Electric Heating System Defects List & Home Inspection Education

DEFECTS LIST - HEAT, ELECTRIC - Defects and inspection points for electric heat
- Electric boiler defects
- Electric furnace defects
- Electric space heater defects
- Lists of important defects for residential buildings
- What does a home inspector need to know? Home inspection training and education curriculum recommendations
BUILDING DEFECTS LISTS - separate article
Questions & Answers about home & building inspection courses, standards, & defect checklists for electric heat system inspections
References

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This article lists significant electric heat 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. Page top sketch of sequencers in an electric furnace courtesy Carson Dunlop Associates.

Home Inspection Education Curriculum - Heating, Electric

4.7 Electric Heating System Inspection Recommendations & Defects List

4.7.1 Knowledge Base for Electric Heater Inspections

1. Describe the function of electric heating systems.

2. Describe these types of electric heat: furnace, boilers, space heaters, radiant system.

3. Describe the advantages and disadvantages of electric heating systems compared to gas or oil heating systems.

4. Describe 120/240 volt single phase residential electric principles as they apply to heating,

5. Describe the features of adequate installation and repair technique for each type of electric heating(space heaters, furnaces, boilers, radiant).

6. Define the following terms as they relate to electric heating systems: duct heating, plenum heating, watts, BTUs per hour, ohms, volts, amps, input capacity, output capacity, unitary heater, line voltage, thermostat, low voltage thermostat, staged electric furnace, sequencer, fan/limit switch (furnace), high temperature limit switch (boilers), fusible link (furnace elements), thermal cut- outs (furnace elements), sail switch, thermostat anticipator, relay, temperature rise, safe fill switch (boilers), radiant ceiling heating(four types).

7. Identify the codes or standards which apply to electric heating systems in your area.

4.7.2 Inspection Skills forf Inspecting Electric Heaters

1. Describe the inspection procedure for electric space heaters, furnaces and boilers, and radiant heat.

2. Identify the common defects listed on the next page.

3. Describe the implication of each defect.

4. Identify the safety issues for the inspector and occupant of the home(electric shock, fire, physical injury).

5. Communicate findings to client verbally and in writing, recommending corrective action where needed.

ELECTRIC HEATING DEFECTS List

WIRING

• Aluminum wires used without compatible connectors

• Fuses or breakers too big

• Fuses or breakers bypassed

• Fuses or breakers loose

• Fuses or breakers missing

• Loose connections

• Multi-wire circuits on the same bus

• No links for 240 volt circuits

• No grease on stranded aluminum wires

• Open splices

• Wire not well secured

• Wire damaged

• Wire overheating

• Wire running through steel studs without protection

• Wires too close to ducts, pipes or chimneys

• Wires exposed on walls or ceilings

• Wires exposed in attics

• Wires under carpet

• Wires too small

• Wires too close to edge of studs or joists

• Wrong breaker for panel

SPACE HEATERS Defects List

• 120 volt heaters installed on 240 volt circuits or vice versa

• Damaged or rusted heaters

• Dirty or bent fins on heaters

• Electrical receptacles above heaters

• Fans – noisy, inoperative, loose or dirty

• Inoperative heaters

• Loose or missing covers

• Missing or too few heaters

• Obstructed heaters

• Thermostat overloaded

ELECTRIC FURNACES Defects List

GENERAL MECHANICAL AIR FILTERS

• Excess temperature rise • Dirty

• Inadequate heat • Installed backwards

• Individual elements, sequencers • Loose or collapsed

or relays inoperative

• Missing

CABINETS • Wrong size

• Mechanical damage ELECTRONIC AIR CLEANERS

• Missing components

• Obstructed air intake • Damaged cells

• Rust • Dirty

• Improper orientation

THERMOSTATS • Inoperative

• Missing components

• Anticipator • Miswired

• Damaged

• Dirty HUMIDIFIERS

• Loose

• Not level • Clogged pad, mesh or nozzle

• Poor adjustment or calibration • Dirty

• Poor location • Inoperative motor or solenoid valve

• Leaks

BLOWERS • No duct damper

• Poor location

• Dirty

• Fan belt loose, worn or damaged DUCTS, REGISTERS AND GRILLES

• Inoperative

• Noisy • Balancing damper adjustment

• Overheating • Dirty, obstructed or collapsed ducts

• Poorly secured • Disconnected ducts

• Running continuously • Excessive elbows

• Rust • Excessively long runs

• Too small • Leaky joints

• Unbalanced or vibration • Undersized

• Weak airflow

FAN/LIMIT SWITCHES Defects List

• Improperly wired

• Mechanical damage

• Missing cover

• Rusting or dirty

• Scorching

• Set wrong or defective

ELECTRIC BOILERS Defects LIst

General Defects - Electric Heating Boilers

• Excess temperature rise

• Inadequate heat

• Individual elements, sequencers or relays inoperative

TP Valves - Temperature and/or Pressure Relief Valves - Safety Valves Defects List

• No piped extension

• Pipe too small

• Pipe threaded, capped or corroded at bottom

• Pipe dripping or leaking

• Set wrong

• Wrong size / capacity mismatched to heater BTUs

Electric Heating Boiler Enclosure or Cabinet Defects List

• Poor location

• Combustion clearance

• Mechanical damage

• Missing components

• Not well secured HIGH TEMPERATURE LIMIT SWITCHES

• Obstructed air intake

• Rust • Defective or not wired correctly

• Scorching • Missing

• Set too high

AIR VENTS

LOW WATER CUT-OUTS

• Inoperative

• Leaking • Inoperative

• Missing • Leaking

PUMP CONTROLS BACKFLOW PREVENTERS

• Inoperative • Installed backwards

• Set incorrectly • Leaking

• Missing

ZONE CONTROLS

PRESSURE REDUCING VALVES

• Inoperative

• Leaking • Inoperative

• Installed backwards

FLOW CONTROL VALVES • Leaking

• Missing

• Inoperative • Set too low

• Leaking

CIRCULATOR PUMPS

ISOLATING VALVES

• Hot

• Inoperative • Inoperative

• Leaking • Leaking

• Rust • Noisy

THERMOSTATS PIPES

• Anticipator • Crimped

• Damaged • Leaks

• Dirty • No insulation

• Loose • Poor support

• Not level • Rust

• Poor adjustment or calibration • Too small

• Poor location

RADIATORS, CONVECTORS AND BASEBOARDS

EXPANSION TANKS

• Balancing valve problems

• Leaking • Bleed valve problems

• Rust • Damaged baseboard fins

• Too small • Leaks

• Waterlogged • Missing

• Obstructed airflow

• Poor location

• Rust

• Too small

• Won’t warm up

Readers should see X 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.

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.

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Mark Cramer Inspection Services Mark Cramer, Tampa Florida, Mr. Cramer is a past president of ASHI, the American Society of Home Inspectors and is a Florida home inspector and home inspection educator. Mr. Cramer serves on the ASHI Home Inspection Standards. Contact Mark Cramer at: 727-595-4211 mark@BestTampaInspector.com
John Cranor is an ASHI member and a home inspector (The House Whisperer) is located in Glen Allen, VA 23060. He is also a contributor to InspectApedia.com in several technical areas such as plumbing and appliances (dryer vents). Contact Mr. Cranor at 804-747-7747 or by Email: johncranor@verizon.net
Carson, Dunlop & Associates Ltd., 120 Carlton Street Suite 407, Toronto ON M5A 4K2. (416) 964-9415 1-800-268-7070 info@carsondunlop.com. The firm provides professional home inspection services & home inspection education & publications. Alan Carson is a past president of ASHI, the American Society of Home Inspectors. Thanks to Alan Carson and Bob Dunlop, for permission for InspectAPedia to use text excerpts from The Home Reference Book & illustrations from The Illustrated Home. Carson Dunlop Associates' provides:
- Commercial Building Inspection Courses - protocol ASTM Standard E 2018-08 for Property Condition Assessments
- Home Inspection Education Courses including home study & live classes at eleven colleges & universities.
- Home Inspection Education Home Study Courses - ASHI@Home Training 10-course program.
  Special Offer: Carson Dunlop Associates offers InspectAPedia readers in the U.S.A. a 5% discount on these courses: Enter INSPECTAHITP in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
- The Home Reference Book, a reference & inspection report product for building owners & inspectors.
  Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
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  Special Offer: For a 5% discount on any number of copies of the Home Reference eBook purchased as a single order. Enter inspectaehrb in the order payment page "Promo/Redemption" space.
- The Illustrated Home illustrates construction details and building components, a reference for owners & inspectors.
  Special Offer: For a 5% discount on any number of copies of the Illustrated Home purchased as a single order Enter INSPECTAILL in the order payment page "Promo/Redemption" space.
- The Horizon Software System manages business operations,scheduling, & inspection report writing using Carson Dunlop's knowledge base & color images. The Horizon system runs on always-available cloud-based software for office computers, laptops, tablets, iPad, Android, & other smartphones.
Mark Cramer Inspection Services Mark Cramer, Tampa Florida, Mr. Cramer is a past president of ASHI, the American Society of Home Inspectors and is a Florida home inspector and home inspection educator. Contact Mark Cramer at: 727-595-4211 mark@BestTampaInspector.com 11/06
Roger Hankey is principal of Hankey and Brown home inspectors, Eden Prairie, MN. Mr. Hankey is a past chairman of the ASHI Standards Committee. Mr. Hankey has served in other ASHI professional and leadership roles. Contact Roger Hankey at: 952 829-0044 - rhankey@hankeyandbrown.com. Mr. Hankey is a frequent contributor to InspectAPedia.com.
Arlene Puentes, an ASHI member and a licensed home inspector in Kingston, NY, and has served on ASHI national committees as well as HVASHI Chapter President. Ms. Puentes can be contacted at ap@octoberhome.com
Wikipedia provided background information about some topics discussed at this website provided this citation is also found in the same article along with a " retrieved on" date. NOTE: because Wikipedia entries are fluid and can be amended in real time, we cite the retrieval date of Wikipedia citations and we do not assert that the information found there is necessarily authoritative.

Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair

Our recommended books about building & mechanical systems design, inspection, problem diagnosis, and repair, and about indoor environment and IAQ testing, diagnosis, and cleanup are at the InspectAPedia Bookstore. Also see our Book Reviews - InspectAPedia.

The Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 25th Ed., 2012, is a bound volume of more than 450 illustrated pages that assist home inspectors and home owners in the inspection and detection of problems on buildings. The text is intended as a reference guide to help building owners operate and maintain their home effectively. Field inspection worksheets are included at the back of the volume. Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.

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ASHI Certification Links
Home Inspection Reports - a Critique narrative vs. checklist type home inspection reports
ASHI Standards of Practice - Jan 2000 and ASHI Standards History - links to older and alternative versions of Home Inspection Standards
ASHI Code of Ethics 1993, and ASHI Ethics History - links to older versions; Note: newer may be found at ASHI
ASHI in 1996 ASHI History - association description from 1996
American Society of Home Inspectors (ASHI) Official Website
Basement Moisture Control, U.S. Department of Energy
Building Pathology, Deterioration, Diagnostics, and Intervention, Samuel Y. Harris, P.E., AIA, Esq., ISBN 0-471-33172-4, John Wiley & Sons, 2001 [General building science-DF] ISBN-10: 0471331724 ISBN-13: 978-0471331728
Building Pathology: Principles and Practice, David Watt, Wiley-Blackwell; 2 edition (March 7, 2008) ISBN-10: 1405161035 ISBN-13: 978-1405161039

Building inspection education & report writing systems from Carson, Dunlop & Associates Ltd

Crawl Space Moisture Control, U.S. Department of Energy
Historic Preservation Technology: A Primer, Robert A. Young, Wiley (March 21, 2008) ISBN-10: 0471788368 ISBN-13: 978-0471788362
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Home Inspection Education Curriculum - Heating, Electric

4.7 Electric Heating System Inspection Recommendations & Defects List

4.7.1 Knowledge Base for Electric Heater Inspections

4.7.2 Inspection Skills forf Inspecting Electric Heaters

ELECTRIC HEATING DEFECTS List

SPACE HEATERS Defects List

ELECTRIC FURNACES Defects List

FAN/LIMIT SWITCHES Defects List

ELECTRIC BOILERS Defects LIst

General Defects - Electric Heating Boilers

TP Valves - Temperature and/or Pressure Relief Valves - Safety Valves Defects List

Electric Heating Boiler Enclosure or Cabinet Defects List

PUMP CONTROLS BACKFLOW PREVENTERS

Frequently Asked Questions (FAQs)

Ask a Question or Search InspectApedia

Technical Reviewers & References

Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair