Condensation on Windows

Hi Marchel, I hope you are enjoying NY, the Lion Kong must have been great!

Erby, You hit the nail on the head, but there is a little more.

I got a chance to look at the situation first hand. The house is a semi attached, brick, 4 family, I'd guess it's about 60-70 years old.

All of the tenants have court action against the landlord. The landlord insists she is doing everything to give the tenant proper heat, and that they are simply trying to avoid paying rent. The present landlord owns the building about 1 year. Her son lives in the building.

Landlords complaint: Condensation accumulating on windows causing mold. States she leaves heat set at 74F constant.

Tenants complaints:

Apt 1F - Tenant states no complaint and that she is not part of the court action. Landlord states she is part of the action and denies it because she has extended family living in the apt and didn't want us entering apt.

Apt 1R - No complaint, occupied by tenant's son.

Apt 2R - Tenant complains one room is cold, remainder of apt ok.

Apt 2F - Tenant complains of condensation on windows, lack of heat throughout the night, one room is colder than all of the others and gets colder faster than remainder of apt. Also stated that when the heat is on, it works fine. But does not come often enough or at all.

Observations:

Steam boiler properly installed and maintained. No signs of improper combustion or venting that would cause excessive condensation. Thermostat is located in the first floor hallway. Set at 72F All windows are made of vinyl with insulated glass, in good condition. Minimal draft at windows.

Apts 1F, 1R, 2R show no signs of condensation on windows. 70F-72F.                                                   

Apt 2F - Heavy condensation on all windows, radiator in kitchen is blowing off steam, two pots with water in them on top of stove, all windows are covered. Temperature in main area of apt is 70F, temperature in front bedrooms is 67F. Tenant states she boils water to heat apt.

Conclusions:

Thermostat is poorly located. It is above the basement door above the boiler, in a hallway that is protected by two exterior doors. It does not sense the actual temperature of the area it is servicing.

Radiators need to be properly balanced, in order to bring more heat to the problem rooms.

Because of the age of the building, I believe that there is no or inadequate insulation. The building is failing to maintain heat.

Recommendations:

Balance heating system.

Install remote sensors to thermostat. Since there are 4 separate areas to monitor and the system is on a single zone, each area will require it's own sensor. The sensors should be wired parellel to the thermostat. The only draw back to this method is that the entire system will turn on, even if only one area is calling for heat. This is why proper insulation and balancing the system is important.

The only alternative would be to re-zone the entire system or to re-zone and install dedicated heating systems for each apt. This solution is costly, but the advantage of installing individual systems is that after the initial investment, the landlord would be able to have each tenant control thei own heat and pay their own utility bill.

Insulate exterior walls.

Stop boiling water to heat apt.

Uncover windows to allow air to circulate and absorb condensation. 

Another day at the office.

Hey Brad!!!!

How are you doing? How is your scar??

Yes it has been a while, I respond later.

good to hear from u