HEATING SYSTEMS

		RM	RR	FCE
11.1	Heating System
11.2	Furnace - Garage

RM = Recommend Maintenance, RR = Repair or Replace, FCE = Further Contractor Evaluation.

Your Heating System

Where the winter design temperature is below 60°F (16°C), every dwelling unit shall be provided with heating facilities capable of maintaining a room temperature of not less than 68°F (20°C) at a point 3 feet (914 mm) above the floor and 2 feet (610 mm) from exterior walls in habitable rooms at the design temperature. The installation of one or more portable space heaters shall not be used to achieve compliance with this section.

The primary function of the heating and cooling systems of the building is to provide an indoor environment that is comfortable in terms of temperature. The heating system in your building converts energy from one source (such as natural gas, propane, oil, wood, solar, or electricity) into heat. Heating may be from either or both of a forced-air system (characterized by heat distribution through heating ducts) or a radiant heating system (for example electric baseboards heaters or water/steam radiators).

INSPECTION PROCESS As documented by this report, the inspection of the heating and cooling systems includes an examination of installed heating equipment and installed central and through-wall cooling equipment. The inspector will open readily-opened access panels provided by the manufacturer for typical building owner maintenance. Ambient conditions permitting, the inspector will operate the system(s) using normal operating controls. Reported below are the characteristics of the heating and cooling systems, including the energy source(s) as well as the distinguishing characteristics of the heating and cooling methods. Note that the inspection does not normally include and report on: aspects of the heating system that is not readily accessible, such as the heat exchanger and the interiors of chimneys and flues; attached or supplemental equipment to the heating and/or cooling systems, such as humidifiers, dehumidifiers, electronic air filters, etc.; and solar space heating systems. The nature of the inspection is primarily visual and is such that this examination is not intended to determine the adequacy of the system as a whole or the heating or cooling distribution balance. The services of a heating and air conditioning specialist are normally required for these determinations and adjustments. The services of an air quality specialist should be considered where either air quality or excessive moisture conditions are encountered and cannot be resolved by the homeowner.

RESTRICTIONS:

If a fuel-burning heater/furnace is located in a bedroom, we recommend evaluation by a qualified heating contractor for safety and air volume requirements.

Asbestos materials have commonly been used in heating systems. The presences of asbestos are outside the scope of this inspection. Underground fuel tanks and piping will be noted as possible, performance, failure is outside the scope of the inspection. If units are present further evaluation is always recommended. Pipes inside walls or pipes concealed from view cannot be judged and the inspector does not perform tests for gas leaks or pipe sizing, It is suggested, homes with fuel-burning devices, install a carbon monoxide detector. Thermostats are not checked for calibrations or timed functions. Adequacy, efficiency or even heat distribution of the system throughout the conditioned space is not part of the inspection and should be verified with the owner. Electronic air cleaners, humidifiers, and dehumidifiers are beyond the scope of this inspection, It is recommended regular service be performed by a qualified technician every two years.

Notice: The heater was not dismantled or tested for a crack in the heat exchanger. This is beyond the scope of a home inspection. If the furnace is older you should have the heat exchanger checked by a licensed HVAC professional.
Notice: Safety switches such as thermocouples are not tested. Carbon Monoxide testing is beyond the scope of the inspection and is not performed.

Insulated

Furnace - Garage

System: Gas Forced Air Manufacture: Goodman Fuel Type: Natural Gas Age: 4.0

At the time of inspection, the following restrictions applied to the examination of this system:

Heat Exchangers Not Inspected and The inspector does not perform pressure tests on refrigerant systems

HEATING AND COOLING SYSTEMS ASSESSMENT SUMMARY:

Overall Condition: Acceptable. In assessing the various aspects of the heating systems no major concerns were noted.