5.3104.9 Inspection Checklist

Topic: 
Hydronic Heating (Hot Water and Steam)
Subtopic: 
Equipment Maintenance, Testing, and Repair
Desired Outcome: 
Thorough maintenance improves safety, efficiency, and performance
For supporting material, see Referenced Standards.
TitleSpecification(s)Objective(s)
5.3104.9a
Check for presence of asbestos-containing materials (ACMs)

Potential ACMs will be handled in accordance with SWS 2.0110.2 Potential Asbestos-Containing Materials

Ensure safe work environment

5.3104.9b
Health and safety

Boiler room makeup air openings shall be in compliance with original equipment manufacturer (OEM) requirements and NFPA NFPA National Fire Protection Association, www.nfpa.org 54 and NFPA NFPA National Fire Protection Association, www.nfpa.org 31

Identify potential health and safety issues

5.3104.9c
Visual inspection

The following conditions will be inspected:

  • 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
  • Controls and control settings

Observe general conditions to determine needed repairs or maintenance

5.3104.9d
Pipe, tank, and boiler insulation inspection

Pipe, tank, and boiler insulation will be inspected, including:

  • Integrity—complete coverage, no holes or tears
  • Damage—holes or tears
  • Complete coverage—insulation missing

If asbestos is suspected, occupants will be notified, and asbestos will not be disturbed

Required repair or replacement will be performed in accordance with the following conditions:

  • Materials will be approved for steam heating pipes
  • Materials will be approved for hot water heating pipes
  • Insulation will completely cover pipe

Pipe, tank, and boiler insulation will be installed in accordance with manufacturer specifications

Minimize heat loss

Improve the performance of the system

5.3104.9e
System static pressure

For hot water systems, static pressure will be verified

Keep system operating within pressure parameters

5.3104.9f
Purge system

Each accessible heat emitter will be purged

Remove air from the system to maximize performance

5.3104.9g
Automatic fill for hot water boilers

Automatic fill valve will be inspected to ensure it maintains system pressure

If pressure is not maintained, replacement will be made in accordance with the following criteria:

  • A backflow preventer will be installed upstream of automatic fill valve if one is not existing
  • Automatic fill valve and components will be installed in accordance with manufacturer specifications
  • Correct system pressure will be verified

Maintain optimal system pressure to maximize performance

5.3104.9h
Gauge glass: steam boiler

Gauge glass will be inspected for erosion, cracks, or drying

Damaged gauge glass on boiler will be replaced in accordance with manufacturer specifications

Gauge glass that is coated with dirt or sediment, making it difficult to observe the water level of the boiler, will be removed, cleaned, and replaced

Ensure gauge glass is in safe operating condition to allow observation of the water level in the steam boiler

5.3104.9i
Low water cutoff: float type

Operation of low water cutoff will be observed by opening blow-off valve

If combustion is not extinguished, remediation will be accomplished by the following procedure:

  • Electricity will be disconnected from boiler
  • Problem will be diagnosed
  • Low water cutoff will be repaired, serviced, or replaced in accordance with manufacturer specifications
  • A blow-down valve will be added if not already present
  • Boiler will be retested for proper operation

Building/property management team and operations staff will be educated on the correct method to drain the low water cutoff weekly (must drain once per week to remove sediment from float chamber of low water cutoff)

Ensure safe minimum water level of the boiler

Maintain safe operation of the low water cutoff on an ongoing basis

5.3104.9j
Low water cutoff: probe type

A probe type low water cutoff will be installed and operable

Low water cutoff with manual reset switch will be installed in accordance with local code requirements

Ensure a safe minimum water level of the boiler

5.3104.9k
Expansion tank: non-bladder and bladder

An expansion tank will be installed and operable

Tanks that leak or have excessive corrosion will be replaced and non-bladder tanks will include an expansion tank drain

Tank will be installed in accordance with manufacturer specifications

Expansion tanks will be properly supported with strapping

Tanks that are full of water will be drained and refilled before being replaced or repaired

Expansion tanks with bladders will be pre-charged, minimum to system static pressure, while water is not present in the tank

Bladder tanks that have water inside of the air bladder will be replaced in accordance with manufacturer specifications

Absorb water expansion of the system

5.3104.9l
Flush or skim steam boiler

Flushing or skimming steam boiler will be in accordance with manufacturer specifications

Blow down after cooler shall be tested

Ensure boiler produces dry steam

5.3104.9m
System temperature or pressure gauge

The temperature or pressure gauge will be inspected for erosion, cracks or dirt

Damaged temperature or pressure gauges will be replaced in accordance with manufacturer specifications (see SWS 5.3103.7 Installation of Pressure Gauges

Allow for accurate observation of system temperature and pressure

5.3104.9n
Circulating pumps

Nonworking motors that cannot be serviced will be replaced with a new, premium efficiency motor

New motors will be installed in accordance with manufacturer specifications

Oil-lubricated circulating pumps will be installed in proper alignment with the pump coupler and will be supported so they do not sag

Bearings will have free movement and no water leakage

New circulator will be installed as per SWS 5.3102.16 Installation of Individual and Redundant Pumps

Ensure circulation of water at designated velocity in system without leaks in the circulating pumps

5.3104.9o
Zone valves

Zone valves will be inspected for the following conditions:

  • Leaking water
  • Not responding to a call for heat

New equipment will be replaced in accordance with manufacturer specifications

Ensure proper zonal control of the system for comfort and efficiency

5.3104.9p
Flue gas condensate

If boiler is 90% efficient or greater, a neutralization kit will be installed to neutralize flue gas condensate before discharging it in accordance with local code requirements

Condensate pumps will be installed if needed to ensure proper drainage

Condensate neutralization kit shall be installed in such a way that the remaining neutralizing agent level is easily viewed and replaced

Bring condensate to an acceptable pH and discharge to an appropriate location

5.3104.9q
Air vents: steam systems

Occupant will be informed that air vents have potential to cause moisture problems if not operating properly

Occupant will be reminded to call for maintenance if vents discharge steam or have moisture issues

Maintain efficient operation of the system

5.3104.9r
Maintenance records

Keeping records of all maintenance will be recommended to occupants

Copies or access to installation and operation manuals will be provided

Provide system installation and maintenance history to improve future maintenance or repair

5.3104.9s
Occupant health and safety

All homes will have a functioning CO CO Carbon monoxide alarm

If determined to be more than 5 years old, CO CO Carbon monoxide detector/alarm will be replaced

If CO CO Carbon monoxide levels in interior living spaces exceed outdoor levels, potential sources will be investigated and appropriate action taken to reduce them (e.g., have a qualified professional tune, repair, or replace improperly operating combustion appliances; apply weather stripping or conduct air sealing between the garage or crawl space and the home)

Ensure occupant health and safety

5.3104.9t
Education

Completed work will be reviewed

Occupants will be educated on the safe and efficient operation and maintenance of the system

Ensure occupant is informed of the safe, efficient operation and maintenance of the system