Top Items to Focus On
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Inspection Prep
Residential Heating Units:
Furnaces: Furnaces use natural gas, propane, oil, or electricity to heat the air, which is then distributed throughout the home through ductwork. They are efficient and can be used in combination with air conditioning systems.
Boilers: Boilers heat water, which is then circulated through radiators or baseboard heaters to provide warmth. They can run on natural gas, oil, or electricity, and are more efficient than furnaces in many cases.
Heat Pumps: Heat pumps use electricity to move heat from the outdoor air or ground to warm the air inside. They are efficient and can also be used for cooling in the summer.
Ductless Mini-Split Systems: Ductless mini-split systems have an outdoor compressor unit and one or more indoor air-handling units that are mounted on the wall. They are highly efficient and do not require ductwork, making them ideal for homes without central heating.
Radiant Baseboard Heat: Baseboard heaters are often visible as long, metal units with electrical elements inside. Each unit has its own control, which may be marked in increments from low-to-high, but will not show the room’s current temperature. You might see baseboard heaters used as a home’s sole source of heat, or for supplemental heat in cooler rooms or rooms that were difficult to outfit with duct work. They are typically more expensive to operate than furnaces.
Solid Fuel Burners: See section on "Solid Fuel Burner" in Types of Surveys
Commercial Heating Units:
Rooftop Units: Rooftop units are heating and air conditioning systems that are installed on the roof of commercial buildings. They are typically used in large buildings and can provide both heating and cooling.
Boilers: Commercial boilers are similar to residential boilers, but are designed to handle larger heating loads. They are commonly used in apartment buildings, hospitals, and other large commercial spaces.
Heat Pumps: Commercial heat pumps work in the same way as residential heat pumps, but are designed to handle larger heating loads. They are commonly used in office buildings, hotels, and other commercial spaces.
Unit Heaters: Unit heaters are typically used in warehouses, garages, and other industrial settings. They are mounted on walls or ceilings and blow warm air into the space. They can be fueled by natural gas, propane, or electricity.
Clearance: The tank should be installed with sufficient clearance from any heating unit or other sources of ignition. The recommended clearance distance varies depending on local codes and regulations, but it is typically between 5-10 feet.
Secondary Containment: In addition to the primary tank, a secondary containment system may be required to provide extra protection against leaks or spills. This may include a double-walled tank or a separate secondary containment basin.
Leak Detection: An automatic leak detection system should be installed to quickly identify and respond to any leaks or spills. This may include alarms or sensors that alert building occupants or emergency services.
Fuel Lines: Fuel lines should be installed with shutoff valves and protected from damage or tampering. They should also be tested for leaks prior to use.
Inspections: The tank and associated components should be inspected regularly to ensure proper function and compliance with safety standards. This may include visual inspections, pressure tests, or other types of assessments.
Regarding the clearance from tank to heating unit, as mentioned above, the recommended distance varies depending on local codes and regulations, but it is typically between 5-10 feet. It is important to consult with a licensed professional to ensure compliance with local codes and regulations.
Double wall tanks should be used in situations where there is a higher risk of a leak or spill, or where local codes and regulations require their use. Double wall tanks provide an added layer of protection against leaks or spills by containing any potential releases within the secondary containment system. They are often required in environmentally sensitive areas, such as near water sources or in areas with high population density.
The distance required away from a building for proper installation of a propane tank varies depending on the size of the tank and local codes and regulations. Here are some general guidelines:
Small Propane Tanks (under 125 gallons): The tank should be installed at least 10 feet away from the building. If the tank is between 50 and 125 gallons, it must also be at least 10 feet away from any ignition sources.
Large Propane Tanks (over 125 gallons): The tank should be installed at least 25 feet away from the building. If the tank is over 500 gallons, it must be at least 50 feet away from any ignition sources.
It is important to consult with local authorities and a licensed professional for specific regulations and guidelines for propane tank installation in your area. Additionally, the manufacturer's guidelines for the specific propane tank being used should be followed to ensure safe and efficient operation. Proper installation and maintenance of propane tanks are important to ensure safe heating for both residential and commercial use.
Examples of Where Asbestos Hazards May Be Found In The Home
Some roofing and siding shingles are made of asbestos cement.
Houses built between 1930 and 1950 may have asbestos as insulation.
Attic and wall insulation produced using vermiculite ore, particularly ore that originated from a Libby, Montana mine, may contain asbestos fibers. Vermiculite was mined in Libby, Montana between 1923 and 1990. Prior to its close in 1990, much of the world’s supply of vermiculite came from the Libby mine. This mine had a natural deposit of asbestos which resulted in the vermiculite being contaminated with asbestos. (See EPA’s 2003 brochure on Current Best Practices for Vermiculite Attic Insulation).
Asbestos may be present in textured paint and in patching compounds used on wall and ceiling joints. Their use was banned in 1977.
Artificial ashes and embers sold for use in gas-fired fireplaces may contain asbestos. Older products such as stove-top pads may have some asbestos compounds.
Walls and floors around woodburning stoves may be protected with asbestos paper, millboard, or cement sheets.
Asbestos is found in some vinyl floor tiles and the backing on vinyl sheet flooring and adhesives.
Hot water and steam pipes in older houses may be coated with an asbestos material or covered with an asbestos blanket or tape.
Oil and coal furnaces and door gaskets may have asbestos insulation.
What Should Be Done About Asbestos?
If you think asbestos may be in your home, don’t panic. Usually the best thing is to leave asbestos material that is in good condition alone. Generally, material in good condition will not release asbestos fibers.
Check material regularly if you suspect it may contain asbestos. Don’t touch it, but look for signs of wear or damage such as tears, abrasions, or water damage. Damaged material may release asbestos fibers. This is particularly true if you often disturb it by hitting, rubbing, or handling it, or if it is exposed to extreme vibration or air flow.
Sometimes the best way to deal with slightly damaged material is to limit access to the area and not touch or disturb it. Discard damaged or worn asbestos gloves, stove-top pads, or ironing board covers. Check with local health, environmental, or other appropriate officials to find out proper handling and disposal procedures.
If asbestos material is more than slightly damaged, or if you are going to make changes in your home that might disturb it, repair or removal by a professional is needed. Before you have your house remodeled, find out whether asbestos materials are present.
How To Identify Materials That Contain Asbestos
You can’t tell whether a material contains asbestos simply by looking at it, unless it is labeled. If in doubt, treat the material as if it contains asbestos or have it sampled and analyzed by a qualified professional. A professional should take samples for analysis, since a professional knows what to look for, and because there may be an increased health risk if fibers are released. In fact, if done incorrectly, sampling can be more hazardous than leaving the material alone. Taking samples yourself is not recommended. Material that is in good condition and will not be disturbed (by remodeling, for example) should be left alone. Only material that is damaged or will be disturbed should be sampled.
Chimney Leaning
Leaning or detaching chimneys suggest a structural issue that needs to be corrected.
Recommendation: The chimney appears to be leaning and should be repaired to reduce the fire hazard.
Chimney Damaged or Deteriorated
Using a zoom lens on your camera or really good idea, pay special attention to the condition of chimneys. Be certain to focus on the upper portions of masonry chimneys as this is where you will see the most obvious decay due to moisture and exposure. Loose breaks, missing mortar and cracked liners are typical defects.
Recommendation: The damaged or deteriorating chimney at [ Specify Area(s) ] should be repaired to reduce the fire hazard.
Missing Chimney Cap
Chimney caps keep precipitation outside and reduce down drafts. Some customers do not require this recommendation.
Recommendation: A weather cap should be installed on top of the chimney to keep precipitation outside and reduce the risk of down drafts.
Chimney Leaking
A leaking chimney may be the caused by insufficient or improperly installed flashing
Recommendation: The leaking chimney should be repaired by a professional to reduce the hazard.
No Vent Pipe
It is important to trace back the vent pipe for the furnace or heating unit to verify that it is connected, properly supported and has the correct upward slope.
Recommendation: The vent pipe on the furnace was noted to be [not connected, not supported, improperly sloped] and should be repaired to reduce the property hazard.
Fuel Oil Leaks in Feed Line
It is fairly common for there to be active leaks in the fuel oil line. While this is typically not a fire hazard it can become an environmental issue that could become a problem.
Recommendation: The oil fuel line should be properly repaired or replaced as necessary to minimize danger of oil leaking.
Asbestos Used in Boiler Insulation
Refer to the above information on asbestos. Typically, if asbestos is in fact present, the best practice is to leave it alone. Our role as insurance inspectors is to attempt to identify the presence or potential presence of asbestos. We do not make a recommendation unless the suspected asbestos is in decayed condition.
Recommendation: It appears that there is asbestos material on the boiler unit. The material is loose and damaged. The material should be surveyed by a professional remediation specialist and appropriate action taken to reduce the hazard.
Asbestos Used in Duct Work Insulation
Refer to the above information on asbestos. Typically, if asbestos is in fact present, the best practice is to leave it alone. Our role as insurance inspectors is to attempt to identify the presence or potential presence of asbestos. We do not make a recommendation unless the suspected asbestos is in decayed condition.
Recommendation: It appears that there is asbestos material on the boiler pipes. The material is loose and damaged. The material should be surveyed by a professional remediation specialist and appropriate action taken to reduce the hazard.
Cover Off From Furnace
Missing cover panels are a fire hazard
Recommendation: The missing cover on the furnace should be replaced to reduce the fire hazard.
Maintain 36″ Clear Space of Unit
Furnace or boiler should have a clear space around it of 36″
Recommendation:
There should be provided a minimum of 36″ clearance to all combustibles from the heating unit at (specify area) to reduce the fire hazard.
Leaking Fuel Oil Tank
Leaking tanks are an obvious environmental hazard and should be identified and recommendations made.
Recommendation: The leaking fuel oil tank at [specify area]should be replaced to reduce the hazard
Unit Needs Annual Service
While annual service is not required on heating units besides boilers, it is a good practice to ensure safe operation. When you encounter heating units of any kind that appear to be neglected and have numerous defects, making a recommendation for a annual service is a good approach.
Recommendation: A heating contractor should service the heating unit on an annual basis to reduce the fire hazard.
Portable Heating Unit Should Be Removed
Portable or space heaters have high occurrences of creating fire hazards.
Recommendation: The use of temporary space heaters should be discontinued to reduce the fire hazard.