RETURN TO MMM
BOILER SYSTEM
SYSTEM CONDITION:
Good Good. The boiler unit was run through a complete cycle. The safety controls were observed. The boiler was operated by turning up the thermostat, and then turned back to its original setting.
Dirty Unit is due for a normal service maintenance cleaning and tune up.
Fair The boiler unit was run through a complete cycle. The safety controls were observed. The boiler was operated by turning up the thermostat, and then turned back to its original setting
Dirty Unit is due for a normal service maintenance cleaning and tune up.
OldBudget Keep in mind the advanced age of this unit = The upgrade to a new unit is inevitable and should be planned and budgeted for.
ShortCycle The unit short cycles which indicates that the unit needs repair = Recommend further evaluation/repair by a licensed heating contractor.
EvalChambe There is ash, soot, and debris in the bottom of the combustion chamber which could be a sign of a cracked/rusted combustion chamber = Recommend further evaluation by a boiler specialist to verify the integrity of the combustion chamber.
Inefic $$$ This unit is older and very inefficient by today's standards. With the rising fuel costs consideration should be given to upgrading the unit if you plan on owning the dwelling long enough to recoup the investment = Consult with a boiler specialist on upgrade costs and payoff ratios.
Poor Poor = Recommend further evaluation by a boiler specialist.
Pilot Off The unit was not tested = Pilot Shut Off.
Gas Off The unit was not tested = Gas Shut Off.
>85 DNT Unable to evaluate the boiler when the ambient air temperature is above 85 degrees.
Repair Repairs are needed to the system = Recommend further evaluation/repair by a boiler specialist.
HEATING AREA:
TYPE:
Boiler Boiler system with room heat radiators.
BoilerRad Boiler system with radiant room heating.
ClosedSyst This system is a closed boiler system. This means that the water is used solely for the heating system and is not part of the culinary hot water supply.
OpenSystem This system is an open boiler system. This means that the water that is heated is also used for the culinary hot water supply.
ESTIMATED LIFESPAN:
CastIron35 According to industry experts, the average life of a cast iron boiler in the U.S. is 35 years. Us this estimate as a general guideline. Many factors can affect the operation of this system and it is possible for the system to fail at any time.
Steel25 According to industry experts, the average life of a steel boiler in the U.S. is 25 years. Us this estimate as a general guideline. Many factors can affect the operation of this system and it is possible for the system to fail at any time.
1520Exchan According to industry experts, the average life of a heat exchanger in the U.S. is 15 to 20 years. Us this estimate as a general guideline. Many factors can affect the operation of this system and it is possible for the system to fail at any time.
15Exchang According to industry experts, the average life of a heat exchanger in the U.S. is 15 years.
Unknown The remaining life of this boiler impossible to predict.
HEATING ZONES:
1 Zone This system uses 1 heating zone.
2 Zones This system uses 2 zones.
3 Zones This system uses 3 zones.
4 Zones This system uses 4 zones.
5 Zones This system uses 5 zones.
6 Zones This system uses 6 zones.
Dead 1 One zone did not heat up as designed = Recommend further evaluation/repair by a boiler specialist.
Dead 2 Two zones did not heat up as designed = Recommend further evaluation/repair by a boiler specialist.
Dead 3 Three zones did not heat up as designed = Recommend further evaluation/repair by a boiler specialist.
1Unused There is one unused zones for future expansion to the system.
2 Unused There are two unused zones for future expansion to the system.
3 Unused There are three unused zones for future expansion to the system.
4 Unused There are four unused zones for future expansion to the system.
THERMOSTATS:
Manual Manual models.
Digital Digital models.
SetBack Set-back programmable models.
1 only There is only 1 thermostat installed.
1 unit There is 1 thermostat installed.
2 units 2 thermostats were found.
3 units 3 thermostats were found.
4 units 4 thermostats were found.
5 units 5 thermostats were found.
6 units 6 thermostats were found.
7 units 7 thermostats were found.
8 units 8 thermostats were found.
BOILER CONDITION:
Good Good. The boiler unit was run through a complete cycle. The safety controls were observed. The boiler was operated by turning up the thermostat, and then turned back to its original setting.
Dirty Unit is due for a normal service maintenance cleaning and tune up.
Fair The boiler unit was run through a complete cycle. The safety controls were observed. The boiler was operated by turning up the thermostat, and then turned back to its original setting.
Dirty Unit is due for a normal service maintenance cleaning and tune up.
OldBudget Keep in mind the advanced age of this unit = The upgrade to a new unit is inevitable and should be planned and budgeted for.
ShortCycle The unit short cycles which indicates that the unit needs repair = Recommend further evaluation/repair by a boiler specialist.
EvalChambe There is ash, soot, and debris in the bottom of the combustion chamber which could be a sign of a cracked/rusted combustion chamber = Recommend further evaluation by a boiler specialist to verify the integrity of the combustion chamber.
Inefic $$$ This unit is older and very inefficient by today's standards. With the rising fuel costs consideration should be given to upgrading the unit if you plan on owning the dwelling long enough to recoup the investment = Consult with a boiler specialist on upgrade costs and payoff ratios.
Poor Poor = Recommend further evaluation by a boiler specialist.
Pilot Off The unit was not tested = Pilot Shut Off.
Gas Off The unit was not tested = Gas Shut Off.
>85 DNT Unable to evaluate the boiler when the ambient air temperature is above 85 degrees.
Repair Repairs are needed to the system = Recommend further evaluation/repair by a boiler specialist.
BRAND:
Lennox Lennox.
Lennox Pul Lennox Pulse.
Rheem Rheem.
Day&Night Day & Night.
Bryant Bryant.
Payne Payne.
Carrier Carrier.
Tempstar Tempstar.
Armstrong Armstrong.
Amana Amana.
Comfortmas Comfortmaster.
Janitrol Janitrol.
Heil Heil.
Unmarked No brand label was found on the unit.
APPROXIMATE AGE:
Original Appears to be the original unit.
1-3 Unit appears to have been recently upgraded.
Over 15 The unit is over 15 years of age.
Over 25 This unit is over 25 years of age.
Over 35 This unit is over 35 years of age.
2001 2001
2000 2000
1999 1999
1998 1998
1997 1997
1996 1996
1995 1995
1994 1994
1993 1993
1992 1992
1991 1991
1990 1990
1989 1989
1988 1988
1987 1987
1986 1986
1985 1985
1984 1984
1983 1983
BURNERS:
PoorFlame There is a poor burning flame pattern = Recommend further evaluation, service cleaning, and tune-up.
Erratic The flame pattern is very erratic and needs to be adjusted for a clean burn= Recommend further evaluation/repair by a licensed Heating Ventilation Air Conditioning technician.
FlameDefle The burner flames deflect when the blower motor turns on. This is a sign of a probable crack in the combustion chamber. Recommend further evaluation/repair by a boiler specialist.
HighCOCCha Elevated levels of carbon monoxide were measured inside the top of the combustion chamber = Recommend further evaluation/repair by a licensed boiler specialist.
HighCOFlue Elevated levels of carbon monoxide were measured inside the exhaust flue = Recommend further evaluation/repair by a boiler specialist.
CORegister Elevated levels of carbon monoxide were measured at the interior heat register = HAZARD = Recommend further evaluation/repair by a licensed boiler specialist.
90+ 90+ efficiency heaters have sealed combustion chambers preventing visual inspection of the burner flames.
Evaluate Recommend further evaluation/repair by a boiler specialist.
BOILER PRESSURE:
H20<28 The pressure is below the recommended 28 psi maximum.
H20>28HAZ The pressure is above the recommended 28 psi maximum= Recommend further evaluation by a boiler specialist.
Steam<15 The pressure is below the recommended 15 psi maximum.
Steam>15HAZ The pressure is above the recommended 15 psi maximum= Recommend further evaluation by a boiler specialist.
NoGauge The recommended pressure gauge is NOT installed.
PRESSURE RELIEF VALVE:
Installed The recommended pressure relief valve is installed on the system.
DrainFloor The drain pipe is routed to the floor as designed.
DrainCrawl The drain pipe is routed to the crawl space as designed.
DrainOutsi The pressure relief valve is drained to the outside as designed.
NoneHazard No pressure relief valve is installed on the unit = Potential Hazard = Recommend the immediate installation.
Extend DL The pressure relief valve drain line ends prematurely. This is a SAFETY HAZARD. We recommend the drain line be extended to the exterior or within 6" of the floor to prevent accidental scalding.
NoDrainLin The pressure relief valve is missing a drain line. This is a Safety Hazard. We recommend the addition of a proper drain line that is either routed outside or within 6" of the floor to prevent accidental scalding.
Reduced The pressure relief valve drainpipe is unsafely reduced in size = Recommend immediate further evaluation/repair by a licensed Plumber. If the valve has a 3/4" discharge size, then the drain line cannot be reduced from 3/4" because when the line is needed it needs to be able to immediately blow off pressure build up.
Uphill The pressure relief valve drain is routed uphill = Potential Hazard = Recommend immediate further evaluation/repair by a licensed Plumber. Routing the line uphill can cause a collection of water and corrosion on the outside of the valve causing seizure of the valve.
Reused The pressure relief valve was unsafely reused from the previous unit. The valves corrode with age and stop working properly = Immediately upgrade the valve for safety.
Dripping The pressure relief valve is currently dripping = Upgrade the valve.
Damaged The pressure relief valve is damaged = Repair/Replace immediately for safety.
WATER TEMPERATURE:
OldH20>140 The temperature of the water in this older hot water boiler system exceeds the recommended 140 degree limit = Recommend further evaluation/repair by a boiler specialist.
NewH20>160 The temperature of the water in this newer hot water boiler system exceeds the recommended 160 degree limit = Recommend further evaluation/repair by a boiler specialist.
H20>240Haz The temperature of the water in this hot water boiler system exceeds 240 degrees = Hazard = Recommend further evaluation/repair by a boiler specialist.
Above220 The temperature is above the recommended 130-220 degree standards = Recommend further evaluation by a boiler specialist.
Below 130 The temperature is below the recommended 130-220 degree standards = Recommend further evaluation by a boiler specialist.
NoGauge The recommended temperature gauge is NOT installed.
EXPANSION TANK:
Installed The recommended expansion tank is installed on the system = Did Not Test.
None The recommended expansion tank was not identified on the system = Recommend further evaluation/repair by a boiler specialist.
Leaks There is evidence of leaking from the expansion tank. This usually means that the tank needs to be replaced = Recommend further evaluation/repair by a boiler specialist.
STEAM BOILER SITE GLASS:
Installed The recommended steam boiler site glass is installed on the system.
DirtyH20 The liquid in the site glass is dirty which indicates that the system needs servicing and possible flushing of the system.
Fluctuate Rapidly fluctuating water levels were observed in the site glass and this may mean danger = Immediate evaluation/repair by a boiler specialist is recommended.
BLEEDER VALVE:
Installed The recommended system bleeder valve is installed on the system = Did Not Test.
None The recommended bleeder valve is not installed on the system = It is recommended that a bleeder valve be installed on the system by a boiler specialist.
FILL VALVE:
Installed There is a fill valve present on the system = Did Not Test.
NoFillValve The recommended fill valve is not installed on the system.
NoBackFlow The recommended backflow prevention valve on the water supply system is not installed.
BackFlowYes The recommended backflow valve is installed on the system = Did Not Test.
LOW WATER CUTOFF:
Installed The recommended low water cut-off valve is installed = Did Not Test.
Definition The low water cut-off valve shuts down the system if the water level gets too low. This safety feature helps to prevent damage to the boiler and/or possible explosion.
NotPresent The recommended low water cut-off valve is not installed on this system. It is recommended that the system be further evaluated by a boiler specialist and have the needed low water cut-off installed.
CIRCULATION PUMP(S):
Smooth Operates smoothly.
CurrenLeak Leak evidence was observed = Repair/replace.
PastLeaks There is evidence of past leaks = Monitor and repair future leaks as needed.
DNT The circulation pump was not tested.
1 Pump There is one circulation pump installed.
2 Pumps There are two circulation pumps installed.
3 Pumps There are three circulation pumps installed.
4 Pumps There are four circulation pumps installed.
5 Pumps There are five circulation pumps installed.
6 Pumps There are six circulation pumps installed.
Vibrates The circulation pump is vibrating = Repair/replace.
CIRCULATION PIPING:
Types The following types of piping were visible in the boiler liquid distribution lines:
Copper Copper
Galvanized Galvanized
Rubber Rubber
PEX PEX - Cross linked polyethylene
Polybutyle Polybutylene - Due to some failures of this piping on boiler systems we recommend that a boiler specialist further evaluate the system to verify the integrity of the piping.
RubberLife The anticipated lifespan of rubber boiler piping is unknown.
COMBUSTIBLE CLEARANCE:
Good Clearance to combustibles is Good.
Fair Clearance to combustibles is Fair.
Poor clearance to combustibles is Poor.
GAS SHUT-OFF:
Hand An easy operate hand shut-off valve is installed on the gas line.
HandFlex An easy operate hand shut-off valve is installed on the gas line. A flexible gas line is installed.
HandNOFlex An easy operate hand shut-off valve is installed on the gas line. A flexible gas line is NOT installed. Modern building standards recommend the use of a flexible gas connector line = Consider the upgrade.
WrenchFlex The gas hook-up is equipped with a shut-off valve that requires a wrench to operate. Modern building standards recommend the use of a hand shut-off type gas control valve = Consider the upgrade. A flexible gas line is installed.
WrenNOFlex The gas hook-up is equipped with a shut-off valve that requires a wrench to operate. The recommended flexible gas line is not installed.
NoShutOff A gas shut-off is not installed on the gas line = Potential Hazard. Modern building standards recommend the upgrade installation of an easy off hand operated gas valve.
HandValve An easy operate hand shut-off valve is installed on the gas line.
WrenchValv The gas hook-up is equipped with a shut-off valve that requires a wrench to operate.
No Flex A flexible gas line is not installed. Modern standards recommend the installation upgrade of a flexible gas line.
BrassLine The unit is equipped with a flexible gas line. The type of flexible gas line used is an uncoated brass. The Consumer Product Safety Commission issued a news warning in September 1997 that all uncoated brass flexible gas line connectors should be upgraded with newer plastic coated or stainless steel models. The older brass models are prone to cracking or leaking and can cause a serious gas leak, explosion or fire. Consult an licensed heating contractor for the installation of a new flexible line.
OldFlex The flex line was not upgraded when the new appliance was installed.
FlexCase The flex line of incorrectly passes through the case of the furnace. In the event of an earthquake or movement, the case can easily shear the flexible gas line. It is recommended for that this be repaired by a licensed heating contractor.
VENTING:
ComExGood The combustion and exhaust venting appear to be Good.
ComInterio The combustion air is provided by the home's interior. No exterior or attic ventilation air source is provided.
ComExterio The combustion air is provided from the home's exterior. No obstructions were identified.
ComAttic The combustion air is provided from the home's attic. No obstructions were identified.
ComInadequ Combustion venting appears to be inadequate. This can starve the unit and cause an unsafe backdrafting condition = Recommend further evaluation/repair by a licensed heating contractor for safety.
ComPoor Combustion venting is Poor. This starves the unit and causes an unsafe backdrafting condition = Recommend further evaluation/repair by a licensed Heating Ventilation Air Conditioning contractor for safety.
ComStuffed The fresh air venting is blocked off = Open up to restore the flow of fresh air = Safety Hazard.
PrCrawlVen There is inadequate ventilation for the gas appliances in the crawl space.
ExhaustGd Exhaust venting is Good.
TapeJoints The exhaust flue joint with the main vertical vent flue is not adequately sealed = Hazard = This allows exhaust gases to escape into the interior of the home = Recommend repair/resealing of the leaking joint.
ExhaustFai Exhaust venting is Fair.
ExhaustPoo Exhaust venting is Poor.
DryerRoom The clothes dryer is located in the same room as the gas appliance. Clothes dryers suck air from the room and discharge it to the exterior. If the door is shut to this room, this can create a starved fresh air condition that can affect the burn of a gas flame.
Hor/Neg Horizontal or negative fall on the exhaust vent line = Hazard = Recommend repair to prevent a backflow of the exhaust gases.
Less 6" Cv The exhaust flue is routed to close to flammable surfaces. Single walled "C" vents are rated to need at least 6" clearance to combustibles = Recommend further evaluation/repair by a licensed heating contractor.
Less 2" Bv The exhaust flue is routed to close to flammable surfaces. "B" vents are rated to need at least 2" clearance to combustibles = Recommend further evaluation/repair by a licensed heating contractor.
Dryw2Close The exhaust vent flue is routed to close to drywall which is also considered a combustible material = Recommend further evaluation/repair by a licensed HVAC.
Carp2Close The exhaust vent flue is routed to close to interior carpet which is a combustible material = Recommend further evaluation/repair by a licensed heating contractor.
FlueBedroo The exhaust vent flue is routed openly through a bedroom = Safety Hazard = Recommend further evaluation/repair by a licensed heating contractor.
COMBUSTION CHAMBER:
DNE Did Not Evaluate. The complete evaluation of Combustion Chambers/Heat Exchangers is technically exhaustive and is beyond the scope of this evaluation.
AshSoot Ash, soot and debris was noted in the burn chamber.
Rust There was rust noted in the combustion chamber which indicates some deterioration of the combustion chamber.
Suspect The combustion chamber shows sign of deterioration = Recommend a full combustion chamber evaluation to verify its integrity by a licensed Heating Ventilation Air Conditioning technician.
Popping Popping was heard during the warm-up cycle. This may be a sign of a deteriorated combustion chamber.
WhiteCryst There is a white crystal type of build-up on the combustion chamber = Recommend further evaluation, cleaning and servicing by a licensed heating contractor.
90+ 90+ efficiency heaters have sealed combustion chambers preventing visual inspection.
AMBIENT AIR TEMPERATURE:
15 15 degrees.
20 20 degrees.
25 25 degrees.
30 30 degrees.
35 35 degrees.
40 40 degrees.
45 45 degrees.
50 50 degrees.
55 55 degrees.
60 60 degrees.
65 65 degrees.
70 70 degrees.
75 75 degrees.
80 80 degrees.
85 85 degrees.
90 90 degrees.
95 95 degrees.
100 100 degrees.
PLUMBING LEAKS:
Above There is a leak on the piping above the unit = Recommend Repair.
AboveValve There is a leak on the valve above the unit = Recommend Repair.
SRV Drip The pressure relief valve is dripping = Recommend Repair.
DrainDrip The drain valve is dripping = Recommend Repair.
Replace The boiler unit has failed = Recommend replacement of the unit.
RAISED PLATFORM:
Yes Yes
No No = Potential Hazard
18" It is recommended that the unit be installed so that the burner is at least 18" off of the ground to prevent explosions.
RECOMMENDATION:
NoMaintena The unit shows no evidence of recent maintenance. Part of the normal maintenance of gas appliances is that they should be serviced at least annually to ensure the integrity of the unit. It is recommended that you have this unit serviced, evaluated, and retuned by a heating contractor before closing on the home.
YesMainten The unit shows evidence of recent maintenance. Part of the normal maintenance of gas appliances is that they should be serviced at least annually to ensure the integrity of the unit.
HVACEvalu Recommend further evaluation/repair by a licensed heating contractor.
OffGasCo The gas is currently shut off = We recommend before closing on the home that, for your safety, you have the gas turned on and have the gas appliances checked by either the Utility Company or a licensed heating contractor.
Tune-up Recommend a service tune-up/cleaning and further evaluation by a licensed Heating Ventilation Air Conditioning technician. This service is best performed before the home's closing, and will improve the overall energy efficiency of the heating unit.
RecentMain The unit shows evidence of recent maintenance.
RecMainten Regular maintenance, as recommended by the manufacturer, is required for all appliances. See the Owner's Manual for details.
NOGreenSti The now famous Questar "Green Sticker" is NOT present on this unit. The "Green Sticker" verifies that this unit has been tuned to operate at this elevation and with the current grade of natural gas. Consideration should be given to having this unit serviced and tuned up to perform at its most efficient level.
YESGreenSt The now famous Questar "Green Sticker" is present on this unit. This means that the unit has been adjusted for the lower grade of natural gas that has been used in our area since 1998.
NoGSDone The now famous Questar "Green Sticker" is NOT present on this unit, but the installer has left the markings that indicate that the unit has been tuned for the gas and elevation. It is recommended that the settings be reverified during your normal annual furnace service tune up.
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