Heating A/C Inspection

Heating A/C Inspection

Heating, Ventilation and Air Conditioning (HVAC) Inspection

With a hot, humid climate the greater Houston area has to offer, we all want our air conditioning system to keep us cool and comfortable. That is why the HVAC system is an important part of a complete property inspection. Texas licensed inspectors are not allowed to use gauges on refrigerant lines to check refrigerant levels of the system, but there are other ways I inspect an air conditioning system for proper operation.

Operate cooling system for about 10-20 minutes and then check the temperature differential between supply and return air systems; the differential should be about 15-20 degrees. Remove equipment access covers intended for inspection purpose on the outdoor condensing unit and indoor evaporator could reveal hidden deficiencies, including a dirty evaporator coil. Checking for air leakage with the duct system would reveal inefficiencies with the system, which lead to longer equipment usage and higher utility bills. Corrosion and liquids in evaporator auxiliary pan could reveal an obstruction to the primary condensate drainpipe. Proper access to all equipment should be provided for inspection and safety of service technicians.

While not as frequently in use for the greater Houston area, the heating system is important as well. The only way to inspect for a cracked heat exchanger in a gas-fired system is removal of the heat exchanger, which Texas licensed inspectors do not perform. Again, there are other ways I inspect the heating system for proper operation.

Operate system to observe the gas flame inside equipment and use of electronic gas detection equipment for any evidence of gas leakage within the system. Operating the system can reveal deficiencies with controls or fan motor and removal of equipment cover could reveal hidden deficiencies. Proper access to equipment should be provided for inspection and safety of service technicians.
§§535.230 Standards of Practice: Minimum Inspection Requirements for Heating, Ventilation, and Air Conditioning Systems

Heating Equipment

General requirements.

The inspector shall report:
  1. The type of heating systems; and
  2. the energy sources; and
Report as Deficient:
  1. inoperative units;
  2. deficiencies in the thermostats;
  3. inappropriate location;
  4. the lack of protection from physical damage;
  5. burners, burner ignition devices or heating elements, switches, and thermostats that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor installation;
  6. the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish;
  7. when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement; and
  8. deficiencies in mounting and performance of window and wall units;
Requirements for electric units. The inspector shall report deficiencies in:
  1. performance of heat pumps;
  2. performance of heating elements; and
  3. condition of conductors; and
Requirements for gas units. The inspector shall report as Deficient:
  1. gas leaks;
  2. flame impingement, uplifting flame, improper flame color, or excessive scale buildup;
  3. the absence of a gas shut-off valve within six feet of the appliance;
  4. the absence of a gas appliance connector or one that exceeds six feet in length;
  5. gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; and
  6. deficiencies in:
    1. combustion, and dilution air;
    2. gas shut-off valves;
    3. access to a gas shutoff valves that prohibits full operation;
    4. gas appliance connector materials; and
    5. the vent pipe, draft hood, draft, proximity to combustibles, and vent termination point and clearances;

Cooling equipment

Requirements for cooling units other than evaporative coolers.
  1. the inspector shall report the type of systems;
  2. the inspector shall report as Deficient:
    1. inoperative units;
    2. inadequate cooling as demonstrated by its performance;
    3. the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish;
    4. when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement;
    5. noticeable vibration of blowers or fans;
    6. water in the auxiliary/secondary drain pan;
    7. a primary drain pipe that discharges in a sewer vent;
    8. missing or deficient refrigerant pipe insulation;
    9. dirty coils, where accessible;
    10. condensing units lacking adequate clearances or air circulation or that has deficiencies in the fins, location, levelness, or elevation above grade surfaces;
    11. deficiencies in:
      1. the condensate drain and auxiliary/secondary pan and drain system;
      2. mounting and performance of window or wall units; and
      3. thermostats.
Requirements for evaporative coolers
  1. The inspector shall report:
    1. type of systems;
    2. the type of water supply line;
  2. The inspector shall report as Deficient:
    1. inoperative units;
    2. inadequate access and clearances;
    3. deficiencies in performance or mounting;
    4. missing or damaged components;
    5. the presence of active water leaks; and
    6. the absence of backflow prevention.

Duct systems, chases, and vents

The inspector shall report as Deficient:
  1. damaged duct systems or improper material;
  2. damaged or missing duct insulation;
  3. the absence of air flow at accessible supply registers;
  4. the presence of gas piping and sewer vents concealed in ducts, plenums and chases;
  5. ducts or plenums in contact with earth; and
The inspector shall report as Deficient deficiencies in:
  1. filters;
  2. grills or registers; and
  3. the location of return air openings
For heating, ventilation, and air conditioning systems inspected under this section, the inspector is not required to perform the following actions:
  1. program digital thermostats or controls;
  2. inspect:
    1. for pressure of the system refrigerant, type of refrigerant, or refrigerant leaks;
    2. winterized or decommissioned equipment; or
    3. duct fans, humidifiers, dehumidifiers, air purifiers, motorized dampers, electronic air filters, multi-stage controllers, sequencers, heat reclaimers, wood burning stoves, boilers, oil-fired units, supplemental heating appliances, de-icing provisions, or reversing valves;
  3. operate:
    1. setback features on thermostats or controls;
    2. cooling equipment when the outdoor temperature is less than 60 degrees Fahrenheit;
    3. radiant heaters, steam heat systems, or unvented gas-fired heating appliances; or
    4. heat pumps, in the heat pump mode, when the outdoor temperature is above 70 degrees;
  4. verify:
    1. compatibility of components;
    2. tonnage match of indoor coils and outside coils or condensing units;
    3. the accuracy of thermostats; or
    4. the integrity of the heat exchanger; or
  5. determine:
    1. sizing, efficiency, or adequacy of the system;
    2. balanced air flow of the conditioned air to the various parts of the building; or
    3. types of materials contained in insulation.

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