Boiler feed tank no longer floods.

Double D

After skim reading previous invoices it appears the boiler feed tank has a history of flooding.

The recent piping appears to have solved that problem. BTW, the 2" pipe under the stairs goes directly to a floor drain.

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retiredguy

If the boiler is taking on extra water, IE: more than is necessary for correct operation, you need to find out why and correct that problem. Excess water can shorten the life of your boiler. Having a drain line that goes directly to a floor drain is not a proper fix or repair.

Pumpguy

The piping shown is typical OEM recommendation. The overflow is if and when necessary, and not to address a specific problem with the system.

IMO, 2" overflow and air vent piping for a unit this size is overkill. One inch pipe here would probably be adequate.

Jamie Hall

Allowing the ovrflow to go to a drain is a band-aid. Is it still overflowing? If this is a closed system — not a consumptive use — there should very rarely be any makeup water — and never any overflow from the feed tank. Like never.

So the question is… if it ever overflows, why? Chances are that at least one of the two controls isn't working properly — the boiler feed pump level control, or the feed tank level control. But note that if the boiler feed tank is too small, and the returns are slow, you can also get an overflowing condition.

Anyway, if it's still overflowing, you need to find out why and fix it.

EBEBRATT-Ed

All boiler feed tanks require a vent and an overflow that is standard operating procedure. Under normal operation the tank should not overflow all the time if it does the boiler feed tank is likely too small. Likewise the vent is to vent air from the system. If it is constantly belching steam and or water, you have bad traps or other issues.

My question is looking at the picture why this tank appears to have 2 vents?

Double D

I noticed multiple issues with the system that may have been overlooked. The 2 1" F&Ts on the right and left of the boiler feed tank are master traps. Each return line has a 100sqft indirect heater, an end of main 8-10' away from the indirect and fan forced unit heaters used to heat the finished portion of the basement.

The unit heaters have 3/4" F&Ts on the discharge side and radiator traps for venting. The end of main has nothing. The indirect heaters return line tie in to the now dry return with radiator traps used for venting.

It looks like at one time the wall hung return line was wet, most likely with the original boiler. That return is now a dry return.

If the system didn't have zone controls and there wasn't a boiler feed tank I would probably build a false water line.

Since that is not the case, would the best approach be to install F&Ts at the ends of mains and indirect heating and remove the F&Ts at the boiler feed tank inlet?

Jamie Hall

That would be a start, anyway. At the moment you are double trapped, and that never ends well.

That now dry return may be giving you all kinds of mischief, which can be hard to pin down. Any way you can lower it?

Double D

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Most of the return is behind finished walls in the basement. It's only exposed where it meets the indirect heating, fan units and ends of mains.

There is a water meter on the supply line but I don't think anyone has been tracking it. The new owners have only spent last winter in the house.