5.3104.10 Gas Boiler—Service Inspection

Topic: 
Hydronic Heating (Hot Water and Steam)
Subtopic: 
Equipment Maintenance, Testing, and Repair
Desired Outcome: 
Boiler service improves safety, efficiency, and performance
For supporting material, see Referenced Standards.
TitleSpecification(s)Objective(s)
5.3104.10a
Health and safety

In applicable cases, such as in-unit installs, the BPI BPI Building Performance Institute, www.bpi.org protocol for combustion appliance zone combustion safety testing will be administered

Identify potential health and safety issues

5.3104.10b
Visual inspection

Inspections will be made based on ANSI ANSI American National Standards Institute, www.ansi.org / ASHRAE ASHRAE American Society of Heating, Refrigerating and Air-Conditioning Engineers, www.ashrae.org / ACCA ACCA Air Conditioning Contractors of America, www.acca.org Standard 180 Standard Practice for Inspection and Maintenance of Commercial Building HVAC HVAC Heating, ventilation, and air conditioning Systems for commercial applications and ANSI ANSI American National Standards Institute, www.ansi.org / ACCA ACCA Air Conditioning Contractors of America, www.acca.org 4 Maintenance of Residential HVAC HVAC Heating, ventilation, and air conditioning Systems for residential applications

Examples of items to be addressed are as follows:

  • Water, steam, and fuel leaks
  • Damaged or missing pipe insulation
  • Draft and condensation venting issues (e.g., soot, rusting of flue pipe, burned paint or wires, efflorescence Efflorescence Deposits of crystals or salts left attached to masonry materials after moisture has evaporated off of the surface )
  • Corrosion (e.g., rust, mineral deposits)
  • General condition of components

Observe general conditions to determine needed repairs or maintenance

5.3104.10c
Gas valves

Gas pressure will be checked to make sure it is in compliance with manufacturer requirements

Gas valves will be checked to ensure they are operating in accordance with manufacturer specifications

If gas valve is found to be not working as required by the manufacturer requirements, recommendations will be made for necessary repairs/replacement

New gas valve will be installed in accordance with manufacturer specifications

Provide gas to burner when there is a call for heat

Control volume of gas for burner

Ensure the safe shut off of gas once heat is turned off

5.3104.10d
Ignition system

Components of ignition system will be repaired or replaced in accordance with manufacturer specifications

Do not allow the flow of the main burner gas without proof of ignition

5.3104.10e
Main gas burners

Problems that may interfere with flame (e.g., dust, debris, misalignment) will be cleaned, vacuumed, and adjusted

Produce combustion in a safe, clean, and efficient manner

5.3104.10f
Low water cutoff and blow-down systems

Low water cutoff and blow-down systems shall be checked to be properly operating and in compliance with manufacturer requirements

Ensure the safety and durability of cutoff and blow-down systems

5.3104.10g
Venting

The venting system will be maintained in accordance with applicable codes and manufacturer's instructions

Ensure the safety and durability of the venting system

5.3104.10h
Combustion testing

Undiluted flue gases will be checked with a calibrated flue gas analyzer in accordance with accepted protocol (e.g., BPI BPI Building Performance Institute, www.bpi.org , NATE NATE North American Technician Excellence, www.natex.org )

If combustion is not occurring safely or with maximum efficiency, diagnostics and adjustments will be done in accordance with manufacturer specifications or local codes

Confirm that combustion occurs safely with maximum efficiency

5.3104.10i
Occupant health

All occupied units in a building with combustion appliances will have a carbon monoxide ( CO CO Carbon monoxide ) monitor, in accordance with local code requirements or NFPA NFPA National Fire Protection Association, www.nfpa.org

Ambient CO CO Carbon monoxide levels will be maintained under code-acceptable thresholds

Ensure ambient CO CO Carbon monoxide does not exceed acceptable levels after completion of work

5.3104.10j
Education

Building/property management team and operations staff and occupants will be educated on the operation and battery maintenance of the CO CO Carbon monoxide monitor

Building/property management team and operations staff and occupants will be educated about unsafe limits and actions to take should unsafe conditions occur

Completed work and recommended maintenance will be reviewed with building/property management team and operations staff and occupants

Ensure occupant is informed of the safe and efficient operation and maintenance of the work performed