"Advanced Training for Inspecting HVAC Systems for Home Inspectors" online course

Inspection Education Topics Student Discussions
2263

Research & Writing Assignment:

Gravity Furnace Inspection
by Nick Gromicko : otherwise known as the “Octopus furnace”, it is now obsolete and considered inefficient in relation to todays systems. Heated originally by coal, and latter by oil, and gas it allows heat to rise naturally through a system of ducts which are sized by the height and lenth that the heat must pass through. Silent in operation, it is not adaptable to Cooling, however its simplicity enables years of durability and low maintenance.
thank you

2264

Inspection & Writing Assignment:

The photo above depicts a condensate pump attached to a high efficiency gas furnace. It was tested by adding a small amount of water to the pump reservoir until the float activated the pump. The pump preformed as it should with no backflow. No leeks were observed in the system.

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2265

Research & Writing Assignment:

Barometric Dampers are commonly seen on boilers and are used to control the draft in the flue pipe. As flue gasses move up the flue, changes in temperature, wind, and pressure may cause the draft to increase to such a point that the flame can be lifted of the burners. As the draft velocity increases, the Barometric damper opens and lets additional air into the flue above the burners to keep the draft at the burners constant. As flue velocity decreases, the Barometric Damper closes. This action allows a stable temperature and environment at the burners as the ventilation environment changes.

2266

Inspection & Writing Assignment:

A residential HVAC system not only heats and cools the home it often times pulls moisture from the air. In humid climates, and in cooling mode, an HVAC system can pull as much as 20 to 30 gallons of moisture from the air per day. The moisture must drain from the unit. A primary drain is provided that drains the water into a waste drain or to the exterior of the home. In the event this primary drain clogs, water will overflow often times to the safety pan, which has a drain to the exterior of the home. In instances where a pan or pan drain is not feasible, a water safety switch should be found that will disable the HVAC condensing unit and stop the dehumidification (and cooling) process.

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2267

Research & Writing Assignment:

Overheating, via poor airflow or faulty flame pattern, and /or corrosion appear to be the top two reasons furnace heat exchangers crack and fail. Symptoms of a cracked heat exchanger are excessive humidity within the living space, carbon monoxide exposure and poor furnace performance. Cracked heat exchangers are very difficult to discover without the proper equipment. Home inspectors should be cautious to make any comments concerning heat exchanger serviceability as this component is generally concealed from a home inspectors view.

2268

Inspection & Writing Assignment:

Upon my inspection of the air conditioner condenser which is located on the east side of the house, appears to be in good working condition. The concrete pad is level, no mold or cracks are found. The shrubbery is placed away at good distance from the unit. There is no visible rust. There are no unusual sounds.

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2269

Research & Writing Assignment:

Upon my inspection of the air conditioning condenser, it appears in poor condition. The unit is rusty on the outer cover. Two fan blades are broken and rusted. The pad is slanted and cracked. There is shrubbery which is touching the unit. It has been advised that a certified HVAC Contractor be contacted to address these issues.

2270

Inspection & Writing Assignment:

This picture is of an air handler (evaporator unit) for a central air conditioner. There are three pipe connections that have missing pipe, and a another pipe connection which is open. This is not a correct installation and is a defect.

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2271

Research & Writing Assignment:

The gallery image titled “Liquid Refrigerant Cycle” shows the cooling process for a central air conditioning system. The liquid enters the air handler where a metering device (expansion device) changes the liquid into a vapor. When the vapor passes through the evaporator coils it absorbs heat from the air, then the suction line moves the vapor out to the compressor in the outdoor condenser unit where the heat is then expelled. The compressor compresses the vapor back into a liquid, which is then sent to the indoor evaporator air handler where the process repeats.

2272

Inspection & Writing Assignment:

The inspection located this AHU in the residence. It is electrically powered. It is 1 of 2 forced air systems located within the residence. It is a combination unit and supplies both heat and cool air. A safe-t-switch was located on the condensate tube. The unit had a breaker located within sight of the unit. The vertical plenum space was clear and appeared to be in good condition at the time of the inspection.

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2273

Research & Writing Assignment:

When conducting a home inspection, the inspector should verify that all returns and vent openings are clear and free of any and all obstructions. This is to ensure that the system is producing and returning the recommended volume of air. This will ensure that the system runs at its optimal level when in operation and will help ensure it maintains a long and healthy service life. The inspector should also recommend that the system be maintained and serviced on a regular interval to ensure the system remains serviceable and running at optimal levels for its life span.

2274

Inspection & Writing Assignment:

The discharge tube is missing on the Temperature and Pressure Relief Valve on the oil fired water heater. A discharge tube is required that terminates no higher than 6 inches above the floor. This would prevent someone from getting scalded in the event of too much pressure or too high of temperature in the water tank, causing the valve to open and release steam.

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2275

Research & Writing Assignment:

When studying the Electronic Air Filter illustrations, I learned that particles in the air are captured in stages. A pre filter installed before the actual electrical cells capture larger particles, then oppositely charged plates, and highly charged wires attract smaller particles. These smaller particles stay attached to the plates and wires until the system is cleaned.

2276

Inspection & Writing Assignment:

There are two HVAC units for each floor. A central air condition and gas furnace system is installed for the 1st floor. A split heat pump with a auxiliary electric heater system is installed for the 2nd floor. Unit’s cooling capacity for 1st floor is 30,000 BTU(2.5 tons) and unit’s cooling capacity for 2nd floor is 24,000 BTU(2 tons). Both units are working properly at the time of inspection.

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2277

Research & Writing Assignment:

<AFCI Tester> Arc-Fault Circuit Interrupters are designed to detect a dangerous electrical arcs in branch wiring and open wiring.But AFCI tester is a complement to the test button on an AFCI, not a substitute because AFCI tester may not make AFCI trip in some case because AFCI tester uses a electrical waveform, not an actual arc which a test button on an AFCI makes.

2278

Inspection & Writing Assignment:

There are two things wrong with this boiler and its components. First there are rust stains on and below the air separator valve indicating a water leak. There’s also electrical wire casing beneath the shut off switch on the side of the boiler that is hanging over the copper pipes. That should be properly wired and excess wiring should be removed and securely attached. Recommend a qualified heating specialist and certified electrician for further inspection and or repairs.

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2279

Research & Writing Assignment:

OSB vs plywood. Though these two types of boards are used interchangeably there are quite a few important differences between the two. OSB board it’s cheaper, doesn’t delaminate as easily, uses more environmentally friendly production qualities and are developed in a more uniform consistency. The downsides are OSB board is heavier, when moisture comes in contact it swells and remains swollen, holds moisture longer, can emit harmful gases and doesn’t hold fasteners in as well as plywood does. The benefits of plywood are it is lighter, more durable, when moisture intrudes it it resists it better and if swells will go back to a more normal structure, it has a more uniform / wood natural appearance, they are stiffer therefore will not creak as readily as OSB board does, and do not leak potentially harmful off gases that OSB does.

2280

Inspection & Writing Assignment:

An air conditioning condenser/compressor unit has multiple things to look at even when the temperature is lower than 65 degrees to operate. Check to see if the condenser is free of dirt, lint, and vegetation. Check the compressor for leaks, rust, oil, and the lines for insulation on the suction line and filter on the high-pressure line. Ensure that the unit is on a level pad, the electric shut off box is operational.

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2281

Research & Writing Assignment:

I looked through the HVAC illustrations. I liked an illustration showing the gas service line and outdoor meter. I think I might place this illustration on all of my inspection reports with the actual picture of the clients meter to describe what the gas meter entails. I need to use more of these illustrations side-by-side with the pictures I take of my clients home.

2282

Research & Writing Assignment:

Central Air-Conditioning System Inspection
by Nick Gromicko

A building’s central air-conditioning system must be periodically inspected and maintained in order to function properly. While an annual inspection performed by a trained professional is recommended, homeowners can do a lot of the work themselves by following the tips offered in this guide.Exterior Condenser Unit

Clean the Exterior Condenser Unit and Components

The exterior condenser unit is the large box located on the side of the building that is designed to push heat from the inside of the building to the outdoors. Inside of the box are coils of pipe that are surrounded by thousands of thin metal “fins” that allow the coils more surface area to exchange heat. Follow these tips when cleaning the exterior condenser unit and its inner components – after turning off power to the unit!
Remove any leaves, spider webs and other debris from the unit’s exterior. Trim foliage back several feet from the unit to ensure proper air flow.
Remove the cover grille to clean any debris from the unit’s interior. A garden hose can be helpful for this task.
Straighten any bent fins with a tool called a fin comb.
Add lubricating oil to the motor. Check your owners manual for specific instructions.
Clean the evaporator coil and condenser coil at least once a year. When they collect dirt, they may not function properly.
Inspect the Condensate Drain Line

Condensate drain lines collect condensed water and drain it away from the unit. They are located on the side of the inside fan unit. Sometimes there are two drain linesa primary drain line thats built into the unit, and a secondary drain line that can drain if the first line becomes blocked. Homeowners can inspect the drain line by using the following tips, which take very little time and require no specialized tools:
Inspect the drain line for obstructions, such as algae and debris. If the line becomes blocked, water will back up into the drain pan and overflow, potentially causing a safety hazard or water damage to your home.
Make sure the hoses are secured and fit properly.
Clean the Air Filter
The air filter slides out for easy replacement

Air filters remove pollen, dust and other particles that would otherwise circulate indoors. Most filters are typically rectangular in shape and about 20 inches by 16 inches, and about 1 inch thick. They slide into the main duct work near the inside fan unit. The filter should be periodically washed or replaced, depending on the manufacturers instructions. A dirty air filter will not only degrade indoor air quality, but it will also strain the motor to work harder to move air through it, increasing energy costs and reducing energy efficiency. The filter should be replaced monthly during heavy use during the cooling seasons. You may need to change the filter more often if the air conditioner is in constant use, if building occupants have respiratory problems,if you have pets with fur, or if dusty conditions are present.

Cover the Exterior Unit

When the cooling season is over, you should cover the exterior condenser unit in preparation for winter. If it isnt being used, why expose it to the elements? This measure will prevent ice, leaves and dirt from entering the unit, which can harm components and require additional maintenance in the spring. A cover can be purchased, or you can make one yourself by taping together plastic trash bags. Be sure to turn the unit off before covering it.

Close the Air-Distribution Registers

Air-distribution registers are duct openings in ceilings, walls and floors where cold air enters the room. They should be closed after the cooling season ends in order to keep warm air from back-flowing out of the room during the warming season. Pests and dust will also be unable to enter the ducts during the winter if the registers are closed. These vents typically can be opened or closed with an adjacent lever or wheel. Remember to open the registers in the spring before the cooling season starts. Also, make sure they are not blocked by drapes, carpeting or furniture.

In addition, homeowners should practice the following strategies in order to keep their central air conditioning systems running properly:
Have the air-conditioning system inspected by a professional each year before the start of the cooling season.
Reduce stress on the air conditioning system by enhancing your homes energy efficiency. Switch from incandescent lights to compact fluorescent, for instance, which produce less heat.

In summary, any homeowner can perform periodic inspections and maintenance to their home’s central air-conditioning system.This is a very good article addressing the client HVAC system. I will always recommend further evaluation, cleaning and service of an HVAC system by a qualified professional. I review where the filter (s) are and when and how to change them. I give the " Now that you’ve had a home inspection" book to all my clients.