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Gas Furnace Inspection By Your Home Inspector

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What You Should Expect On Your Gas Furnace Inspection by Your Home Inspector

Real estate agents and home buyers don’t really want to know every detail about how a furnace works or how to inspect a  gas furnace, but it helps to understand what your home inspector looks at when doing a gas furnace inspection to be able to inform you of the condition. NACHI.ORG sets the standards for each component in the home to be inspected, and the furnace has its own checklist that each certified inspector will utilize.
During your home inspection, the inspector will locate and document where the thermostat is located and if it’s working.
The the home inspector will check these following components and make notes along the way about the condition and information about the furnace. The gas furnace inspection will  include and be written in the home inspection report:
Gas Furnace Inspection
Gas Furnace Inspection

đź”·Basic info: will explain about the furnace, what type, age, location, size, etc

đź”·System Notes: Definition of the type of furnace
đź”·Gas Supply: What type and condition of the gas supply
đź”·Regulator and Control: The gas pressure regulator will be checked if it’s working condition
đź”·Burners: The inspector will make sure the burners are working properly and if they ignite and make notes about the flame
đź”·Heat Exchanger: The exchanger will be inspected for cracks, rust, excess dirt
đź”·Ignition system: This will be check for pilot safety, defective ignition and make notes of this system
đź”·Blower/Motor and Inducer Fan: These will be inspected and condition and recommendations will be noted
đź”·Fan/Limit Switch: This device controls the internal temp of the furnace
đź”·Plenum: The box or portion of the ductwork attached to the furnace. The inspector will make notes of the condition
đź”·Air filters: Will make notes on the type and size and whether it is clean, dirty and needs to be changed
đź”·Ducting: The inspector will check the distribution of air through the vents and make notes
đź”·Wiring: this will be checked and noted
There may be other items of your gas furnace inspection that will need to be noted and inspected but the above items are the most common.
If you would like a copy of the Nachi Furnace Checklist, please message us, text or call.
Call Chris if you have any questions: 949-396-9595

Top 9 Uses For Infrared Thermal Imaging Camera

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The infrared thermal imaging camera is a very important tool in many professions.  A few  of the top uses would be during a home inspection and first responders.  Thermal imaging detects coolness or heat and helps located issues not visible with the naked eye.  This tool should be in every home inspector's tool kit when inspecting homes as it gives a much more detailed and thorough view of the condition of the structural components.

 

Infrared Thermal Imaging Camera
Infrared Thermal Imaging Camera

Here are the Top 9 Uses for the Infrared Thermal Imaging Camera:

  1.  Heating and Cooling Issues
    The infrared thermal imaging camera looks for signs of air coming in or out as well as spotting pinpoint leaks.  It also will detect missing insulation within walls, attics, floors. Thermal imaging is an outstanding tool for detecting issues with radiant heated floors or ceilings.

Infrared Thermal Imaging Camera
Using an infrared thermal imaging camera, we can detect any issues with radiant heating

 

2. Circuit Boxes and Wall Outlets

Infrared Thermal Imaging Camera
Infrared Thermal Imaging is used to detect overheated circuit boxes

 

Thermal imaging is a great way to detect overheated circuit boxes or wall outlets which is a sign of potential problems that can arise.

3.  Plumbing Issues
Thermal imaging can provide a better way to detect the flow of water in the pipes as well as clogs within the pipes.
You can actually watch in real time as you work to loosen a clog while flowing hot water through the pipes.

4.  Roofing
Roofs are on the the most expensive structural components of a home and it's important to maintain repair before issues  arise. This isn't easy to do with the naked eye.  With an Infrared Thermal Imaging Camera, you can inspect your roof from ground level and look for areas where heat may be escaping or cools spots where water may be accumulating due to shingle damage.

5.   Home Use for Homeowners
If you love technology and a home in good repair, you'll love to have this tool!  You can find studs in your walls, located cool spots in your oven and stove and check the temp in your fridge (and yes, check the temp on that bottle of beer you'll be having later).  You can also look for possible leads around your toilet, showers and sinks.  Infrared thermal imaging is also a great tool for anyone with radiant floors or ceilings!  So many possibilities!

6.  Water Leaks
Water damage can wreak havoc on homes from roofs to foundations to flooring and within walls.   Water leaks can show up as both hot and cold and the infrared thermal imaging camera can pick up both. It's sometimes impossible to find water leaks behind walls or to spot water leaks on your own.  With thermal imaging you can easily spot inconsistencies with water flows, pinpoint puddles that you'd otherwise not see and spot leaks coming down walls.

infrared thermal imaging
Infrared thermal imaging detecting a toilet leak        

7.  Security
Thermal imaging was mostly developed by the military, so it makes sense that it's very useful for security purposes.
Take it with you camping, for example, to spot intruders at night like people, bear, raccoon, etc.

8.  First Responders
Infrared thermal imaging can help first responders located people trapped inside a structure and help them find their way around dense smoke.
9.  Auto Repair
As in HVAC, using the infrared thermal imaging camera can help mechanics spot overheating in  the electrical system.   It can locate the issue at the precise point of the problem in the engine.

These Top 9 Uses For Infrared Thermal Imaging Camera written by Suzanne Martin with Coastal Property Inspections in Orange County CA

www.CoastalPropertyInspect.com
Telephone:  949-401-8996

 

Why Does Condensation in Double-Paned Windows Appear

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Condensation in Double-Paned Windows

by Nick Gromicko, CMI® and Kenton Shepard
Condensation is the accumulation of liquid water on relatively cold surfaces.

Almost all air contains water vapor, the gas phase of water composed of tiny water droplets. The molecules in warm air are far apart from one another and allow the containment of a relatively large quantity of water vapor. As air cools, its molecules get closer together and squeeze the tiny vapor droplets closer together, as well. A critical temperature, known as the dew point, exists where these water droplets will be forced so close together that they merge into visible liquid in a process called condensation.

Double-pane windows have a layer of gas (usually argon or air) trapped between two panes of glass that acts as insulation to reduce heat loss through the window. Other types of gas used in this space have various effects on heat gain or loss through the window. Some windows also have a thin film installed between panes that separates the space between the panes into two spaces, further reducing heat loss and heat gain through the window. If multiple-pane windows appear misty or foggy, it means that the seal protecting the window assembly has failed.

Silica Desiccant

A desiccant is an absorbent material designed to maintain dryness in the space it protects. In a double-paned window, silica pellets inside the aluminum perimeter strip absorb moisture from any incoming air that enters the space between the panes. If not for the silica desiccant, any moisture in the space between the panes would condense on the glass as the glass cools below the dew point temperature.

Silica gel has an immense surface area, approximately 7,200 square feet per gram, which allows it to absorb large amounts of water vapor. As the sealant protecting this space fails over time, increasing amounts of moisture-containing air will enter the space between the panes, and the silica pellets will eventually become saturated and will no longer be able to prevent condensation from forming. A double-paned window that appears foggy or that has visible condensation has failed and needs to be repaired or replaced.

Why Double-Paned Windows Fail:  Solar (Thermal) Pumping
Although double-paned windows appear to be stable, they actually experience a daily cycle of expansion and contraction caused by thermal pumping. Sunlight heats the airspace between the panes and causes the gas there to heat up and expand, pressurizing the space between the panes. At night, the window cools and the space between the panes contracts. This motion acts like the bellows of a forge and is called thermal pumping.

Over time, the constant pressure fluctuations caused by thermal pumping will stress the seal. Eventually, the seal will develop small fractures that will slowly grow in size, allowing increasing amounts of infiltration and exfiltration of air from the space between the panes.

Failure Factors

Windows on the sunny side of a home will experience larger temperature swings, resulting in greater amounts of thermal pumping, seal stress and failure rates.

Vinyl window frames have a higher coefficient of expansion resulting in greater long-term stress on the double-pane assembly, and a higher failure rate. Windows also experience batch failure, which describes production runs of windows, especially vinyl windows, that are defective, meaning that the pane assemblies have been manufactured with seals that have small defects that will cause the window to fail prematurely.

The Nature of Damage

If it’s allowed to continue, window condensation will inevitably lead to irreversible physical window damage. This damage can appear in the following two ways:

  • river bedding.  Condensed vapor between the glass panes will form droplets that run down the length of the window. Water that descends in this fashion has the tendency to follow narrow paths and carve grooves into the glass surface. These grooves are formed in a process similar to canyon formation.
  • silica haze.  Once the silica gel has been saturated, it will be eroded by passing air currents and accumulate as white “snowflakes” on the window surface. It is believed that if this damage is present, the window must be replaced.

Detecting Failure

Condensation is not always visible. If the failure is recent, a failed window may not be obvious, since condensation doesn’t usually form until the window is heated by direct sunlight. Windows in the shade may show no evidence of failure, so inspectors should disclaim responsibility for discovering failed double-paned windows.

Infrared Thermal Imaging as a Detection Tool

Under the right conditions, it’s possible to use an infrared (IR) camera to detect failed windows. IR cameras are designed to record differences in temperature. 

InterNACHI provides a thermal imaging course that includes information on using IR cameras for this purpose, and has a message board forum devoted to IR.

Recommendations for Failed Windows

According to industry experts, the glazing assembly can be replaced  approximately 75% of the time.  Occasionally, the sashes must be replaced, and only about 5% of those cases require that the entire window be replaced.

Inspectors should be aware that there are companies that claim to be able to repair misty windows through a process known as “defogging.”

This repair method proceeds in the following order:

  1. A hole is drilled into the window, usually from the outside, and a cleaning solution is sprayed into the air chamber.
  2. The solution and any other moisture are sucked out through a vacuum.
  3. A defogger device is permanently inserted into the hole that will allow the release of moisture during thermal pumping.

Inspectors should know that there is currently a debate as to whether this process is a suitable repair for windows that have failed, or if it merely removes the symptom of this failure. Condensation appears between double-paned windows when the window is compromised, and removal of this water will not fix the seal itself. A window “repaired” in this manner, although absent of condensation, might not provide any additional insulation. This method is still fairly new and opinions about its effectiveness range widely. Regardless, “defogging” certainly allows for cosmetic improvement, which is of some value to homeowners. It may also reduce the potential for damage caused by condensation in the form of mold or rot.  Some skepticism exists about the effectiveness and cost effectiveness of this method of repair.

In summary, condensation in double-paned windows indicates that the glazing assembly has failed and needs repair or replacement. Visible condensation can damage glazing and is the main indication of sealant failure

Coastal Property Inspections
Chris Knappett
InterNACHI Certified Professional Inspector
Cell:  949-396-9595

 

New Construction Solar Requirements in California

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News for California Home Inspectors: California Energy Commission Adopts Solar PV Requirements for New Construction in 2020
by Nick Gromicko, CMI® and Kate Tarasenko

As goes California, so goes the rest of the country. The state has become the first in the nation to require the installation of solar photovoltaic (PV) panels on new single-family homes, starting in 2020. This effort will reduce energy use in new homes by half, compared to new homes without solar features.

The California Energy Commission voted unanimously on May 9, 2018, to add the solar requirement to the state’s building regulations, the details of which will be rolled out sometime in 2019, although the process has already begun in earnest. This step helps address the increasingly urgent problem of climate change and global warming.

A headline in USA Today’s May 17, 2018, edition blared: “Earth just had its 400th straight warmer-than-average month, thanks to global warming.” The crisis is no longer up for debate, so leaders in the U.S. and around the world are scrambling to institute workable solutions.

According to the Energy Commission’s press release, California Building Industry Association CEO and President Dan Dunmoyer said, “With this adoption, the California Energy Commission has struck a fair balance between reducing greenhouse gas emissions, while simultaneously limiting increased construction costs.”

While the short-term cost of these PV installations may add around $40 per month to the average 30-year mortgage, the energy savings for lighting, heating and cooling is estimated to be around $80 per month. Couple that with the overall goal of reducing harmful carbon emissions and harnessing the renewable energy of the Sun, and it’s a clear win for Californians.

Solar in California
New Construction Rules for Solar

InterNACHI® spoke with Amber Beck, Public Information Officer for the California Energy Commission. We asked her how these new solar requirements and energy regulations will affect the building trades.

Ms. Beck said, “Builders, contractors and architects will need to coordinate throughout the process to build a new home that incorporates solar PV. A building inspector will need to verify that the solar PV installation meets all code requirements before signing the Certificate of Occupancy.”

She continued, “Inspectors in areas where builders are already constructing new homes with solar systems should already be familiar with these types of inspections. As with every code cycle,” she said, “the Energy Commission will create training materials and hold webinars.”

Some excellent resources for inspectors and builders alike are the Commission’s Online Resource Center, and the 2019 Building Energy Efficiency Standards, which provide periodic updates.

Ms. Beck also encourages people to read their quarterly Blueprint Newsletter. It’s “aimed at giving guidance to building inspectors and builders. These tools will help home inspectors once the standards take effect in 2020,” she said.

Professionals are also invited to join their lists to be notified of classes and new training materials.

InterNACHI’s Education Department is already hard at work developing online and video courses related to inspecting solar PV panels. We are also coordinating directly with the California Energy Commission to create training materials, classes and webinars to explain the new construction solar requirements. Stay tuned! www.NACHI.org for future announcements on new construction solar requirements and more.

Posted By Coastal Property Inspections in Orange County
contact us at 949-401-8996

Oceanside Home Inspections

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Oceanside Home Inspections
Oceanside, CA

We are a boutique home inspection business offering high value, personal experience and believe in quality over quantity. When you hire Chris to do your Oceanside home inspection, you get Chris, the owner, not a random inspector employee.

Coastal Property Inspections offers the best Oceanside home inspections! Certified Drone Pilot for the best roof inspections around!  And, Chris is an infrared thermal imaging certified specialist giving you an added value of being able to determine if there is water damage or excessive heat that cannot be seen with the naked eye!  Both of these services are included in our Oceanside home inspections.  Now, that’s extra value.

Home buyers and home sellers!  Certified InterNACHI  Oceanside Home Inspector will inspect your new home, condo or multiplex or contractor progressive inspections in a thorough and detailed manner.  Every inspection includes a drone inspection of your roof and exterior AND an infrared thermal imaging service to uncover any hidden water issues the property may have at no additional charge!  Contact us today to schedule your Oceanside Home Inspection.

For more information about Oceanside, please visit the following websites:
City of Oceanside official website
Oceanside Utilities
10 Best Restaurants in Oceanside

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