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Steamy

By
Home Inspector with JRV Home Inspection Services, LLC HOI 394

SteamyLately here in Connecticut the weather has been described as steamy. Not outrageously hot, it's the tropical humidity that the makes the air heavy, sticky and just plain uncomfortable. Steam is also still used for heat in many homes here in Connecticut. I often find new and old boilers set up to produce steam for the old, ornate radiators through out the house.

As everyone knows steam is hot, very hot. Consequently the radiators in the house are also very hot. Over time they cool which then causes the steam to condense back to water. The water returns to the boiler to be reheated. While this water is certainly cooler than when it left the boiler, it is still hot.

Plastic boiler return pipe on basement floor

Recently while inspecting an older house, I found a section of the return pipe for the steam boiler in basement had been replaced...with plastic pipe. This corner of the basement clearly has had, does have a water infiltration issue. Since the old iron pipe was installed right on the floor, my guess is the replaced section of pipe rusted out from the water infiltration.

Plastic pipe, especially white schedule 40 PVC is not in any way rated for hot water. PVC has one of the lowest melting points of any plastic. Why would someone knowingly replace a section of old iron pipe on a steam heating system with plastic pipe? My guess is price and convenience. PVC is very inexpensive, readily available and easy to install.

Not super hot, but that could change.Does the return water through this pipe get hot? I took a temperature reading after running the system long enough to produce heat at the radiators. While the temperature is not overly hot, it shows that the water through the pipe is warm after just a short time. I would imagine once the system is in constant use, the return water will be hotter.

The water issue in this basement may end up being from two sources in the near future.

Posted by

James Quarello
Connecticut Home Inspector
Former SNEC-ASHI President
JRV Home Inspection Services, LLC

 ASHI Certified Inspector

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Comments (13)

Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

White PVC?  Say it ain't so!  And a boiler repairman did that?  Or a plumber?  Wouldn't they know about temperatures and such?

Sep 04, 2012 10:13 PM
Clint Mckie
Desert Sun Home, commercial Inspections - Carlsbad, NM
Desert Sun Home, Comm. Inspection 1-575-706-5586

Hi James,

Why was'nt copper piping used? Makes you wonder if this was another fine job by Uncle Bob.

Good find. keep up the great work and posts.

Have a good day in Connecticut. 

Best, Clint McKie

Sep 04, 2012 10:16 PM
Laura Giannotta
Keller Williams Realty - Atlantic Shore - Little Egg Harbor, NJ
Your Realtor Down the Shore!

It some towns in NJ the building inspector would order that replaced for a certificate of occupancy.  But like everything in NJ, is varies from town to town.

Sep 04, 2012 10:18 PM
Than Maynard
Coldwell Banker Heart of Oklahoma - Purcell, OK
Broker - Licensed to List & Sell - 405-990-8862

That is why there are hot and cold pvc, isn't it?  ;-)

Sep 04, 2012 10:19 PM
Wallace S. Gibson, CPM
Gibson Management Group, Ltd. - Charlottesville, VA
LandlordWhisperer

Growing up in South Carolina in the days before AC, we were told that the humidity was what made Southern women GLOW!  I did not live in a home with central AC until I was in my mid-30s....whole house attic fans were the norm....

I get calls from residents who don't understand the AC drain line and why there needs to be one...funny!

 

Sep 04, 2012 10:21 PM
Kathryn Maguire
GreatNorfolkHomes.com (757) 560-0881 - Chesapeake, VA
Serving Chesapeake, Norfolk, VA Beach

I find it hard to believe that a licensed plumber would have made that particular substitution.

Sep 04, 2012 10:35 PM
Gabrielle Kamahele Rhind
KGC Properties LLC, Tucson Property Management & Real Estate - Tucson, AZ
Broker/Owner

GOOD MORNING JAMES!  I'll have to look to Jay's comment when I say, I wouldn't know that - but they should have!

Sep 04, 2012 10:40 PM
Diane Daley
Caron's Gateway Real Estate - Northumberland, NH

White PVC , even I know better and I'm not contractor... You never know what you will find, thanks for sharing

Sep 04, 2012 11:53 PM
Steven Cook
No Longer Processing Mortgages. - Tacoma, WA

James -- that smacks of lazy homeowner, who knows nothing about what is going on, other than that he had to replace the old pipe.   Didn't talk to anyone, just went out and got what he thought might work. Now someone has to fix the fix.   ;-)

Sep 05, 2012 05:49 AM
Charles Buell
Charles Buell Inspections Inc. - Seattle, WA
Seattle Home Inspector

That is pretty nuts Jim :)

Sep 05, 2012 08:05 AM
James Quarello
JRV Home Inspection Services, LLC - Wallingford, CT
Connecticut Home Inspector

Jay, Okay, I'll say it ain't so. It ain't so, but it is so. You would think a plumber would know. I have to think the pipe was replaced by Uncle Bob or a cousin.

Clint, Should have been iron pipe. That would have been the right way and more difficult and costly.

Laura, If this had been a permitted repair and if the building inspector had been called, I'm sure I would not have found plastic pipe. 

Than, You are not really far off. Schedule 80 pvc is preferred for hot (up to 140 degrees) water because it is thicker walled pipe. Still it shouldn't be used for heating systems. 

Wallace, A/C wasn't all that common when I was young as well. 

Kathryn, As do I. Had to be done by a "handy" man. 

Gabrielle, Anyone repairing the system should certainly know the differences in pipe. 

Caron, That's the truth. It does keep the job interesting :)

Steven, Fixing the fix, how many times do I see that needs to be done? 

Charlie, Yep, it sure is.

Sep 05, 2012 09:53 PM
Sandy Acevedo
951-290-8588 - Chino Hills, CA
RE/MAX Masters, Inland Empire Homes for Sale

Hi James, that is really crazy to do. Hopefully more homeowners get educated and can spot these bad fixes when someone tries to pull this repair on them.

Sep 06, 2012 01:15 AM
James Quarello
JRV Home Inspection Services, LLC - Wallingford, CT
Connecticut Home Inspector

Sandy, I'm hoping the same.

Sep 06, 2012 09:17 PM