The Home Inspection Book: A
Guide for Professionals
By Marcia Darvin Spada
Copyright,
Thomson/South-Western,
2003, Revised, 2006
Chapter 8
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2
Inspecting the Plumbing, Heating, and Air
Conditioning Systems
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Chapter 8 Key Terms
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3
Aquifer
Backflow preventer
Boiler
BTU
Cesspool
Cleanout
Compressor
Condenser
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Convector
Evaporator
Float valve
Forced warm air
system
Freon
Gate valve
Globe valve
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Chapter 8 Key Terms continued
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4
Heat exchanger
Hydronic system
Main soil stack
Main vent stack
Nonpotable water
Plenum
Plumbing fixture
Potable water
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Pressure regulator
valve (PRV)
Refrigerant
Septic system
Soil or waste stack
Temperature pressure
relief valve
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Chapter 8 Key Terms continued
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5
Thermocouple
Thermostat
Trap
Valve
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Vent system
Water hammer arrestor
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Inspecting the Public Water Supply
Entrance
 Inspection
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6
points:
Location of main
service line
Condition of pipe
see if leaky or rusted
Check if pipe is lead
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Location of water meter
Check if pressure
reducing value near
water meter
Locate main shut-off
valve and check
condition
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
A home’s layout pattern with well water
and septic system
7
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Well Pumps and Storage Tanks
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Pumps
Piston
Jet (ejector)
Submersible
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8
Storage Tanks
Pressure tank
Elastic pressure Cells
Gravity tank
Reservoirs
Inspection point:
Run water-once pressure
tank is empty enough,
pump should kick in
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Components of a jet pump
9
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
A residential piping system
10
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Typical Cast Iron Soil Pipe Fittings
11
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
A House Septic System
12
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Types of Pipe Valves
13
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Types of Traps
14
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Inspecting the Pipes
 Inspection
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15
points:
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Insulation
Leakage
Rust and corrosion
Pipe sizing for
adequate pressure
Noisy pipes
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Types of Heating
Systems
Hot water System
Steam System
Forced water air system
Electrical resistance system
16
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Heating Fuel and Power
Electric Heat
Oil-Fired Heat
Gas-Fired Heat
17
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Single-Pipe Hydronic System
18
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Single-pipe Steam Heating System
19
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Warm Air Furnaces
20
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Oil-Fired Warm Air Furnace
21
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Inspecting the Furnace
 Inspection
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22
Points:
Each room has
convector, radiator, etc.
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Condition of furnace
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Safety switch
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Ventilation
Age of heating system
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Inspecting the Furnace-Oil and Gas
Fired
 Oil
 Gas
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23
furnace inspection
Location of oil storage
tank
Aboveground or
underground
Underground leakage
into soil
Aboveground leaks,
rust, corrosion
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furnace inspection
Pilot light
Gas burners inside heat
exchanger
Black iron pipe carrying
gas from source
Shut off valve for pipe
Drip leg
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Inspecting the Furnace-Hot Water
(hydronic) And Hot Air Systems
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24
Inspection points-hot
water:
Turn on thermostat to
check circulator pumps
Heating water circulating
through system
Temperature pressure
gauge
Turn off thermostat to
make sure system shuts
down
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Inspection points-hot air:
Turn on thermostat and let
system cycle
Listen for blowers
Turn off thermostat and
check if blowers shut
down
Remove and check air
filter
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Air Conditioner Components
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25
Refrigerant (freon)
Evaporator
Compressor
Condenser
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Air conditioners may be
water-cooled or aircooled
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
A Ground Source Heat Pump
26
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Types of Water Heaters
Gas water
heater
Electric water
heater
Summer-winter
hookup
27
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Inspecting the Water Tank
 Inspection
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28
points:
Pressure temperature
relief valve with pipe
extension
Ascertain recovery
rate of water in tank
Set no higher than
120 degrees
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Ventilation
Flue pipe to chimney
for gas, propane and
oil heaters
Gas leaks
Height of burner
flame
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Kitchen Cabinets
29
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Kitchen Sink Components
30
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
Inspecting the Sinks
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Inspection Points-sink:
Water flow
Drainage
Leakage
P or S traps
Connection to dishwasher
Fastened to counter or
wall
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31
Inspection Points-faucet:
Shutoff without leakage
Stains
Hot and cold flow through
proper side
Securely fastened to
countertop
Missing handles
Rust, corrosion, cracks
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems
A Typical Bathroom Sink
32
Chapter 8 Inspecting the
Plumbing, Heating and Air
Conditioning Systems