How are you testing the HVAC systems?

[David C. Macy]

For my own curiousity. I would like to ask how other inspectors are inspecting the HVAC systems?

1) Do you do a carbon monoxide test and if so what type of equipment are you using?

A very repitable heating company in my area doesnt do a C/O test on a rountine clean & check. They charge for the C/O service.

1A) Do you charge an additional fee for the C/O test? If you are testing C/O do you have a heating/cooling backround.

2) On a heat pump or electric heat do you use an amp prope? If you do what type of equipment, if you dont how are you testing the device?

3) On a air conditioner, how are you testing the unit? Do you use a laser thermometer or how is your method of inspection.

4) On inspecting a heat exchanger. What is your method of inspection?

The reason I ask these questions is to help myself become more knowledgeable with testing heating & cooling systems.

I just had my furnace inspected by a pro. This is the 2nd time I have watched & saturated the technician with questions. I asked many questions & picked up a few more tips.

One tip was on a Electrostatic air cleaner. My system has 2 pull out cartridges. There is a cell on one end. Mine where damaged but functional. The spark was causing the first layer of fin to be damaged. Now I know how to inspect a damaged fin and why and what may happen.

The second tip was on jumping the thermostat to test the blower and heat.

The third tip was on the light he had to inspect the heat exchanger. It makes a big difference when the burners are removed. I dont think we will spend the 30 minutes to remove & check. I went out & purchase the correct size & type of light.

I have had on more than one occasion that I wasnt able to operate the thermostat. Now I know how to bypass the thermostat.
I understand the letters now. Y=A/C, R=Power, W=heat, G=blower, C=Common. To test he simply jumped the R & W on the circuit board.

He spent almost 1 hour to just clean & inspect the furnace. the service didnt include the air due to the temperature. He also spent an additional 30 minutes explaining in detail the answers to my questions.

I guess the reason I am posting this is in a general inspection we have no where the time to do the thourough inspection a service HVAC specialist would do.

Thanks for your time.

Dave

[Dale Duffy]

Originally Posted by dmacy

I guess the reason I am posting this is in a general inspection we have no where the time to do the thourough inspection a service HVAC specialist would do.

Dave

Dave that is correct, I don't have the time or the knowledge to service the equipment, but I'm not in the HVAC business anyway.

I test the supply temperature of the AC and Heat, look inside readily accessible panels, and that is it.

I recommend every system be serviced by a licensed contractor, just like yours was.

[Roy D. Cooke, Sr]

Originally Posted by dmacy

For my own curiousity. I would like to ask how other inspectors are inspecting the HVAC systems?

Thanks for your time.

Dave

Does it run is the filter clean and does the water discharge have a loop or trap.
If not please get it serviced by a qualified person .

Next the furnace

I do not have any fancy tools and do not need them I have to get my Visual inspection finished my report written and out of her in about 3 hours .
$399;00.
Roy Cooke

[Darrell B. Hadler]

I am currently doing a visual check (which is quite limited on certain models,) plus a sulfur burn test and a C/O monitoring with instrumentation as well. I then do a performance run of the Heating and Cooling cycles and check blower/motor/belts/chimney venting/filters etc. If any trace of natural gas is evident I can do a test to determine where the leak is with my 4-gas detection device with the sniffer attached. Has worked well for me so far.

[James H. Bushart]

I agree with Roy in that sticking with the SOP is the safest thing to do.

We are probably all guilty of spending more time and attention in the areas we know best and giving extra attention to these areas in our reports, but spending one to two hours on just the HVAC system and a total of two additional hours on the rest of the house is probably not going to provide a balanced analysis of the entire home, IMO.

[bsumpter]

Well said Mr. B...

[psiposs]

If you jumper R & W does that run the blower without jumpering G as well?

Remove the burners? What about gas connections?

[Roy D. Cooke, Sr]

Originally Posted by dmacy

For my own curiousity. I would like to ask how other inspectors are inspecting the HVAC systems?

1) Do you do a carbon monoxide test and if so what type of equipment are you using?

A very repitable heating company in my area doesnt do a C/O test on a rountine clean & check. They charge for the C/O service.

1A) Do you charge an additional fee for the C/O test? If you are testing C/O do you have a heating/cooling backround.

2) On a heat pump or electric heat do you use an amp prope? If you do what type of equipment, if you dont how are you testing the device?

3) On a air conditioner, how are you testing the unit? Do you use a laser thermometer or how is your method of inspection.

4) On inspecting a heat exchanger. What is your method of inspection?

The reason I ask these questions is to help myself become more knowledgeable with testing heating & cooling systems.

I just had my furnace inspected by a pro. This is the 2nd time I have watched & saturated the technician with questions. I asked many questions & picked up a few more tips.

One tip was on a Electrostatic air cleaner. My system has 2 pull out cartridges. There is a cell on one end. Mine where damaged but functional. The spark was causing the first layer of fin to be damaged. Now I know how to inspect a damaged fin and why and what may happen.

The second tip was on jumping the thermostat to test the blower and heat.

The third tip was on the light he had to inspect the heat exchanger. It makes a big difference when the burners are removed. I dont think we will spend the 30 minutes to remove & check. I went out & purchase the correct size & type of light.

I have had on more than one occasion that I wasnt able to operate the thermostat. Now I know how to bypass the thermostat.
I understand the letters now. Y=A/C, R=Power, W=heat, G=blower, C=Common. To test he simply jumped the R & W on the circuit board.

He spent almost 1 hour to just clean & inspect the furnace. the service didnt include the air due to the temperature. He also spent an additional 30 minutes explaining in detail the answers to my questions.

I guess the reason I am posting this is in a general inspection we have no where the time to do the thourough inspection a service HVAC specialist would do.

Thanks for your time.

Dave

I do not do most of what you are taking about this is well above what a home inspector should be doing ,
(The second tip was on jumping the thermostat to test the blower and heat. ) This is an example where a little bit of knowledge can get you and those who follow your directions into trouble .
I understand there is an anticipator on the thermostat and using a jumper at the furnace can cause this to burn out .
I would say this is A Good time for you to read your SOP again
Roy Cooke ... Royshomeinspection.com

[Jae Williams]

The "R - W" jumper should only be used if the other wires are disconnected for the reasons Roy stated.

However, it will operate the furnace, but how would you know if it starts when the thermostat asks it to?? The t-stat is an integral part of the furnace operation, and only a complete system should be inspected. If the t-stat should fail, an HVAC technician should be recommended. Why, if you're not a furnace repairman, would you want to go beyond that??

[Doug Edwards]

Exactly!!! Use only normal operating controls. In many places you can get yourself in some deep sewage for performing these kinds of checks unless you are a licensed HVAC tech. Anything goes awry and you are now responsible.

[James H. Bushart]

Originally Posted by dedwards

Exactly!!! Use only normal operating controls. In many places you can get yourself in some deep sewage for performing these kinds of checks unless you are a licensed HVAC tech. Anything goes awry and you are now responsible.

Yep. The good old SOP is there to protect and defend. Step out of its boundaries and you walk in "no-man's-land".

[Brian E. Kelly]

I generally start outside.
Type of system? Split, package,?
Location of unit/s?
Fuel gas and electric or electric?
Circuit breaker in main panel?
Age of unit/s,
Electrical disconnect/s power outlet for maintainence?
Where do the drip lines exit/go?
Refridgerant lines and insulation?
Does the thermostat control the unit?
Does it get hot or cold?
Flame pattern?
Registers in all rooms?
Type of duct?
Condition of duct? Can I see all of the duct? Mostly no.
Heat vents?
Gas lines?
Drip pans?

No CO tests. No specialized gas line leak tests. No dismantling of the unit.

[Russel Ray]

I use the thermostat to turn the heating system on. As soon as someone complains about how hot it is, I know that it works. Then I use the thermostat to turn the cooling system on. As soon as someone complains about how cold it is, I know that it works. Now when they call six months later complaining about the heating or cooling system not working, all I have to do is ask, "Remember when you/Realtor/whomever complained about how hot/cold it was at the time of the inspection?" Case closed.

[Russel Ray]

Originally Posted by jbushart

Yep. The good old SOP is there to protect and defend. Step out of its boundaries and you walk in "no-man's-land".

Not necessarily.

It depends on what one's Client wants or needs, and what the home inspector is willing to offer. Choices, choices, choices.

For example, on my WALK inspections, which start at $49, I don't test the furnace, usually for two possible reasons: (1) we're at an open house so we're not going to go around turning things on and off, or (2) the Client has already told me that he is allergic to gas and is going to replace all the gas-using appliances (range, furnace, water heater, dryer, etc.) with electric. #2 happened to me a couple of weeks ago.

For my WALK inspections, which start at $49, I'll simply look at the furnace to see how old it is and if there are any obvious visible problems. In and out quickly and no written report—I talk, Client takes notes. Boom, boom, boom.

[Jae Williams]

Originally Posted by rray

I use the thermostat to turn the heating system on. As soon as someone complaints about how hot it is, I know that it works. Then I use the thermostat to turn the cooling system on. As soon as someone complains about how cold it is, I know that it works. Now when they call six months later complaining about the heating or cooling system not working, all I have to do is ask, "Remember when you/Realtor/whomever complained about how hot/cold it was at the time of the inspection?" Case closed.

Russel...you posted that about a year or so ago, and I remembered it. This summer I got a call concerning the A/C working at the inspection. My report indicated the outside temperature at the time was 97 degrees, and I used your statement---and, of course, it worked!!

A belated thanks for a very good idea...