Mechanical Systems - Heating Systems

The mechanical systems of the dwelling are designed to provide a comfortable and safe living environment. Each system has many components and there are many types of each system. An inspector's skills and experience are used to evaluate the safe operational condition of each system and to report any defects discovered. The mechanical systems encompass the entire dwelling and exterior portions. Your inspector's unique training, skills and experience will separate him in these areas from un-trained or inexperienced inspectors

Mechanical Systems - Heating Systems - Hydronic Heating

A hydronic heating system, typically referred to as a hot water or steam system, is one that uses water or steam as a medium of transporting heat from the heating unit. The heating unit itself is called a boiler because it heats or boils water in a vessel made out of cast iron or steel. The heated water is then distributed through the desired areas of the dwelling to create an even temperature throughout. The desired temperature is controlled by the thermostat. The boiler goes on and off automatically to keep the water temperature within it to a range which enables the maximum benefit of the system. Almost all hydronic systems in operation today use either gas or oil for fuel. Most systems have significant controls for safety and efficiency. It is our job as professional inspectors to operate the system using normal controls to expose defects or maintenance requirements. It is possible though not typical to find combination steam and hot water systems. These installations are usually seen in expanded older systems and can be prone to maintenance problems because of the two types of operation from the same vessel.

Mechanical Systems - Heating Systems - Hydronic Heating - Steam

Steam heating systems are usually found in older homes, but are still sometimes installed today. A steam boiler heats water to boiling temperature creating super heated steam. The steam from the boiling water rises through the distribution system of piping and is delivered to either radiators or baseboard convectors. As the steam passes through the convection system and exchanges the heat into the air, it cools and returns to the boiler. A steam system operates at low pressure and has unique features for its operation such as low water cut off switches, automatic feed valves, glass gauges and other controls. Steam systems must be installed well or knocking from condensation in pipes, excess water use, or incomplete delivery of the steam may occur.

Baseboard
Baseboard convectors can be used for either steam or hot water. They can be run along the walls in portions of the rooms and when installed correctly supply a very even method of heat distribution. Baseboard is used in steam usually when old cast iron radiators are removed. The professional inspector must check carefully to make certain there is heat in every room that is functional. If too much baseboard is installed then the rooms farther from the heating plant will not get adequate heat. If too little is installed then many of the rooms may be to cool or the system will not be efficient. Proper installation of the system is important to keep maintenance to a minimum.

Radiators
Radiators are used in either steam or hot water systems. They are usually seen only in older homes. Steam radiators look the same as hot water radiators except there is a steam check valve on them. This valve allows air out of the radiator when steam comes in and closes to prevent the steam from escaping. The inspector checks these radiators carefully because they can be prone to air binding, leaks and bad valves. Converting radiator systems to baseboard systems can be much more expensive than anticipated depending on the original piping installation.

Piping
The piping system in a hot water or steam hydronic heating system delivers the heated element to the final convector used to exchange the heat. Pipes are usually made of steel, iron or copper. A proper design and installation of the piping system is crucial for the efficient and proper operation of your new homes heating system. Many older piping systems can be corroded or difficult to alter. They can also have asbestos, a commonly known health hazard, insulation. Most heat piping defects go undetected until a trained professional inspects the system.

Mechanical Systems - Heating Systems - Hydronic Heating - Hot Water

A hot water boiler heats water which moves through a system of piping and delivers heat using radiators, baseboard, or radiant convection systems. Gravity simply means that the energy from the heat forces the hot water to move out of the boiler, like in a steam system, forcing the cooler water back into the boiler for reheating. Most hot water systems today are forced systems using circulator pumps to move the water through one or more zones. Most modern homes have multiple zones for maximum efficiency and effectiveness. A popular newer form of distribution using hot water is hydronic forced air. In this system the water is delivered to a coil in a duct. A fan blows on the hot coil to move air across it and deliver the warm air to the rooms through registers. This is often seen when the duct system is also used for air conditioning and saves on the installation of a separate distribution system for the heat.

Radiant
Radiant forced hot water is becoming popular again. Piping is installed in either the floor or ceiling and warms the areas where they are installed. Although this is not the most efficient installation, it is the most cosmetically appealing because the convection piping is not visible and it is the most comfortable when installed correctly. Older systems used copper tubing in the slab of the home to warm it like a hot plate. These systems however are prone to expensive maintenance after 20 or more years. When a leak occurs it is both difficult to locate or repair. Many of the these installations have been converted to baseboard convection because of costly repairs. Most modern installations use industrial plastic tubing which will be more durable than the previous copper tubing installations.

Mechanical Systems - Heating Systems - Forced Air

The forced warm air heating system uses a fan or blower to draw air from rooms through a return air duct way. The return air is passed through a furnace where it is heated. The heated air is then pushed into the plenum and distributed via ductwork to rooms as needed. Dampers within the ductwork are opened or closed to balance the heated air into the various rooms as desired. Furnaces are commonly set up to use fuel oil, natural gas or electricity in order to supply heat. Some systems incorporate a humidifier to lessen the dryness of the air. The moisture introduced into the system, however, can cause corrosion to the metal parts. The inspector with evaluate the overall condition of the furnace and control systems. Of all the major heating systems (Steam, Hot Water, Warm Air), warm air heating systems pose the greatest hazard. When the heat exchanger of a warm air furnace is cracked or leaking it can leak carbon monoxide gas into the living area. The heat exchanger is not visible for inspection.

Mechanical Systems - Heating Systems - Forced Air - Ducts

The forced warm air heating system uses a fan or blower to draw air from rooms through a return air duct way. The return air is passed through a furnace where it is heated. The heated air is then pushed into the plenum and distributed via ductwork to rooms as needed. Dampers within the ductwork are opened or closed to balance the heated air into the various rooms as desired. Furnaces are commonly set up to use fuel oil, natural gas or electricity in order to supply heat. Some systems incorporate a humidifier to lessen the dryness of the air. The moisture introduced into the system, however, can cause corrosion to the metal parts. The inspector with evaluate the overall condition of the furnace and control systems. Of all the major heating systems (Steam, Hot Water, Warm Air), warm air heating systems pose the greatest hazard. When the heat exchanger of a warm air furnace is cracked or leaking it can leak carbon monoxide gas into the living area. The heat exchanger is not visible for inspection.

Mechanical Systems - Heating Systems - Forced Air - Heat Exchanger

The forced warm air heating system uses a fan or blower to draw air from rooms through a return air duct way. The return air is passed through a furnace where it is heated. The heated air is then pushed into the plenum and distributed via ductwork to rooms as needed. Dampers within the ductwork are opened or closed to balance the heated air into the various rooms as desired. Furnaces are commonly set up to use fuel oil, natural gas or electricity in order to supply heat. Some systems incorporate a humidifier to lessen the dryness of the air. The moisture introduced into the system, however, can cause corrosion to the metal parts. The inspector with evaluate the overall condition of the furnace and control systems. Of all the major heating systems (Steam, Hot Water, Warm Air), warm air heating systems pose the greatest hazard. When the heat exchanger of a warm air furnace is cracked or leaking it can leak carbon monoxide gas into the living area. The heat exchanger is not visible for inspection.

Mechanical Systems - Heating Systems - Electrical Resistance

Electrical resistance heat may be used as either a primary heating method such as, electric baseboard, electric radiant, electric furnace and electric boiler, or it is used more commonly as a back up heating source in a heat pump installation. Heat pumps are used to provide both air conditioning and heat to a home. In the heating mode they are effective in climates where temperatures seldom go below 45 degrees Fahrenheit. When the heat pump can no longer acquire enough heat from the ambient exterior air the auxiliary electric resistance heating elements turn on automatically to supplement the unit and supply adequate heat. The system then functions as an electric furnace. Electric resistance heating is common in areas where systems are not used for extended winter months or where electricity is economical. The inspector will pay careful attention to not only the function of the system, but the requirements of a large electrical supply to the home as it relates to the electrical system itself. This is the most common problem of systems installed in expanded homes and older homes. The electric service must be adequate for the installation of electric resistance heat.

Mechanical Systems - Plumbing

Plumbing involves the installation, maintenance and alteration of piping, fixtures, appliances and accessories in connection with sanitary or storm drainage facilities, venting systems and public or private water supply systems. A plumbing system consists of three systems: (1) water supply (2) drain and waste disposal (3) mechanical, ample fixtures and equipment. Your inspector will inspect and operate all fixtures and run several gallons of water through the plumbing system, checking the overall condition of the system. Leaking pipes, dripping valves, clogged pipes, corrosion, reversed hot and cold water supplies, limited hot water or inadequate water pressure are all common ailments of a poor plumbing system. Remarks and recommendations will be made to correct problems found during inspection.

The water supply to your home is one of the most important mechanical elements to your happy and safe enjoyment of the property you intend to purchase. The water supply can either be a public supply such as town water or private well system whether community or independently owned. It is very important to most homeowners to have both safe and adequate water to their homes. Each household typically uses several thousand gallons of water a month! Replacement of a water main or well system can be extremely expensive and should be considered carefully when evaluating your purchase. Old or undersized water supply piping can be a source of aggravation and health safety. Wells, which can only be evaluated on a limited basis by our inspection, require safe installation and often-ongoing maintenance. The type and condition of your water main or well could be an element easily overlooked without proper professional home inspection training and experience.

Mechanical Systems - Plumbing - Drain and Waste Disposal

Drain and waste disposal is simply transporting the drain water from sinks, baths, etc., and waste from toilets through a proper channel. These systems excluding the fixtures and piping are either private such as, cesspool or septic tanks, or they are public sewer systems. Public sewer systems are not inspected obviously, but the mechanical equipment delivering the waste or drain water to the main waste line from the home is. Private systems can only be inspected on a limited basis because of the buried nature of the system. It is crucial to know which type of system you have so your inspector can advise you on typical maintenance procedures. One of the key elements looked for when inspecting your waste and drain system is cross connections between this system and your drinking supply water. This can be a serious health hazard and very difficult to find.

The mechanical systems in plumbing include fixtures, piping and valves. Although operating fixtures to see if they’re working is relatively easy, your inspector will do much more. While operating each fixture in your bathrooms and kitchen he will be considering the effects on the whole plumbing system including, leaks, pressure, flow and quality of the existing installation. The piping and valve system of your new home must be in good working order. Old or improperly installed pipes are difficult to repair and often require expensive replacement. Only an experienced eye will pick up badly joined piping on a new installation of clean copper tubing, or consider the limitation of supply piping based on age, type of material and sizing.

 

For more information on Home and Business Inventory Services and Tile, Stone & Grout Cleaning and Restoration, Click Below the logo.

Home  Structure   Roofing   Mechanical   Air Conditioning  Electrical   Exterior  Interior  Mold
  Home Buyers Issues   On-line Inquiry   Links   FAQs

Professional Home Inspections

Home & Business Inventory Services

Tile, Stone & Grout Cleaning & Restoration