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CONDENSATE HANDLING - A/C System Condensate Drains, Condensate Piping, Condensate Pumps - Inspection & Defect Reporting InspectAPedia®  -     Air Conditioning Condensate Handling Defects A/C condensate piping, leaks, hazards

This chapter of "How to Inspect the Central Air Conditioning or Cooling System" discusses the inspection of air conditioning condensate systems, including condensate piping, traps, drains, condensate pumps, and the detection and hazards of air conditioning system condensate leaks in buildings.

Condensate leak health and safety concerns are reviewed. This document describes the inspection of residential air conditioning systems (A/C systems) to inform home buyers, owners, and home inspectors of common cooling system defects. If readers return to the first chapter or view the A/C chapter index, the major components of an air conditioning system are described, sketches and photographs are provided, and common defects for each component are listed along with visual or other clues that may suggest a problem or probable failure of A/C components.

We explain how an air conditioning service technician will diagnose certain common air conditioning system failures or defects. We include photographs to assist readers in recognizing cooling system defects. Example home inspection report language is provided to describe common air conditioning system defects. We continue to add to and update this text as new details are provided.

Contact us to suggest text changes and additions and, if you wish, to receive online listing and credit for that contribution.

© Copyright 2009 Daniel Friedman, All Rights Reserved. Information Accuracy & Bias Pledge is at below-left. Use the links at page left to navigate this document or to go to Other Website Topics. Green links at left show where you are in our document & website.

CONDENSATE HANDLING - Air Conditioning Condensate Handling Defects

Condensate leaks or discharge errors (such as the drips into the dog bowl and cooking pot in this attic) present several risks of ugly surprises in buildings.

Here are some inspection tips that can avoid a condensate leak or even a costly mold problem in the air conditioning system air handler, duct work, or in the building itself:

First locate and document where condensate discharge is carried

• a plastic line draining outside.
• a floor drain
• a sump pit
• a hole in the floor
• a reservoir lift pump which pipes condensate to: (a properly connected building drain; something else)
• the pump exit line is taken to the house main waste line
• a dirt floor or crawl space

Look for corrosion or water stains on floor surfaces around the equipment, at the condensate drip pan and at bottom of the "A frame" cooling coil, indicating that the drain may need cleaning and more important, indicating that the condensate is leaking out of the equipment or drains and not being carried to an acceptable disposal point.

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AIR CONDITIONING SYSTEMS
A/C COMPONENTS
A/C DATA TAGS
A/C DIAGNOSTIC FAQs
A/C REFRIGERANTS
A/C TYPES, ENERGY SOURCES
AIR CONDITIONER BTU CHART
AIR FILTERS for HVAC SYSTEMS
AIR HANDLER UNIT
  DIRTY A/C BLOWERS
  DAMAGED COOLING COIL
  DIRTY COOLING COIL
  DIRTY COIL CLEANING PROCEDURES
  FROST BUILD-UP
  BLOWER LEAKS, RUST & MOLD
  ADDING A/C: RETROFIT SIZING
ANIMAL ALLERGENS / PET DANDER
ASBESTOS in BUILDINGS
BACKUP HEAT for HEAT PUMPS
BLOWER DOORS & AIR INFILTRATION
BOOKSTORE - Air Conditioning "How To" Books
CLEANING & Legionella BACTERIA
  Should we disinfect
  Wisconsin Protocol for Cleaning A/C
  Legionella sp. Health Concerns
  What are Legionella
  Where do Legionella sp. occur?
  Recommended Level for Legionella sp.
  How When to Test for Legionella sp.
  Legionnaires' Disease Information from CDC
COMPRESSOR CONDENSER
CONDENSATE HANDLING
  DRIP TRAY DEFECTS
  CONDENSATE LEAKS
  CONDENSATE PUMPS
  CONDENSATE DRAINS
  CONDENSATE TRAY CLEANING
CONTROLS & SWITCHES
COOL OFF HEAT Thermostat Switch
COOLING CAPACITY, RATED
COOLING COIL or EVAPORATOR COIL
DATA TAGS on AIR CONDITIONERS
COMBUSTION GASES & PARTICLE HAZARDS
COMBUSTION PRODUCTS & IAQ
DEFINITION of Heating & Cooling Terms
DEW POINT CALCULATION for WALLS
DEW POINT TABLE - CONDENSATION POINT GUIDE
DUCT SYSTEMS
DUCTS - Asbestos
DUCT SYSTEM DEFECTS
  WATER & ICE IN DUCT WORK
  WET CORRODED DUCT WORK
DUCT INSULATION, Asbestos Paper
DUCT INSULATION for SOUNDPROOFING
DUCTS, Asbestos Transite Pipe
DUST FROM HVAC?
ENERGY SAVINGS in BUILDINGS
EVAPORATIVE COOLING SYSTEMS
FAN AUTO ON Thermostat Switch
HEAT LOSS (or GAIN) in BUILDINGS
INDOOR AIR QUALITY & HOUSE TIGHTNESS
INDOOR AIR QUALITY IMPROVEMENT GUIDE
INSPECTION LIMITATIONS
LOST COOLING CAPACITY
MOTOR OVERLOAD RESET SWITCH
OPERATING COST
OPERATING DEFECTS
OPERATING TEMPERATURES
  Air Conditioning System Temperatures
  Instruments Used to Measure A/C Temperatures
  Procedures for Making Temperature Measurements
REPAIR GUIDE for AIR CONDITIONERS
REPAIR & DIAGNOSTIC FAQs for A/C
REFRIGERANTS
  REFRIGERANT LEAK DETECTION
  REFRIGERANT LEAK REPAIR
SEER RATINGS & OTHER DEFINITIONS
SYSTEM OPERATION
  OPERATING CONTROLS
  SAFETY CONTROLS
THERMOSTATS
THERMOSTATIC EXPANSION VALVES
CRITICAL DEFECTS

• Thanks to Alan Carson and Bob Dunlop, Carson Dunlop, Associates, Toronto, for permission to use illustrations from their publication, The Illustrated Home which illustrates construction details and building components. Carson Dunlop provides home inspection education, publications, report writing materials, and home inspection services. Alan Carson is a past president of ASHI, the American Society of Home Inspectors.

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