Steam Boiler Maintenance

Jay_11

We have a Bryant natural gas one pipe steam boiler in a finished basement. The boiler is about 20 years old, has a float type low-water cut-off, pilot light and automatic water feeder.

We have a service company resposible for servicing the boiler twice during each heating season. What procedures should I expect the semi-annual cleaning and servicing to include?

Also is there a need to have the chimney cleaned on a regular basis? If so, with what frequency? I've heard conflicting answers about this. If you know of a reputable chimney cleaner in Westchester NY, I would appreciate a recommendation.

Mad Dog

Yes it should be checked at least every two years

The boiler and returns should be flushed. Low water cutoff checked for cut out. I don't know if he would go up there, but the only reputable chimney man I've come across is Mike Valentine of Dieters-Hagen here i=on Long Island 516 775-5400. Mad Dog

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Steamhead

And

you need to "blow down" that low-water cutoff once a week by opening the drain, to keep sediment from building up and causing the float to stick. I like to do this with the burner running- if the cutoff is working, the burner will stop when you blow down.

If you blow down with the burner running and the burner doesn't stop, call to have it fixed immediately. If the boiler runs out of water, it will crack!

I'd have the chimney checked too. Gas boilers don't normally produce the soot associated with coal or older oil-fired units, but I've seen many that were never cleaned out when the boiler was replaced. The chimney man can also look for cracked liner sections and other problems.

Jay_11

A few more questions

What is a "cut-out"?

The returns should be flushed every season? Our service company certainly does not do that.

Should the boiler be completely flushed? I assume when you say "flushed" you mean "drained".

Should I expect/demand a combustion analysis? They don't do that either.

Steamhead

Answers

> What is a "cut-out"?


The act of stopping the burner if the water gets too low. If the cutoff is working, the burner will stop when you blow
down.

> The returns should be

> flushed every season? Our service company

> certainly does not do that.


This should be done every couple years or so as Mad Dog says, or any time the water in the boiler is dirty. If the water in the sight glass is not clear, the boiler and system need to be flushed. Your boiler's manufacturer may have included some instructions for this in the manual that came with the boiler. There's also a chapter on cleaning in Dan's book "The Lost Art of Steam Heating".

> Should the boiler

> be completely flushed? I assume when you say

> "flushed" you mean "drained".


I like to flush it out with a hose. Simply draining it might get some dirt out, but leave a lot more.

> Should I

> expect/demand a combustion analysis? They don't

> do that either.


They should! The boiler might be generating carbon monoxide without your knowledge. Besides being toxic, this is a waste of fuel.

Ed_13

Boiler service.

Jay,

Most manufacturers of float type LWCO controls require that the control is disassembled and thoroughly cleaned at least once each year. Also the boiler blow down procedure should be done with the boiler operating, and UNDER PRESSURE.

If it is operating but not yet not under pressure, the float chamber and float & bellows assembly inside the LWCO controls will not be properly cleaned. Also, before flushing the LWCO with the boiler under pressure, be sure that the LWCO has a discharge pipe to divert the water & steam away from you, to avoid scalding.

I will bet the LWCO is probably a MM #67. Check out the site attached to read the mfg maintenance requirements. Read the instruction and have your contractor follow them. If this is not the type of LWCO you have, let us know.

Also, cleaning of the chimney and instrument testing for potential CO is a must. In that old of a boiler you probably do not have roll out switches and spill switches (as new boiler have) to prevent the release of stray combustion products into the home.

Regards,

Ed Carey

http://www.mcdonnellmiller.com/pdf/install_instr/MM-201D.pdf

tim smith

steam boiler maintenance

We do alot of annual steam boiler maintenances. Mostly light commercial apt. bldgs in our area. On apt bldgs the City inspector requires internals. Dismantle and clean low water cutoffs. Remove pressure controls and pig tail pipes and clean tube and port. Flush out base of cast iron boilers, checked chimney connection for base build up. If steel boiler, remove all hand holes and manholes so inspector can look for corrosion in boiler. clean sight glass. Upon approval reassemble with new gaskets as needed. Fill, service burner, power or atmospheric. fire off boiler and analyze combustion and check safety and operating controls. Residential is similar but does not require City inspection.

btc

boiler flushing

In order to truly get the sediment from the bottom of the cast iron boiler, how does one go about this with a "hose"? I agree that just draining the boiler through the LWCO does not really clean out the grime at the bottom. I am not worried about "skimming" at this point--want to clean out sediment settled at bottom. Thanks.

Steamhead

Procedure is different for different boilers

To me, the best setup is the one below. On this Columbia, the sections are arranged side-to-side rather than front-to-back. So I can open the skim tees at the steam outlets, insert a 1/2" pipe with a street elbow on the end and a hose going in the other end, and direct the stream from the street ell inside each section. This gets all or most of the dirt, and it flows out the plug opening at the return connection.