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Controls

In addition to the thermostat, every steam system should have a high-pressure limit switch, a low-water cutoff, and an automatic pressure-relief valve. Also, to determine whether the boiler is operating properly, there should be a water-level gauge and a pressure gauge. (See FIG. 14-15.) The high-pressure limit switch is connected electrically to the burner control. When the steam pressure exceeds a predetermined setting, the limit switch will shut down the burner, thereby preventing the pressure from building up further. The limit control should be physically connected to the Steam supply main boiler with a pipe that has a curl that looks like a pigtail. The pigtail has water in the bottom of the loop, which prevents the corrosive action of the steam from affecting the control.

Real Estate Home Inspection photographs of house defects

The low-water cutoff is a control that shuts down the burner when the level of the water in the boiler drops below the design level. There are two types of low-water controls-one mounted inside of the boiler and one externally mounted. The latter is preferred because it provides a convenient means for testing its operation. This unit has a blow-off valve that when opened drops the water level in the control, causing it to operate. The manufacturer of this unit recommends that it be opened and blown down once each month to prevent a sludge accumulation that can affect its operation. All too often, homeowners neglect to perform this simple operation. I have checked many a unit that apparently had not been flushed in years; when I opened the blow-off valve, either nothing flowed out or there was a thick dark-brown sludge oozing out. The units that are mounted in the boiler are self-cleaning and do not require any action on the part of the homeowner.

Real Estate Home Inspection photographs of house defects

The water-level gauge provides a convenient means for determining the level of the water in the boiler. It is usually mounted on the side of the boiler; when there is an exterior-mounted low-water cutoff, it is often part of that assembly. The water level should be at the midpoint or two-thirds up the glass gauge. The exact position is not important. What is important is that you are able to see the water level. If the entire level gauge is filled with water, there is too much water in the system. In fact, the system can be flooded. If too much water is introduced into the boiler, the water level will rise until it fills the entire distribution system and radiators. If any of the radiator valves or fittings are not watertight, and sometimes they are not, the water will leak out all over the room.

When there is no water visible in the gauge, water must be introduced into the boiler. This can be done by manually opening the fill valve in the water-supply line. Some systems have an automatic boiler-water feeder that introduces water to the required level as needed. This is a desirable feature, but occasionally such units malfunction. Often level gauges are coated with sediment so that the water level is not visible. In this case, the glass gauge must be cleaned and all the accumulated sediment removed.

The relief valve is a safety valve that automatically discharges when the operating pressure exceeds the design pressure. For a residential steam system, the relief valve is set to discharge at 15 psi, although the normal operating pressure is considerably less, usually about 1 to 2 psi. Some large systems may even operate at a negative pressure (vacuum).

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