.1 Gas Fired Warm Heating Boilers Inspection Recommendations & Education4.1.1 Knowledge Base for Inspecting Gas Fired Heating Boilers - Hydronic Systems1. Describe the function of residential heating systems. 2. Describe the common heating fuels (gas, oil, propane, electricity, wood).States GAS above ?? 3. JDG 3. Describe the combustion process with reference to the fire triangle, combustion air, ignition, and venting. 4. Describe three methods of heat transfer(radiation, convection, conduction) and how each apply to residential heating systems. 5. there is none. 6. Describe the common types of heating equipment (furnaces, hot water boilers, steam boilers, space heating, radiant heating). 7. List the materials, function and location for the components of a gas fired forced air furnace including ? fuel delivery system, burner, gas valve, pilot light, thermocouple, combustion air supply, heat exchanger, cabinet, fan (blower, air handler), fan control, high temperature limit switch, thermostat, draft hood, vent connector (exhaust flue, C-vent, B-vent, vent pipe, stack pipe, flue pipe, chimney connector, breeching), filter, electronic air cleaner, humidifier, duct system, registers, grill, induced draft fan, electronic ignition system, condensate handling system, vent damper. 8. Differentiate between conventional, mid efficiency and high efficiency gas furnaces. Include a description of the normal operating cycle for each. 9. Describe the features of adequate installation and repair technique for gas fired forced air furnaces. 10. Define the following terms with respect to gas fired heating systems: gas pressure regulator, gas meter, drip leg(dirt pocket), flex connectors, combustion air, draft air, dilution air, circulating air, spillage(back drafting, down drafting), natural gas, BTU content of natural gas, monoport burner, multi port burner, cross over igniter refractory (firepot), Norrmally only in oil fired systems) JDG gas valve, pilot light, thermocouple, fan/limit switch, heat shield(flame roll out shield), heat exchanger, indirect fired system, direct fired system, draft hood, blower(house fan, furnace fan, air handler, furnace blower), Fan door safety relay..JDG, up flow furnace, down flow furnace, horizontal furnace, summer switch, fan compartment interlock switch, thermostat, heat anticipator, vent connector, supply plenum, return plenum, filter, supply duct system, return duct system, supply registers, return grills, electronic air cleaner, humidifier, input capacity, output capacity, bonnet capacity, steady state efficiency, seasonal efficiency, steady state losses, off cycle losses, stack effect, AFUE, separation of circulating and combustion air. 11. Define the following terms with respect to mid and high efficiency gas furnaces: vent damper, intermittent pilot, direct spark ignition, hot surface ignition, flame rectification, natural draft burners, induced draft burners, forced draft burners, pre-purge, side wall venting, sealed combustion, direct vent, mid efficiency, high efficiency, condensing furnaces, latent heat of vaporization, neutralizer, differential pressure switch, heat switch(spillage switch), blower cover interlock, pulse combustion, combination furnaces(water heater and furnace), tempering valve (mixing valve). 12. Outline the life expectancies for gas fired forced air furnaces. 13. Identify the codes and standards which apply to gas fired appliances and warm air heating systems in your area. Also see
CONDENSING BOILERS/FURNACES 4.1.2 Inspection Skills for Gas Fired Heating Boilers
1. Describe the inspection procedure for conventional, mid efficiency and high efficiency, forced air gas furnaces. 2. Identify the following common defects listed on the next page. 3. Describe the implication of each defect. 4. Identify safety issues for the inspector and occupant of the house (gas explosion, carbon monoxide poisoning, injury due to moving parts). 5. Communicate findings to client verbally and in writing, recommending corrective action where needed. Sketch at left of a pulse furnace heat exchanger is provided courtesy of Carson Dunlop Associates & appears in their Home Reference Book. GAS Burner for Boilers: TYPICAL DEFECTSAlso see GAS BURNER Flame & Noise Defects and see GAS PIPING, VALVES, CONTROLS for details of these topics. Gas BURNERS AND VENTINGGAS METERS HEAT SHIELDS • Gas shut off and locked • Loose • Ice • Missing • Leaks • Rust • Mechanical damage • Scorched • Poor access • Poor location VENTING SYSTEMS • Rust • Undersized • Connector extends too far in chimney • Draft hood spillage or backdrafting GAS PIPING • Improper material • Inadequate combustible clearance • Copper tubing not properly labeled • Poor manifolding • Improper connections • Poor slope • Inadequate support • Poor support • Inappropriate materials • Poor connections • Leak • Rust, dirty, obstructed • Missing shut off valves • Vent connector too long • No drip leg • Vent connector too big or too small • Piping in chimney or duct systems • Plastic pipe exposed above grade MID AND HIGH EFFICIENCY GAS FURNACES • Rust Corrosion. JDG • Airflow proving switch problems COMBUSTION AIR • Condensate problems • Electronic ignition problems • Inadequate combustion air • Excess temperature rise • Heat exchanger problems GAS BURNERS • Induced draft fan problems • Poor vent location, arrangement • Delayed ignition • Poor combustion air intake location • Dirt or soot • Spillage switch problems • Flame wavers when fan comes on • Vent damper stuck • Gas odor or leak • Inoperative • Poor flame color or pattern • Rust Corrosion..JDG • Scorching • Short cycling 4.3 Hot Water Boilers, Typical Defects Lists(Burners are not covered in this section since they have been covered earlier) See these hydronic boiler topic home pages BOILERS, HEATING 4.3.1 Knowledge Base for Gas Fired Boilers1. Describe the function of a hot water (hydronic) heating system. 2. Describe open and closed heating systems. 3. Describe four types of distribution piping (series loop, 1-pipe system, 2-pipe system - direct return, 2-pipe system - reverse return). 4. List the materials and components of a typical hot water heating system including fuel storage and supply system, burner, combustion air supply, venting, cabinet/body, heat exchanger, controls, expansion tank, pump (circulators), pipe, radiator, convector, baseboard, radiant heating. 5. Describe the features of adequate installation and repair technique for hot water heating systems. 6. Outline the advantages and disadvantages of hot watering heating relative to forced air heating. 7. Outline the differences between boilers and furnaces, including the normal operating cycles. 8. Define the following terms with respect to hot water boilers: convection, conduction, radiation, super heated water, pressure relief valve, high temperature limit switch, low water cut-out, backflow preventer, pressure reducing valve (automatic water makeup), automatic air vent, primary control pump(circulator), zone control, outdoor air thermostat, flow control valve, isolating valve, tankless coil, radiator bleed valve, radiator control valve, air separator (air scoop), aquastat, open expansion tank, closed expansion tank, diaphragm (bladder) expansion tank, side arm heater, indirect water heater, mixing valve(tempering valve), condensing boilers. 9. Outline the life expectancies of boilers made of various materials. 10. Identify the codes or standards which apply to hot water heating systems in your area. 4.3.2 Inspection Skills for Gas Fired Boilers1. Describe the inspection procedure for hot water heating systems. 2. Identify the following common defects listed on the next page. 3. Describe the implication of each defect. 4. Identify safety issues for the inspector and occupant of the home (steam explosion, combustion product poisoning, electric shock, physical injury). 5. Communicate findings to client verbally and in writing, recommending corrective action where needed.HOT WATER BOILER TYPICAL DEFECTSHEAT EXCHANGERS THERMOSTATS • Clogged • Heat anticipator problems • Excess temperature rise • Damaged • Leaks • Dirty • Rust • Loose • Not level CABINETS • Poor adjustment or calibration • Poor location • Combustible clearance • Mechanical damage EXPANSION TANKS • Missing components • Obstructed air intake • Leaks • Rust • Poor discharge location for open tank • Scorching • Poor location for tank • Rust AIR VENTS • Too small • Waterlogged • Inoperative, damaged isolation valve JDG autofill mehanisms JDG • Leaking CIRCULATORS • Missing • Obstructed • Hot • Inoperative PRIMARY CONTROLS • Leaks • Noisy • Inoperative • Set incorrectly PRESSURE RELIEF VALVES PUMP CONTROLS • Missing • No piped extension • Inoperative • Pipe too small • Set incorrectly • Pipe threaded, capped or corroded at the bottom ZONE CONTROLS • Pipe dripping or leaking • Poor location • Inoperative • Set wrong • Leaking • Wrong size OUTDOOR AIR THERMOSTATS HIGH TEMPERATURE LIMIT SWITCHES • Inoperative • Defective, not wired correctly • Missing FLOW CONTROL VALVES • Set too high • Inoperative LOW WATER CUTOUTS • Leaks • Inoperative ISOLATING VALVES • Leaking • Inoperative BACKFLOW PREVENTERS • Leaks • Rust • Installed backwards • Leaking • Missing PRESSURE REDUCING VALVES MID AND HIGH EFFICIENCY BOILERS • Inoperative • Cabinet problems • Installed backwards • Combustion air and venting problems • Leaking • Condensate handling problems • Missing • Fuel supply and burner problems • Set too low • Heat exchanger problems • Ignition problems PIPES • Induced draft and forced draft fan problems • Crimped • Safety and operating control problems • Leaks • No insulation RADIANT HEATING • Poor support • Rust • Balancing valve problems • Too small • Bleed valve problems • Cool rooms or parts of rooms – inoperative? RADIATORS, CONVECTORS • Leak AND BASEBOARDS TANKLESS COILS • Balancing valve problems • Bleed valve problems • Leak • Cold • Rust • Damaged baseboard fins • Poor hot water pressure or flow (clogged?) • Leaks • Tempering valve – missing, set wrong, defective • Missing • Obstructed airflow • Poor location • Rust • Too small (cool rooms) Readers should see HEATING SYSTEMS for our complete list of articles on this topic. Also see HOME & BUILDING INSPECTORS & INSPECTION METHODS. Use the Search Box at the top or bottom of these pages to find in-depth information about building, energy savings, and indoor environment inspection, diagnosis and repair at this website. Watch out: these inspection lists do not list all possible defects for the systems discussed, and not all home or building inspectors will examine all of the items listed here. CONTACT us to suggest corrections or additions to articles at this website. Also see BOILERS, HEATING, BOILER OPERATING PROBLEMS. Also see HEAT EXCHANGER LEAK TEST, see CARBON MONOXIDE - CO and see GAS PIPING, VALVES, CONTROLS, FLAME COLOR, BLUE vs YELLOW COMBUSTION, FIREPLACES & HEARTHS ... Frequently Asked Questions (FAQs)... Ask a Question or Search InspectApediaUse the search box below to ask a question or to search the InspectApedia.com website. 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.
Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair
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Carson, Dunlop & Associates Ltd.,
The Home Reference Book - the Encyclopedia of Homes