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Hi - Thank goodness for this site, without this information - I might be selling our building.
We own a 4 unit commercial/apartment building that has steam heat. The building is about 100 yrs old. The management company replaced the boiler in 2006 with a Dunkirk PVSB-6D natural gas boiler.
We have owned the building for 11 yrs and have always had problems with the water level being too high in the boiler. I finally have time to trace down this problem and have spent the last month working on the problem. Based on searching the Heatinghelp.com site and reading Dan's "We got steam heat", I've done the following:
- skimmed the boiler
- blow down the boiler basically every day - water is fairly clean
- replace one of the pressuretrol's (set to cut-in .5 and cut-out 1.5)
- added a 0-3 pressure gauge
- replaced the pig tail
- replaced the main 0-30 pressure gauge
- flushed the wet return
- replace all 3 main vents with Gorton #2
- fixed a couple sagging returns
- insulated the near piping along with the main/returns
- added union after water feeder to do the broken union test - no leaks (water can only be added via the water feeder))
- from what I can tell, the system never reaches the cut-out pressure 1.5
- takes about 4 minutes to create steam
- takes about 7 minutes to vent 2 of the mains and 11 minutes to vent the other main.
- water level moves up/down about 3/4 inch
- the water level slowly moves down the sight glass until it finally hits the LWCO and the feeder adds water after a delay
- I've had no complaints from the tenants regarding heat - in fact, they had me turn down the programmable thermostat
Here is a picture of the near piping. (let me know if you need other angles)
- From the reading / research that I have done (I'm obsessed to get this working correctly),
- I'm thinking that the near boiler piping is not correct?
- Should it have that "T" to the left and right?
- Is the equalizer correct?
- any other thoughts on why the boiler is over filling every night (I have put it to the proper water level every day and by the next morning it is around 5 gallons too much).
I really appreciate any help that I can get on this.