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PLUMBING AND HEATINGPLUMBINGMain Water Line: This brings water from the street supply, or well, into the home. Older pipes were made of galvanized steel. Internal corrosion of this material may reduce the volume of water needed in the home. Newer construction uses a minimum of 3/4” copper or plastic pipe. Between 35 and 80 PSI is a normal range for water pressure. Wear on valves, fittings, fixtures and appliances can be caused by excessive pressure. Many homes in this area are supplied by drilled wells (or in some cases a pounded well), with either a submersible (in the well) pump, or a jet pump (located in the basement), and a pressure tank. These will be operated to determine normal function. A thorough evaluation can be done by a licensed plumber or well contractor, and will be recommended if necessary, in the inspectors opinion. Water Supply Lines: Over time water system material has included copper, galvanized, plastic and lead piping in residences. Internal restriction in old galvanized piping typically requires replacement of the pipe. The possibility of dissolved lead in the drinking water from lead pipes presents a possible health hazard. Polybutylene, a form of plastic piping, has been prone to defects from the manufacturing and installation process that can cause leaking. The inspection report will only be able to tell you of the condition of visible piping. Water quality testing can be done in conjunction with the inspection at additional cost. Waste Lines: These pipes carry the waste from the house to the sewer system, or to a septic tank and leach field. Because waste line blockage can occur at any time during use, it is impossible to predict. Some plastic “ABS” piping has shown defects through the manufacturing process, causing weakness and breakage. Fuel System: Propane may delivered to the house through underground pipes. Oil or propane fuels may be stored on-site. Some homes have underground propane tanks. Underground fuel oil tanks are no longer installed, but may still be in place, and may cause soil to be contaminated. The inspection does not determine the presence of buried fuel oil tanks. Water Heater: These are sealed systems which build up a great deal of pressure when in use. To release excessive pressure from the system on an emergency basis, the TPR (Temperature & Pressure Relief) valve is a device designed and installed on all water tanks. The drain pipe attached to this valve terminates at a safe location (near the floor, or through a side wall) away from body contact. Gurgling noises are typically the result of built up calcium inside the tank. HEATINGDescription: This includes the location of the unit and the fuel used. Gas, oil or electricity can power forced air furnaces and water boilers. Heat pumps (uncommon in this climate) utilize electricity to drive the motors and compressors. Furnace size is reported for reference only, if available. The heating system’s adequacy or efficiency are not calculated during this inspection. Condition: For inspection purposes, systems are turned on using normal homeowner operating controls. The inspector will not ignite or activate the system if pilots, circuit breakers, or emergency switches are off at the time of inspection. Combustion Air: When fires burn they consume oxygen. Fuel that burns completely is harmless and creates only carbon dioxide. For the fuels to burn properly, fuel burning appliances must be provided with a constant source of fresh air. If sufficient air is not provided to the fire, carbon monoxide may be produced through incomplete combustion. Air vents around or near the heating systems should not be blocked. Clean air filters are important to the air you breathe, and to the operation of the unit. Burners: It is not possible for an entire heat exchanger to be seen inside most furnaces, so this inspection does not comment on the component. If there is an uneven or unusual flame pattern or there is rust, charring or deterioration in the burner chamber, I will recommend a further investigation of the unit. I recommend that all inspection customers arrange for annual service of fuel burners with a licensed service company. Venting: Fuel burning appliances exhaust the products of combustion to the exterior through vent pipes. Vent pipes utilize caps to prevent moisture entry. They also stop backdrafting. This occurs when the products of combustion are escaping into the home instead of being vented to the exterior. Distribution: This refers to the method of moving the furnace generated heat to the rooms which need the heat. Forced air heaters use ducts and registers. Water heating systems use pipes and radiators or convectors. Radiant systems may use pipes or wires. Because much of the distribution system will not be visible during this inspection, it cannot be judged. For example, buried or encased water piping in a concrete floor slab may have leaks that are not detectable without specialized equipment. |
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