New Steam Boiler Replacement

Jay_11

I have a one-pipe steam boiler and 50 gallon direct fired water heater that I am replacing with a new steam boiler and a Rinnai demand water heater and a new connection to the basement hot water zone. I had read one of Dan's books and talked to a plumber who agreed with all the things I asked for, and he requested I give him a list of the things we talked about so that he could attach it to the contract and there would be certainty as to what was the scope of work. I have come up with the list below, and I would appreciate your views on whether this list is complete enough, is it incorrect or too vague in any respect, and is any aspect unfair to the contractor. On that last note, he said he will have his boilerplate language with his requirements which I assume that will include details on payment terms and disclaimers of liability for existing leaking returns, etc. If you find the list too detailed, it's just because in the course of interviewing contractors I've found that some say "Yes, no problem" to the various things I requested and then forget about one or more aspects when I get the contract. No flames please--I'm just a homeowner and I haven't done this before. :)

Any comments would be appreciated.

1. Plumber to install one new Burnham IN [ ] Steam Boiler rated at [ ] input and [ ] output. Installation of boiler, near boiler-piping and Hartford Loop to be as per manufacturer specifications. Plumber to warrant that boiler is appropriate size for house connected load. All near boiler piping to be threaded black steep pipe and cast iron fittings. Dimension A to be preserved (i.e. new waterline to be no higher than existing waterline). Installed boiler to be eligible for manufacturer’s warranty.

2. Boiler will have new steam controls, including primary “probe” low water cut-off, secondary “float” low water cut-off, Hydrolevel VXT automatic water feeder, pressuretrol, and relief valve. Flush valve to be inserted in return line before the Hartford Loop consisting of a gate valve and a tee with a full size, full ball-port valve. Drain valve to be installed at the boiler mud leg. Furnish and install wiring to all safety controls on boiler and make all necessary wiring to make a complete installation. Replace thermostat if necessary.

3. Boiler and system will be cleaned according to manufacturer specifications including hot skimming the boiler and flushing the system thoroughly through the new flush valve. Installed boiler and safety controls to be tested for safe and correct operation. Controls and operation to be explained to homeowner.

4. Basement hot water zone to be connected to new boiler including new heat exchanger, aquastat, circulator pump (rated at 1750 rpms). All necessary electrical wiring installed. Drain and flush water in existing baseboard pipes. Replace basement thermostat if necessary.

5. All radiator air vents to be replaced after boiler cleaning has been completed. Installer to check radiator pitch and correct if necessary. Visual inspection of radiator supply packing and repack if necessary. If during the work system main vents are discovered, these main vents to be replaced at a cost to be agreed upon.

6. Install one new Rinnai Continuum FS2532 demand water heater rated by manufacturer at 8.5 gallons per minute. Installation and cleaning to be as per manufacturer specifications. Installed water heater to be eligible for manufacturer’s warranty. Install shut-off valve and drain valves. Existing vent to chimney to be sealed. Installed water heater to be tested for safe and correct operation. Controls and operation to be explained to homeowner.

7. Gas meter to be upgraded from 250,000 btus to 500,000 btus. Gas piping to be connected to new boiler and hot water heater as per Code requirements. Cost includes upgrading gas pipe to boiler to 1.25 inch pipe if required by manufacturer. Plumber to make all arrangements and receive proper authorizations/approvals from Con Edison.

8. All parts and labor to be guaranteed against defect for 1.5 years from the date of completion.

9. Removal of existing boiler, hot water and debris from the premises. Plumber will attempt to keep installation clean and neat. Plumber to obtain all necessary permits and to with the governmental agencies. All filing fees and permit fees included in price.

10. Work to commence no later than [ ]. Expected completion date (other than inspections by govt. agencies and Con Edison) of [ ].

R Butler

Just a few things.

I write specifications for a lot of jobs that can be bid by anyone with a truck. As I understand it phrases like "to be" and "will be" have no meaning in court. I use "shall be", it will hold up better.

Why does the gas meter need to be doubled in size?

Jay_11

Thanks for the tip.

The existing gas meter is 250,000 btus. They are planning to install a boiler with input of 200,000 btus. The Rinnai hot water heater has an upper input limit of 180,000 btus--although I suspect it will probably not operate most of the time needing that amount. Plus our cooking and dryer are also gas appliances. The thought is that the gas company will probably require the upgraded gas meter/supply.

The other items in the list look OK?