DAK Home Inspections, Inc. - Plumbing Inspections

 

 

 

 

 

 

 

 

Plumbing involves the installation, maintenance and alteration of piping, fixtures, appliances and accessories in connection with sanitary or storm drainage facilities, venting systems and public or private water supply systems. A plumbing system consists of three systems: (1) water supply (2) drain and waste disposal (3) mechanical, ample fixtures and equipment. DAK Home Inspections, Inc. will inspect and operate all fixtures and run several gallons of water through the plumbing system, checking the overall condition of the system. Leaking pipes, dripping valves, clogged pipes, corrosion, reversed hot and cold water supplies, limited hot water or inadequate water pressure are all common ailments of a poor plumbing system. Remarks and recommendations will be made to correct problems found during inspection.

 

 

Structural     Exteriors     Roofs     Plumbing     Electrical     Heating & Cooling     Interiors

 

 

Plumbing Systems

 

Plumbing Systems                   Plumbing Systems           

We will check all the fixtures, plumbing-based appliances, drains, water pipes and mains to ensure they are working to peak performance and that you won't have to face unforeseen and costly repairs once you move into your new home. Often a system that isn't working properly will be the seller's responsibility to fix before a sale is consummated, and this could lead to unnecessary delays. Have the plumbing system inspected before the home is listed for sale, take care of any problems, and avoid any delays in making the sale happen on time.

 

Water Supply

 

Roofing Systems

The water supply to your home is one of the most important mechanical elements to your happy and safe enjoyment of the property you intend to purchase. The water supply can either be a public supply such as town water or private well system whether its a community or independently owned. It is very important to most homeowners to have both safe and adequate water to their homes. Each household typically uses several thousand gallons of water a month! Replacement of a water main or well system can be extremely expensive and should be considered carefully when evaluating your purchase. Old or undersized water supply piping can be a source of aggravation and health safety. Wells, which can only be evaluated on a limited basis by our inspection, require safe installation and often-ongoing maintenance. The type and condition of your water main or well could be an element easily overlooked without proper professional home inspection training and experience.

 

Drain and Waste Disposal

 

Drain and Waste Disposal                   Drain and Waste Disposal

Drain and waste disposal is simply transporting the drain water from sinks, baths, etc. and waste from toilets through a proper channel. These systems excluding the fixtures and piping are either private such as, cesspool or septic tanks, or they are public sewer systems. Public sewer systems are obviously not inspected, but the mechanical equipment delivering the waste or drain water to the main waste line from the home is. Private systems can only be inspected on a limited basis because of the buried nature of the system. It is crucial to know which type of system you have so your inspector can advise you on typical maintenance procedures. One of the key elements looked for when inspecting your waste and drain system is cross connections between this system and your drinking supply water. This can be a serious health hazard and very difficult to find.

 

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Fixtures, Piping and Valves

 

Fixtures, Piping and Valves                  Fixtures, Piping and Valves

The mechanical systems in plumbing include fixtures, piping and valves. Although operating fixtures to see if they’re working is relatively easy, your inspector will do much more. While operating each fixture in your bathrooms and kitchen, he will be considering the effects on the whole plumbing system including leaks, pressure, flow and quality of the existing installation. The piping and valve system of your new home must be in good working order. Old or improperly installed pipes are difficult to repair and often require expensive replacement. Only an experienced eye will pick up badly joined piping on a new installation of clean copper tubing, or consider the limitation of supply piping based on age, type of material and sizing.

 

Hydronic Heating – Steam

 

Steam Boiler

Steam heating systems are usually found in older homes, though they are still sometimes installed today. A steam boiler heats water to a boiling temperature creating super heated steam. The steam from the boiling water rises through the distribution system of piping and is delivered to either radiators or baseboard convectors. As the steam passes through the convection system and exchanges the heat into the air, it cools and returns to the boiler. A steam system operates at low pressure and has unique features for its operation such as low water cut off switches, automatic feed valves, glass gauges and other controls. Steam systems must be installed well or knocking from condensation in pipes, excess water use, or incomplete delivery of the steam may occur.

 

Hydronic Heating - Hot Water

 

Boiler Furnace

A hot water boiler heats water which moves through a system of piping and delivers heat using radiators, baseboard, or radiant convection systems. Gravity simply means that the energy from the heat forces the hot water to move out of the boiler, like in a steam system, forcing the cooler water back into the boiler for reheating. Most hot water systems today are forced systems using circulator pumps to move the water through one or more zones. Most modern homes have multiple zones for maximum efficiency and effectiveness. A popular newer form of distribution using hot water is hydronic forced air. In this system the water is delivered to a coil in a duct. A fan blows on the hot coil to move air across it and deliver the warm air to the rooms through registers. This is often seen when the duct system is also used for air conditioning and saves on the installation of a separate distribution system for the heat.

 

Baseboard

 

Baseboard Heater

Baseboard convectors can be used for either steam or hot water. They can be run along the walls in portions of the rooms and when installed correctly supply a very even method of heat distribution. Baseboard is used in steam, usually when old cast iron radiators are removed. The professional inspector must check carefully to make certain there is heat in every room that is functional. If too much baseboard is installed then the rooms farther from the heating plant will not get adequate heat. If too little is installed then many of the rooms may be too cool or the system will not be efficient. Proper installation of the system is important to keep maintenance to a minimum.

 

Radiant

 

Baseboard Heater

Radiant forced hot water is becoming popular again. Piping is installed in either the floor or ceiling and warms the areas where they are installed. Although this is not the most efficient installation, it is the most cosmetically appealing because the convection piping is not visible and it is the most comfortable when installed correctly. Older systems used copper tubing in the slab of the home to warm it like a hot plate. These systems however are prone to expensive maintenance after 20 or more years. When a leak occurs it is both difficult to locate or repair. Many of the these installations have been converted to baseboard convection because of costly repairs. Most modern installations use industrial plastic tubing which will be more durable than the previous copper tubing installations.

 

Radiators

 

Radiant Water Heat

Radiators are used in either steam or hot water systems. They are usually seen only in older homes. Steam radiators look the same as hot water radiators except there is a steam check valve on them. This valve allows air out of the radiator when steam comes in and closes to prevent the steam from escaping. The inspector checks these radiators carefully because they can be prone to air binding, leaks and bad valves. Converting radiator systems to baseboard systems can be much more expensive than anticipated depending on the original piping installation.

 

Hot Water Heaters

 

Hot Water Heaters

The typical water heater is usually a cylindrical tank with a heat source in or below the tank, used to heat entering cold water for supply of hot water to a home when needed. Most residential water heaters have a 38 to 50 gallon glass-lined steel tank (but can range up to 88 gallons). The heat source can be either gas (natural or propane), oil, electricity, solar or geothermal. The life expectancy of the average water heater is 8 to 12 years for gas and oil, 10-15 for electrical, solar and geothermal, and over 20 years on tankless (made of stainless steel). There are several different types of hot water systems used including: Indirect water heater systems, dual purpose water heater systems, on-demand water heater systems (or tankless), high efficiency gas systems or direct vent systems. Indirect water heater systems use a boiler to heat the water. Dual purpose water heaters (also referred to as hedonic water heaters) use one of the heat types above and then store domestic hot water while circulating hot water through a heat exchanger connected to a forced air furnace. On-demand water heaters (or tankless) only heat the water when there is a demand for it and they do not have a storage tank. Instant hot water heaters are small (1/2 gallon) and are located near the tap - a design that provides hot water for only one tap.  We operate and inspect the condition of the entire accessible hot water system. A typical water heater inspection looks for cross connections, flame roll out, improper over flow piping, flue back drafts, rust problems and more.

 

Piping

 

Piping                   Piping

The piping system in a hot water or steam hydronic heating system delivers the heated element to the final convector used to exchange the heat. Pipes are usually made of steel, iron or copper. A proper design and installation of the piping system is crucial for the efficient and proper operation of your new homes heating system. Many older piping systems can be corroded or difficult to alter. They can also have asbestos, a commonly known health hazard, insulation. Most heat piping defects go undetected until a trained professional inspects the system.

 

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DAK Home Inspections, Inc. - AHIT Certified          National Association of Home Inspectors, Inc.          National Association of Home Inspectors, Inc. - Illinois Chapter

       

David A. Kropp - President - DAK Home Inspection Services, Inc.

 

 

 

 

 

 

 

David A. Kropp

President

 

Email:

dakhomeinspections

@gmail.com

 

Toll Free Phone:

877-788-1259

 

Fax:

847-788-1258

 

 

Hours:

Monday - Friday

 8:30 am to 6:00 pm

Saturday

8:30 am to 5:00 pm

Sunday

1:00 pm to 5:00 pm

 

 

 

Brochures:

 

DAK Home Inspections, Inc.

DAK Home Inspections, Inc.

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