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Help Your Clients Spot "Red Flags" in the Boiler Room
Here are some red flag indicators of problems that can result in expensive repairs and lost business income. Share this information with your clients.
WHERE ARE THE LIGHTS?
When a boiler room is not lighted or is poorly lit, how can it be expected that anyone is taking care of the equipment?
A BOILER ROOM IS NOT A STOREROOM
When a boiler room is cluttered, routine visual examination and servicing of the equipment is in serious doubt. Boilers and their supporting machinery, controls, piping and valves need to be checked and maintained regularly.
WHERE'S THE CERTIFICATE?
In general, jurisdictional boiler operating certificates are required to be posted near the equipment, similar to the certificates that you see in most elevators. If it has expired, HSB can inspect a boiler without additional charge. Not all insurance companies include jurisdictional inspections in their coverage.
OPEN CONTROL PANELS
A key indication that something may not be quite right is to see any of the following: an open boiler control panel; the boiler access panel removed; the electrical junction box covers missing; or the boiler circuit wiring in disarray.
WET FLOORS
Water may come from storm water runoff or drain backup and not be caused by an equipment or system leak. But it points out there is a high moisture concentration. Keep floor drains clear. The drier the area, the more likely someone will care for the boiler.
COBWEBS EVERYWHERE
There may be so many cobwebs and so much dust on and around the boiler that you know instinctively that no one is looking at the equipment. Poorly maintained boilers probably won't provide the service you expect.
DISCARDED PARTS
Do you see discarded parts such as old controls, valves and cans of chemicals on the floor or on top of the boiler? That can be an indication of poor quality make-up water, dirty or rusty piping, leaks or other poor maintenance practices.
HOW TO "SENSE" TROUBLE
Use all five senses to check for red flags. Does the boiler sound strange or different? Are there unusual odors in the boiler room, such as the smell of gas or oil? Is the air extremely dry or moist, or have a sulfur, sooty, or smoky "taste?" Do you feel excessive vibrations in the machinery, or is the motor too hot to touch? Look for indications of poor maintenance, housekeeping or operation.
LOGS AND MANUALS
Ask maintenance personnel for a look at the boiler logs and operating manual. Are they unable to produce them? If they are embarrassed, they should be. Maintaining equipment logs helps to avoid being surprised by slowly developing conditions. Boiler logs are available in the Equipment Care section of HSB's Web site.
