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InspectAPedia ® Home HEATING SYSTEMS AIR FILTERS for HVAC SYSTEMS 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 BOILER CHEMICAL TREATMENTS BOILER COMPONENTS & PARTS BOILER CONTROLS & SWITCHES BOILER LEAKS CORROSION STAINS BOILER LEAKS, HOW TO LOCATE BOILER NOISE SMOKE ODORS BOILER OPERATING PROBLEMS 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 CHEMICAL TREATMENTS for BOILERS 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 CREOSOTE FIRE HAZARDS Curved Brick Chimneys - Sulphation CONDENSING BOILERS/FURNACES CONDENSING BOILERS/FURNACES DAMAGE CONVECTOR HEATERS - HYDRONIC COILS DEFINITION of Heating & Cooling Terms 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 DUCT SYSTEM & DUCT DEFECTS DUST, HVAC CONTAMINATION STUDY DUST SAMPLING PROCEDURE ELECTRIC HEAT, DIAGNOSIS, REPAIR ELECTRIC MOTOR DIAGNOSTIC GUIDE ELECTRIC MOTOR OVERLOAD RESET SWITCH ELECTRICAL POWER SWITCH FOR HEAT 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 FLOODED WATER HEATER 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 FURNACE EFFICIENCY, HIGH vs MID 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 USAGE RATE HEATING SYSTEM INSPECT DIAGNOSE REPAIR HEATING SYSTEM INSPECTION DETAILS HIGH EFFICIENCY BOILERS/FURNACES HOT WATER HEATERS HOT WATER IMPROVEMENT INSULATION INSPECTION & IMPROVEMENT LOW VOLTAGE BUILDING WIRING LOW VOLTAGE TRANSFORMER TEST LP & Natural Gas Safety Hazards MANUALS & PARTS GUIDES - HVAC MIXING / ANTI-SCALD VALVES MOTOR OVERLOAD RESET SWITCH Natural Gas Combustion Products 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 GASES SMELLS, DIAGNOSIS & CURE ODORS FROM HEATING SYSTEMS OIL BURNERS OIL BURNER FUEL UNIT OIL BURNER INSPECTION & REPAIR 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 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 REFRIGERANTS & PIPING 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 SOLAR HOT WATER HEATERS 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 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 THERMOSTATIC EXPANSION VALVES Transite Pipes, Chimneys & Flues WINTERIZE A BUILDING WOOD, COAL STOVES & FIREPLACES WOOD STOVE SAFETY ZONE DAMPERS ZONE VALVES More Information |
How to inspect and diagnose heating system condition: This heating system inspection article and other articles at this website explain Heating System Inspection Concepts - how to prepare for and control the heating system inspection process to assure that the inspection is complete and accurate. 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. Contact us to suggest text changes and additions and, if you wish, to receive online listing and credit for that contribution. 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 2012 - 1993 all rights reserved -- Tri-State ASHI Home Inspection Education Seminar - Initial Presentation November 6-7, 1993 -- Last update 08/03/2012 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 Sequence
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.
An Example of Neutral (irresponsible) home inspection reporting of heating system condition:Outside we observed roof overflow or drip lines below the house eaves. Inside, A BrandX natural-gas fired 90,000 BTUH steel hot air furnace heating system is installed. The system appears to be 20 years old. 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. You should have the system inspected by a qualified technician. An Example of More-responsible home inspection reporting of heating system condition:Outside 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. 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 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. 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:
Step 2: Select a Heating System Inspection Viewpoint to Maximize Defect Detection
When inspecting heating systems, while a dramatic and obvious visual clue such as severe rust on a furnace may catch our attention (beware of attention capture errors which make you miss something else), we usually start with broad views, examine further with detailed views, and again make final checks with a broad view. For home inspections in general because many building systems and conditions affect one another (no gutters, wet basement, rusted furnace, dangerous conditions), a broad view is appropriate for most topics, even where a detailed examination is always made. Step 3: Observe, Record, & Report Actual or Probable Heating System Defects
What sort of defects should you look for when inspecting a heating system?
What do your heating system inspection observations actually mean?
Examples of Small Heating System Clues with Big Heating System Implications
PREPARATION - How to Prepare in Order to Assure a Thorough Heating System InspectionHere we explain how to prepare for and control the inspection process. When inspecting any building or building component the inspector should generally proceed in this simple order: Look, Think, Understand/Speculate-wait, Write, Speak. We've found that if we start talking too soon we often have to change our mind about the importance of what we've seen as further inspection and new clues produce more data. We've found that if we start talking before we've written down our observations, there is a real risk that our final notes and report may be incomplete and may not coincide perfectly with what we said to the client during the inspection. Any substantive differences in observations or conclusions between the onsite oral report and the written inspection report are an invitation to misunderstanding or worse. Before the Heating InspectionPrior education & experience of the inspector: a good heating system inspector prepares by knowledge (education and experience) and attitude (for whom ins the inspector working and how diligent is the inspector going to be?). An inspector who schedules many inspections in a given day is unlikely to have the time nor the ability to attend to those details that make for a competent and responsible job. At the Office - when the inspection order is taken Obtain Advance Information
Driving to the inspection
What to Do When Arriving at a Building InspectionOn arriving at a building inspection in preparation for inspection of the heating system or any other building or building system or component here are some steps that aid in assuring that the inspector's attention will be fully focused on the job at hand:
CONTROL ATTENTION - How to Focus Attention to Assure a Thorough Heating System InspectionThe Heating System or Home Inspector MUST Control the Inspection Process
How to pay close attention for hours at a time: without the audible use of Zen mantras or other eyebrow-raising behavior the inspector must be calm, relaxed, and completely focused on the process of inspection. How to Pay Attention During the Heating System Inspection
Use techniques to stay focused, to avoid mistakes,How to avoid heating system errors and omissions:
Heating System Inspection Final Check Thought Process
Frequently Asked Questions (FAQs)... Ask a Question or Search InspectApediaQuestions & answers or comments about how to inspect the condition of residential heating systems & equipment 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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