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AIR CONDITIONING SYSTEMS
A/C COMPONENTS
CONTROLS & SWITCHES
A/C DATA TAGS
A/C TYPES, ENERGY SOURCES
RATED COOLING CAPACITY
AIR CONDITIONER BTU CHART
SEER RATINGS
OPERATING COST
SYSTEM OPERATION
OPERATING TEMPERATURES
OPERATING DEFECTS
LOST COOLING CAPACITY
COMPRESSOR CONDENSER
AIR HANDLER UNIT
AIR FILTERS for HVAC SYSTEMS
CONDENSATE HANDLING
  DRIP TRAY DEFECTS
  CONDENSATE LEAKS
  CONDENSATE PUMPS
  CONDENSATE DRAINS
CLEANING & Legionella BACTERIA
DUCT SYSTEM DEFECTS
A/C REFRIGERANTS
A/C DIAGNOSTIC FAQs
INSPECTION LIMITATIONS
CRITICAL DEFECTS
Air Conditioning "How To" Books

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Photograph of this unusual condensate drip system

CONDENSATE HANDLING - A/C System Condensate Drains, Condensate Piping, Condensate Pumps - Inspection & Defect Reporting
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This chapter of "How to Inspect the Central Air Conditioning or Cooling System" discusses the inspection of air conditioning condensate systems, including condensate piping, traps, drains, condensate pumps, and the detection and hazards of air conditioning system condensate leaks in buildings. Condensate leak health and safety concerns are reviewed. This document describes the inspection of residential air conditioning systems (A/C systems) to inform home buyers, owners, and home inspectors of common cooling system defects. If readers return to the first chapter or view the A/C chapter index, the major components of an air conditioning system are described, sketches and photographs are provided, and common defects for each component are listed along with visual or other clues that may suggest a problem or probable failure of A/C components. We explain how an air conditioning service technician will diagnose certain common air conditioning system failures or defects. We include photographs to assist readers in recognizing cooling system defects. Example home inspection report language is provided to describe common air conditioning system defects. We continue to add to and update this text as new details are provided. Contact us to suggest text changes and additions and, if you wish, to receive online listing and credit for that contribution. © Copyright 2008 Daniel Friedman, All Rights Reserved. Information Accuracy & Bias Pledge is at below-left. Use the links at page left to navigate this document or to go to Other Website Topics. Green links at left show where you are in our document & website.

CONDENSATE HANDLING - Air Conditioning Condensate Handling Defects

Improper handling of air conditioning system condensate is one of the most commonly reported set of A/C system defects, perhaps in part because these defects are easily observed visually, and perhaps also because some A/C installers do not follow basic plumbing and building code requirements for handling the discharge of the condensate produced when an air conditioning system is operating. Condensate leaks or discharge errors (such as the drips into the dog bowl and cooking pot in this attic) present several risks of ugly surprises in buildings including:

First locate and document where condensate discharge is carried

  • a plastic line draining outside.
  • a floor drain
  • a sump pit
  • a hole in the floor
  • a reservoir lift pump which pipes condensate to: (a properly connected building drain; something else)
  • the pump exit line is taken to the house main waste line
    • a dirt floor or crawl space

Look for corrosion or water stains on floor surfaces around the equipment, at the condensate drip pan and at bottom of the "A frame" cooling coil, indicating that the drain may need cleaning and more important, indicating that the condensate is leaking out of the equipment or drains and not being carried to an acceptable disposal point.

To continue reading this air conditioning inspection guide, use links to the document chapters at left or below. Links shown in green font indicate where you are in this document.







AIR CONDITIONING SYSTEMS
A/C COMPONENTS
CONTROLS & SWITCHES
A/C DATA TAGS
A/C TYPES, ENERGY SOURCES
RATED COOLING CAPACITY
AIR CONDITIONER BTU CHART
SEER RATINGS
OPERATING COST
SYSTEM OPERATION
OPERATING TEMPERATURES
OPERATING DEFECTS
LOST COOLING CAPACITY
COMPRESSOR CONDENSER
AIR HANDLER UNIT
AIR FILTERS for HVAC SYSTEMS
CONDENSATE HANDLING
  DRIP TRAY DEFECTS
  CONDENSATE LEAKS
  CONDENSATE PUMPS
  CONDENSATE DRAINS
CLEANING & Legionella BACTERIA
DUCT SYSTEM DEFECTS
A/C REFRIGERANTS
A/C DIAGNOSTIC FAQs
INSPECTION LIMITATIONS
CRITICAL DEFECTS
Air Conditioning "How To" Books
More Information

InspectAPedia TM Home & Site Map
Air Conditioning
Contact Us

AIR CONDITIONING SYSTEMS Chapter Index

To continue reading this air conditioning inspection guide, use links to the document chapters at left or below. Links shown in green font indicate where you are in this document.

  1. AIR CONDITIONING SYSTEMS
  2. A/C COMPONENTS
  3. CONTROLS & SWITCHES
  4. A/C DATA TAGS
  5. A/C TYPES, ENERGY SOURCES
  6. RATED COOLING CAPACITY
  7. SEER RATINGS
  8. A/C OPERATING COST
  9. SYSTEM OPERATION
  10. OPERATING TEMPERATURES
  11. OPERATING DEFECTS
  12. LOST COOLING CAPACITY
  13. COMPRESSOR CONDENSER
  14. AIR HANDLER UNIT
  15. AIR FILTERS for HVAC SYSTEMS
  16. CONDENSATE HANDLING
      DRIP TRAY DEFECTS
      CONDENSATE LEAKS
      CONDENSATE PUMPS
      CONDENSATE DRAINS
  17. CLEANING A/C EQUIPMENT
  18. DUCT SYSTEM DEFECTS
  19. A/C REFRIGERANTS
  20. INSPECTION LIMITATIONS
  21. CRITICAL DEFECTS

Technical Reviewers

  • Thanks to Mark Cramer, Tampa Florida, for assistance in technical review of the "Critical Defects" section and for the photograph of the deteriorating gray Owens Corning flex duct in a hot attic. Mr. Cramer is a Florida home inspector and home inspection educator.
  • Thanks to Mike Giaquinto and Scott at SJM Inspect for technical editing remarks, 5/16/07
  • Thanks to Jon Bolton, an ASHI, FABI, and otherwise certified Florida home inspector who provided photos of failing Goodman gray flex duct in a hot attic.
  • Thanks to Alan Carson, Carson Dunlop, Associates, Toronto, for technical critique and for providing a copy of Carson Dunlop Weldon & Associates Technical Reference Guide to manufacturer's model and serial number information for heating and cooling equipment ($69.00 U.S.).

Use links at the left of each page to navigate this document or to view other topics at this website. Green links show where you are in our document or website.


AIR CONDITIONING SYSTEMS
A/C COMPONENTS
CONTROLS & SWITCHES
A/C DATA TAGS
A/C TYPES, ENERGY SOURCES
RATED COOLING CAPACITY
AIR CONDITIONER BTU CHART
SEER RATINGS
OPERATING COST
SYSTEM OPERATION
OPERATING TEMPERATURES
OPERATING DEFECTS
LOST COOLING CAPACITY
COMPRESSOR CONDENSER
AIR HANDLER UNIT
AIR FILTERS for HVAC SYSTEMS
CONDENSATE HANDLING
CLEANING & Legionella BACTERIA
DUCT SYSTEM DEFECTS
A/C REFRIGERANTS
A/C DIAGNOSTIC FAQs
INSPECTION LIMITATIONS
CRITICAL DEFECTS
More Information

InspectAPedia TM Home & Site Map
Air Conditioning
InspectAPedia Bookstore
Electrical
Environment
Exteriors
Heating
Home Inspection
Insulate Ventilate
Interiors
Mold Inspect/Test
Plumbing Water Septic
Roofing
Structure
Accuracy & Bias Pledge
Contact Us

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07/28/07 - 01/31/2006 - Created 3/28/95 www.inspect-ny.com/aircond/aircond17.htm - Web page design & content © 2007 Daniel Friedman All Rights Reserved