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Seasonal furnace maintenance

Hakeem

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Jan 22, 2024
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Location
Chicago
I have a few rental properties and maintain a few more for another landlord and I’ve been paying an HVAC tech to come by in the winter and “service” them. I came with last time and it basically amounted to changing the filters, vacuuming the interior out, and cleaning everything with WD40. For $75/furnace I’ll do it myself. So I’ve been watching some videos on YouTube and it seems like a decent maintenance routine would entail the following:

1) turn off power/gas
2) check/replace filter
3) remove flame sensor and clean it with light abrasive
4) vacuum interior
5) wipe everything down
6) turn power/gas on and run a cycle, ensuring that everything operates in proper sequence, sounds ok, and that blue flames are present during ignition

Is this about right? Any steps I’m missing? These are all newer furnaces, none older than 6 years, and all are functioning properly. I’m just looking to maximize longevity and prevent any component failures.
 
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AC-WC

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Jan 22, 2023
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783
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NE, Indiana
Just had mine done Friday, he found cobwebs in my exhaust that I never would have known to check for. Some kind of filter he could clean in the sink. Loose hose clamps from the last inspection:( that caused rust tracks. Replaced the filter on the humidifier which was pretty corroded.
Mine's maybe 4 yrs old but we're on propane which has different issues than NG. Our NG we had when we lived in town got serviced once in 7yrs and never had issues.
 

pi_guy

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If tenants are involved for insurance purposes I would have a third party deal with it.
 
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Hakeem

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If tenants are involved for insurance purposes I would have a third party deal with it.

Fair point. Between redundant CO detectors and my umbrella coverage, I’m willing to roll the dice.
 

ssjones

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Mar 19, 2007
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Covington, Louisiana
I always do my own but after 45 years in the restaurant industry and working with gas equipment, I'm pretty comfortable.

New to me is an on demand hot water heater. I see it is recommended to flush it out annually with vinegar, seems pretty simple to do.
 

PCustoms

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VT
Fair point. Between redundant CO detectors and my umbrella coverage, I’m willing to roll the dice.

$75 a unit is cheap insurance if something happens (real issue or not) and there's a death or lawsuit.

For my home, I vacuum out the burner and give it a once over to look for any issues. When it fires up I check the flame for a nice clean burn
 

JohnX14

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Boston 'burbs
What type of heating system? Gas, warm-air furnace? If so, change the filters and be done with it. Are they the cheapo 1" filters or the 5" media filters?

There is no meaningful annual maintenace for a gas furnace.

Boiler is different.

On-demand water heaters are supposed to be cleaned, but I've never done that either.

Any my comments may sound ignorant, but my very close friends installed these systems and that's what they say. LIcensed professionals for HVAC and plumbing. 2 separate individuals, each in business for decades.
 

M.Brane

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We have the original furnace from '73. When we bought the place we a had a tech come, and inspect it. He said the manifold was cracked, and it should be replaced. That was BS. I've cleaned it up including the electrical connections/original thermostat, and it works fine. No CO2 issues.
 

JohnX14

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You can get someone to show up and get out of their truck for $75? Wow
Agreed. A licensed professional in business can't do it for $75 and be profitable. It's got to be a minimum of $150, unless the $75 arrival fee just opens the door for expensive PM work that probably isn't legit.
 

JohnX14

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Boston 'burbs
We have the original furnace from '73. When we bought the place we a had a tech come, and inspect it. He said the manifold was cracked, and it should be replaced. That was BS. I've cleaned it up including the electrical connections/original thermostat, and it works fine. No CO2 issues.
A cracked heat exchanger is big cause for concern, but sounds like you were getting scammed. I used to do wiring for an HVAC company - I saw them condemn more than one system when all that was wrong was a wiring or thermostat issue. At least it was due to incompetence, rather than fraud....
 

Bert_

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NW Iowa
At 6 years old, do nothing other than look it over. If it's a 90+ make sure the condensate line are clear.

A couple months ago I put a new to me furnace in my house. It's actually about 30 years old. I looked it over and it's in really good shape. I cleaned it and put a few drops of oil in the blower and draft inducer motors.
 
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Hakeem

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You can get someone to show up and get out of their truck for $75? Wow

When you’re talking 7 furnaces all within a few square miles, absolutely. It takes a few hours for them to bang out. A little negotiation and a pre-existing relationship never hurt, either
 
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Hakeem

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Any my comments may sound ignorant, but my very close friends installed these systems and that's what they say. LIcensed professionals for HVAC and plumbing. 2 separate individuals, each in business for decades.

I hear so much conflicting information on the matter, that’s what I find frustrating. Some will say no maintenance is needed, others act like you have to disassemble and bench test every single component lest you kill every inhabitant via fire/CO poisoning. Hard to say what’s true and and what is just profiteering.
 

mike93lx

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Richmond, VA
When you’re talking 7 furnaces all within a few square miles, absolutely. It takes a few hours for them to bang out. A little negotiation and a pre-existing relationship never hurt, either
That's not normal. If someone could park their truck and get to several buildings without moving it, then I could see this, maybe.
 
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Hakeem

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I'm calling ******** on this.

In addition to other things, the exhaust needs to be checked with a combustion analyzer.

That is the most important thing.

I wouldn’t mind investing in one but having to pay for annual calibration doesn’t seem like it would pencil out. It’s a few hundred to have it calibrated, yes? Maybe next season I will go back to passing this onto a third party.
 

danski0224

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Near Naperville, IL
Not sure about which ones do or don't, but at least some of them are self calibrating due to the sensor design.

You would have to do your own research.

Then there is the training in how to actually use the tool correctly.
 
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PT Doc

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Nov 12, 2010
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$75 if done right seems like a very good deal. If this is HE furnace, pull condensate trap and clean that out.
 

bonneyman

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Desert SW
$75 a unit is cheap insurance if something happens (real issue or not) and there's a death or lawsuit.

For my home, I vacuum out the burner and give it a once over to look for any issues. When it fires up I check the flame for a nice clean burn
Big 10-4
If it was someone doing their own equipment then sure - take a shot. But if someone else's life is at risk, then no way.

You can get someone to show up and get out of their truck for $75? Wow
Yeah, some of the fly-by-nighter's run start-up "specials" for crazy low prices, only to either find some expensive repair you need or run out of town if you call with a problem. I see $39 specials all the time.

Typical service calls now around town are $100-200 depending on if you're an existing customer are not. Plus it could be a week's wait. They can't get enough skilled techs these days and so get stacked up.

I hear so much conflicting information on the matter, that’s what I find frustrating. Some will say no maintenance is needed, others act like you have to disassemble and bench test every single component lest you kill every inhabitant via fire/CO poisoning. Hard to say what’s true and and what is just profiteering.
Yes it can get confusing. For me gas furnaces are pretty much foolproof so long as they don't overheat (i.e. filter gets plugged up over time and the airflow gets much reduced). The (now) standard tube heat exchangers can be checked easily with the fancy new inspection cameras on the end of a flexible probe. I was almost to the point of getting one when I closed up shop.
The condensing furnaces with two exchangers get tricky. The main first stage tubes are usually not a problem - the secondary exchanger where the condensation forms tend to rust out faster. Don't know how to inspect those without disassembling the furnace.
One can get a combo smoke/fire/CO alarm and install it by the bedrooms. I tried selling them but customers complained I was just soaking them for money, so I stopped offering them and told people to buy one on their own. Had an addendum on my work invoices and had customers sigh them - then I was covered.
 

danski0224

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Yeah, some of the fly-by-nighter's run start-up "specials" for crazy low prices, only to either find some expensive repair you need or run out of town if you call with a problem. I see $39 specials all the time.
It isn't limited to startups or fly by night operators. The big billboard companies do it. It is done to get someone to the house to sell something.

Two are offering "no breakdown guarantees", at least that's what is advertised. Not sure what the fine print is, but I really doubt that the company will install a new piece of equipment or perform major repairs at a future date to fulfill that "guarantee".
Typical service calls now around town are $100-200 depending on if you're an existing customer are not. Plus it could be a week's wait. They don't pay enough to get enough skilled techs these days and so get stacked up.
Fixed the bold part for you.
Yes it can get confusing. For me gas furnaces are pretty much foolproof so long as they don't overheat (i.e. filter gets plugged up over time and the airflow gets much reduced). The (now) standard tube heat exchangers can be checked easily with the fancy new inspection cameras on the end of a flexible probe. I was almost to the point of getting one when I closed up shop.
The condensing furnaces with two exchangers get tricky. The main first stage tubes are usually not a problem - the secondary exchanger where the condensation forms tend to rust out faster. Don't know how to inspect those without disassembling the furnace.
Rust out? Really? Those tubes are made of stainless steel. Flue gas condensate is very corrosive, and most manufacturers will have a 20 or 25 year warranty on the heat exchanger. Now, other parts may fail, like the collector box. Lemmonox wants almost a grand for a piece of plastic and some foam gaskets. Yes, there have been bad designs that have failed, but generally speaking, the metals used in the heat exchanger will hold up if the equipment is installed and operating properly.

You don't inspect a heat exchanger, you test the combustion gases with a combustion analyzer.

I have seen those ads for those cameras. Just how in the hell are you supposed to inspect more than 10% or so of the heat exchanger without major disassembly? Sometimes, you can't even get a borescope camera head into the heat exchanger without removing the burners. And then get it through 4 additional tight 90º bends? Then the secondary HX (if the furnace has one)?. Who is going to pay for this time?

AHRI Guideline X provides a standardized test procedure for checking heat exchangers. You need a combustion analyzer. And a drill to make a couple of holes.

The "popped crimp ring scam"* is pushed by those camera companies, and that will NOT fail a AHRI Guideline X test procedure by itself.

*: and you can't see those popped rings without taking stuff apart.
One can get a combo smoke/fire/CO alarm and install it by the bedrooms. I tried selling them but customers complained I was just soaking them for money, so I stopped offering them and told people to buy one on their own. Had an addendum on my work invoices and had customers sigh them - then I was covered.
Low level CO detector.
 
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fitter30

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Peace Valley,mo
There is only one way to check furnace for bad hx. Flue gas anilizer will show high Co - carbon monoxide. There really isn't a way to see a crack in the hx or 95% furnace condensate if its not dripping . In 5 minutes can tell. Drill a hole in the flue pipe stick the probe in take a reading. Tap some threads in put a brass pipe plug in with some telfon tape.
 

Crazyjake8493

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Upstate NY
There is only one way to check furnace for bad hx. Flue gas anilizer will show high Co - carbon monoxide. There really isn't a way to see a crack in the hx or 95% furnace condensate if its not dripping . In 5 minutes can tell. Drill a hole in the flue pipe stick the probe in take a reading. Tap some threads in put a brass pipe plug in with some telfon tape.
One other way is to remove and cap the exhaust, tape off the heat exchanger inlets, and stick your manometer tube in there. Turn the blower on, and watch your manometer to see if you're pressurizing the heat exchanger.

Learned that one from David Richardson (I think), or maybe Jim Bergmann.

I would still verify with a CA afterward, anyways.
 

Crazyjake8493

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For maintenance on my own HE gas furnace, I change my 1" filter regularly throughout the season. In the spring/summer, I vacuum out the unit, check for dust buildup on the blower, pour some hydrogen peroxide in the condensate pump until it pumps out (or at least water just to move some through), and check/clean the condensate trap (maybe not every year). If I owned a combustion analyzer I'd do a check each fall, but I'd have no return on investment for buying one especially with buying new sensors or paying for recalibration every few years.

I would say the most important thing for any homeowner or maintenance person is to run the unit(s) before heating season starts.

I work with too many people that brag they won't turn on their furnace until Veteran's Day or Thanksgiving or whatever, and then... big shock when something is wrong and every company is booked up because it's the first really cold weekend of the season.

Run the unit on a cool day in September just to make sure everything is working right and you can hopefully solve a potential problem before you're stuck in a cold building.
 

danski0224

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Near Naperville, IL
Just happened yesterday.

Someone that doesn't believe in preventive maintenance, furnace heat exchanger is bad.

Probably would have been caught a year or two ago with a combustion analyzer, rather than the limit switch tripping.
 

bonneyman

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Desert SW
It isn't limited to startups or fly by night operators. The big billboard companies do it. It is done to get someone to the house to sell something.
Yep, shady companies everywhere. That's why I tell people to get a qualified contractor.

Two are offering "no breakdown guarantees", at least that's what is advertised. Not sure what the fine print is, but I really doubt that the company will install a new piece of equipment or perform major repairs at a future date to fulfill that "guarantee".

Fixed the bold part for you.
Yes, companies not paying enough is part of the problem. But I think it's not the only part. Most dealers I talk to say nobody qualified is coming in the front door. And - from looking around at the lack of tech schools - I can understand why. We don't put enough emphasis on people going into the trades - for years everybody pushed college. Plus HVAC is tough, demanding work, and frankly alot of people don't want to work that hard. Sure, pumping up the $$$ will garner a response but then you have to see what they bring to the table. Both sides are pointing the finger at the other side but what's being done to address the real issue?

Rust out? Really? Those tubes are made of stainless steel. Flue gas condensate is very corrosive, and most manufacturers will have a 20 or 25 year warranty on the heat exchanger. Now, other parts may fail, like the collector box. Lemmonox wants almost a grand for a piece of plastic and some foam gaskets. Yes, there have been bad designs that have failed, but generally speaking, the metals used in the heat exchanger will hold up if the equipment is installed and operating properly.
Yes, modern heat exchangers are made of stainless to resist corrosion and warranties are nice. But then things like this happen:
You don't inspect a heat exchanger, you test the combustion gases with a combustion analyzer.

I have seen those ads for those cameras. Just how in the hell are you supposed to inspect more than 10% or so of the heat exchanger without major disassembly? Sometimes, you can't even get a borescope camera head into the heat exchanger without removing the burners. And then get it through 4 additional tight 90º bends? Then the secondary HX (if the furnace has one)?. Who is going to pay for this time?

AHRI Guideline X provides a standardized test procedure for checking heat exchangers. You need a combustion analyzer. And a drill to make a couple of holes.
As I stated I never owned one of the cameras - I only say a demonstration like 12 years ago and thought "That could really help out". Since that time camera technology has become much improved - perhaps it hasn't gone that way.
And yes - any disassembly is gonna eat up alot of time, and most customers aren't willing to pay. Or they'll get somebody else cheaper.

Low level CO detector.
Yeah, well, I can only recommend to customers and provide options. I thought First Alert made a decent unit. Perhaps I didn't read the fine print?
 

bonneyman

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Just ran across a Bacharach analyzer that looks decent. Guess their prices have come down.

 

JohnX14

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Boston 'burbs
I'm calling ******** on this.

In addition to other things, the exhaust needs to be checked with a combustion analyzer.

That is the most important thing.
Well I can tell you that I know at least a dozen companies installing high efficiency gas furnaces, and not one of them recommend or perform annual combustion tests. These are companies I work with daily or weekly. There are so many safety controls in the new units....most of these have on board diagnostics. Not saying that it isn't right, in theory, but it isn't applied around here in practice, by anyone.
 

danski0224

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And I've caught stuff with an analyzer on a furnace that otherwise "appears to be operating normally".

The cost of the test equipment probably has everything to do with why it is done, or not.
 

finn

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Mar 27, 2005
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The UP, God's country
I’m getting a hard tar like buildup on the secondary heat exchangers of both the shop and house boilers.

The hvac dealer / installer has cleaned both twice, and checked the flame, etc.

He blames the propane supplier, but as far as I know all the suppliers get their propane from the same pipeline network.

Not sure on my next step. It takes a good hour at a minimum to chip away the hard, tar like mess that builds up on the heat exchangers. I can make it about two years before the system shuts down and throws a code.

Never heard of something like this.
 

Aileron

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outside
75$ is cheap, but maybe your getting a deal if he is doing the rest. Before anyone say's its easy i'll DIY, remember when its 0* outside and 3ft of snow and that furnace goes out, don't expect the guy you don't use to jump through hoops.
 

danski0224

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Yes, modern heat exchangers are made of stainless to resist corrosion and warranties are nice. But then things like this happen:
Finally looked at the video.

That's s "gas pack" or commercial style rooftop unit. That is not common in my area for residential installations. However, as a commercial unit, there's lots of them.

Those are ****** designs because the air goes over the evaporator first and the possibility of condensation is worsened in cooling season, rusting out the heat exchanger. A residential furnace is the opposite.

Those commercial style units rust out like that by design.
 

bonneyman

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Finally looked at the video.

That's s "gas pack" or commercial style rooftop unit. That is not common in my area for residential installations. However, as a commercial unit, there's lots of them.

Those are ****** designs because the air goes over the evaporator first and the possibility of condensation is worsened in cooling season, rusting out the heat exchanger. A residential furnace is the opposite.

Those commercial style units rust out like that by design.
Agree, but the point that a heat exchanger could rust that bad in 9 years is crazy. There must be some secondary cause at work, like you suggest.
 
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