INSTALLATION AND OPERATING
INSTRUCTIONS FOR
BURNHAM COMMERCIAL FIRETUBE BOILERS
Commercial Boilers
This manual must only be used by a qualied heating installer/service technician.
BEFORE installing, read all instructions in this manual and all other information
shipped with the boiler. Post all instructions and manuals near the boiler for
reference by service personnel. Perform steps in the order given. Failure to comply
could result in severe personal injury, death or substantial property damage.
For service and repairs to the heating plant, call your local representatives. When seeking information
on the boiler, provide series and size designation shown on rating plate.
Boiler Number __________________ Type Firing________________ Type System _________
Project______________________________________________________________
Address_________________________________________________ Phone No._____________
1
IMPORTANT INFORMATION -
READ AND SAVE THESE INSTRUCTIONS FOR REFERENCE
All boilers must be installed in accordance with National, State and Local Plumbing, Heating and Electrical Codes and the regulations of the serving utilities. These Codes and Regulations may differ from
this instruction manual. Authorities having jurisdiction should be consulted before installations are
made.
In all cases, reference should be made to the following Standards:
USA BOILERS
A. Current Edition of American National Standard ANSI/NFPA 31, “Installation of Oil Burning
Equipment”, for recommended installation practices.
B. Current Edition of National Fuel Gas Code, NFPA 54/ANSI Z223.1.
C. Current Edition of American National Standard ANSI/NFPA 211, “Chimneys, Fireplaces, Vents,
and Solid Fuel Burning Appliances”, for venting requirements.
D. Current Edition of American Society of Mechanical Engineers ASME CSD-1, “Controls and Safety
Devices for Automatically Fired Boilers”, for assembly and operations of controls and safety
devices.
E. All wiring on boilers installed in the USA shall be made in accordance with the National Electrical
Code and/or Local Regulations.
CANADIAN BOILERS
A. Current Edition of Canadian Standards Association CSA B139, “Installation Code for Oil Burning
Equipment”, for recommended Installation Practices.
B. The equipment shall be installed in accordance with the current Installation Code for Gas Burning
Appliances and Equipment, CSA B149, and applicable Provincial Regulations for the class; which
should be carefully followed in all cases.
Authorities having jurisdiction should be consulted before installations are made.
C. All wiring on boilers installed in Canada shall be made in accordance with the Canadian Electrical
Code and/or Local Regulations.
Hazard denitions
The following dened terms are used throughout this manual to bring attention to the presence of hazards of various
risk levels or to important information concerning the life of the product.
Indicates an imminently hazardous situation
which, if not avoided, will result in death, serious
injury or substantial property damage.
Indicates a potentially hazardous situation which,
if not avoided, may result in moderate or minor
injury or property damage.
Indicates a potentially hazardous situation which,
if not avoided, could result in death, serious injury
or substantial property damage.
2
Indicates special instructions on installation,
operation, or maintenance which are important
but not related to personal injury hazards.
This boiler has a limited warranty, a copy of which is printed on the back of this manual.
It is the responsibility of the installing contractor to see that all controls are correctly installed and are
operating properly when the installation is complete. The warranty for this boiler is valid only if the boiler
has been installed, maintained and operated in accordance with these instructions.
DO NOT store or use gasoline or other ammable vapors or liquids in the vicinity of this or any other
appliance.
If you smell gas or fuel oil vapors, do not try to operate the burner/boiler system. Do not touch any
electrical switch or use any phone in the building. Immediately call the gas or oil supplier from a remotely
located phone.
Burner/boiler systems produce steam or hot water in a pressurized vessel by mixing extremely ammable
gaseous, liquid or solid fuels with air to produce combustion and very hot products of combustion.
Explosions, res severe personal injury, death and/or property damage will result from improper, careless
or inadequate installation, operation or maintenance of fuel-burning and boiler equipment.
Improper installation, adjustment, alteration, service or maintenance can cause property damage, personal
injury or loss of life. Failure to follow all instructions in the proper order can cause personal injury or
death. Read and understand all instructions, including all those contained in component manufacturers
manuals which are provided with the appliance before installing, starting-up, operating, maintaining or
servicing this appliance. Keep this manual and literature in legible condition and posted near appliance
for reference by owner and service technician.
Keep boiler area clear and free from combustible materials, gasoline and other ammable vapors and
liquids.
This boiler requires regular maintenance and service to operate safely. Follow the instructions contained
in this manual.
Installation, maintenance, and service must be performed only by an experienced, skilled and knowledgeable
installer or service agency.
All heating systems should be designed by competent contractors and only persons knowledgeable in
the layout and installation of heating systems should attempt installation of any boiler.
It is the responsibility of the installing contractor to see that all controls are correctly installed and are
operating properly when the installation is completed.
Installation is not complete unless a pressure relief valve is installed.
This boiler is NOT suitable for installation on combustible ooring.
Do not tamper with or alter the boiler or controls. Retain your contractor or a competent serviceman to
assure that the unit is properly adjusted and maintained.
Clean boiler at least once a year - preferably at the start of the heating season to remove soot and scale.
The inside of the combustion chamber should also be cleaned and inspected at the same time.
Have Burner and Controls checked at least once a year or as may be necessitated. Do not operate
unit with jumpered or absent controls or safety devices. Do not operate unit if any control, switch,
component, or device has been subject to water.
3
Appliance materials of construction, products of combustion and the fuel contain alumina, silica, heavy
metals, carbon monoxide, nitrogen oxides, aldehydes and/or other toxic or harmful substances which
can cause death or serious injury and which are known to the state of California to cause cancer, birth
defects and other reproductive harm. Always use proper safety clothing, respirators and equipment when
servicing or working nearby the appliance.
This boiler contains very hot water under high pressure. Do not unscrew any pipe ttings nor attempt
to disconnect any components of this boiler without positively assuring the water is cool and has no
pressure. Always wear protective clothing and equipment when installing, starting up or servicing this
boiler to prevent scald injuries. Do not rely on the pressure and temperature gauges to determine the
temperature and pressure of the boiler. This boiler contains components which become very hot when
the boiler is operating. Do not touch any components unless they are cool.
This appliance must be properly vented and connected to an approved vent system in good condition.
Do not operate boiler with the absence of an approved vent system.
This boiler needs fresh air for safe operation and must be installed so there are provisions for adequate
combustion and ventilation air.
The interior of the venting and air intake systems must be inspected and cleaned before the start of the
heating season and should be inspected periodically throughout the heating season for any obstructions.
Clean and unobstructed venting and air intake systems are necessary to allow noxious fumes that could
cause injury or loss of life to vent safely and will contribute toward maintaining the boiler’s efciency.
This boiler is supplied with controls which may cause the boiler to shut down and not re-start without
service. If damage due to frozen pipes is a possibility, the heating system should not be left unattended in
cold weather; or appropriate safeguards and alarms should be installed on the heating system to prevent
damage if the boiler is inoperative.
This boiler is designed to burn No. 2 fuel oil, natural and/or LP gas only. Do not use gasoline, crankcase
drainings, or any oil containing gasoline. Never burn garbage or paper in this boiler. Do not convert to
any solid fuel (i.e. wood, coal). All ammable debris, rags, paper, wood scraps, etc., should be kept clear
of the boiler at all times. Keep the boiler area clean and free of re hazards.
Always keep the oil supply valve shut off if the burner is shut down for an extended period of time.
Probe and oat type low water cutoff devices require annual inspection and maintenance. Refer to
instructions in Section IV for inspection and cleaning instructions.
Burner/boiler system, as used throughout
this manual, shall mean all mechanical and/or
electrical equipment including the boiler, burner,
pumps, compressors, feed water systems and all
associated piping, electrical and control systems
used and maintained in the boiler room.
4
TABLE OF CONTENTS
SECTION I General information
Introduction ...................................................................................................................................... 6
Setting the Unit ................................................................................................................................ 6
Air Supply/Venting ........................................................................................................................... 7
SECTION II Installation Instructions
Boiler Piping .................................................................................................................................... 8
Tankless Heater Piping .................................................................................................................... 8
Flow Regulation ............................................................................................................................... 8
Hot Water Tempering ....................................................................................................................... 9
Heater Flushing ............................................................................................................................... 9
Hard Water ...................................................................................................................................... 9
Boiler Installation ............................................................................................................................. 10-13
SECTION III Operating Instructions
Filling System .................................................................................................................................. 14
Adjusting Burner .............................................................................................................................. 14
Testing Controls ............................................................................................................................... 14
Initial Cleaning, Steam Boilers......................................................................................................... 15
Initial Cleaning, Water Boilers ......................................................................................................... 15
Water Boiler Operation .................................................................................................................... 15-16
Boiler Water Treatment .................................................................................................................... 16
pH or Alkalinity Test ......................................................................................................................... 16
Warnings about Frequent Water Addition ........................................................................................ 16
SECTION IV Service Instructions
Boiler Shutdown and Cool Down Procedures ................................................................................. 17
Cleaning Boiler Heating Surfaces.................................................................................................... 17-18
Maintenance of Low Water Cutoff Devices...................................................................................... 18
Checking Burner & Controls ............................................................................................................ 18
Lubrication ....................................................................................................................................... 18
Checking Safety Valve ..................................................................................................................... 18
Attention to Boiler while not in Operation ........................................................................................ 18-19
Ordering Repair Parts...................................................................................................................... 19
Periodic Testing Recommended Check List .................................................................................... 20-21
WARRANTY...................................................................................................................... Back Cover
5
SECTION I — GENERAL INFORMATION
INTRODUCTION
1. Refer to burner manufacturer’s installation
manual provided for proper venting of the
gas train components that require atmospheric
pressure to balance a diaphragm.
2. All cover plates, enclosures and guards
must be in place at all times, except during
maintenance and service.
3. Insulate all steam and hot water piping, ttings
and connections and all other hot components
and equipment from personnel contact..
4. Assure all pipes, ttings, electrical controls and
all other associated burner/boiler equipment
is of proper design and construction for the
intended use and provides adequate protection
from electrical shock and harmful physical
contact to personnel.
5. A leak-tight fuel delivery conduit and control
system must be maintained at all times.
6. Products of combustion must be transported
from the boiler/burner system to the outdoors
in an approved, leak tight, insulated venting
system. The boiler room must be positively
ventilated to prevent a concentration of
products of combustion and a reduction in the
amount of oxygen in the air.
7. For optimum performance and serviceability
from this unit adhere to the following
recommendations:
A. Clean retubes at least once a year,
preferably at the end of the heating season
to remove soot and scale. Inside surfaces of
the furnace, front and rear smokeboxes, and
reversing chamber should also be cleaned
at the same time.
B. Have the burner and controls checked at
least once a year or as necessary.
C. Retain your contractor or a competent
serviceman to assure that the unit is
properly adjusted and maintained.
1. GENERAL INFORMATION
The boiler is designed specically for forced draft
ring, is available with oil, gas or combination gas/oil
burners, and operates with a combustion efciency of
over 80%.
This manual gives the necessary information for
the proper installation, operation, maintenance and
service of units. For special installation problems,
contact Burnham Commercial, P.O. Box 3939
Lancaster, PA 17604, Phone: 888-791-3790.
2. INSPECT SHIPMENT carefully for any signs of
damage.
A. All Equipment is carefully manufactured,
inspected and packed. Our responsibility
ceases upon delivery of boiler to the carrier in
good condition.
B. Any Claims for damage or shortage in
shipment must be led immediately against
the carrier by the consignee. No claims for
variances from, or shortage in, orders will be
allowed by the manufacturer unless presented
within sixty (60) days after receipt of goods.
3. SETTING THE UNIT
Most boilers are equipped with lifting lugs to be
used in maneuvering the boiler into position. On large
boilers, where four lifting lugs are supplied, all four lugs
should be used when lifting the boiler. Scotch boilers
can also be rolled into position using roller skids under
the leg supports, pipe rollers may cause damage.
The unit should be located in the boiler room so as to
provide ease of venting and adequate clearance for
maintenance, serviceability and installation of piping.
The tube pull space listed in the Burnham
Commercial product catalog must be provided at
the front of the boiler. The coil pull space must be
maintained at the front of units equipped with tankless
coils. Floor construction should have adequate load
bearing characteristics to bear the weight of the boiler
lled with water. A boiler foundation is recommended
if the boiler room oor is weak, uneven or if a water
condition exists. These boilers are not for installation
on combustible ooring. If desiccant package was
ordered, be sure to remove from the boiler furnace
using the rear access, and from the waterside using
the manhole cover.
4. CHIMNEY OR VENT
On installations where a natural draft stack is
used, causing high breeching drafts, the boiler locking
blade damper (on boilers equipped with one) may
require adjusting, or one may need to be installed at
the boiler breeching. In multiple boiler installations,
or in installations where the breeching draft may vary
considerably, automatic draft controls in combination
with a motorized damper may be required.
When considering the stack and breeching, the
design should take into account that the boiler/burner
combination will work best when the pressure at the
boiler ue outlet is in the range of + or - 1/10 inch WC.
6
5. AIR SUPPLY
A sufcient air supply must be maintained at all
times to the boiler room for proper performance of the
unit. A permanent opening or duct should be provided so
that the boiler input will not exceed 4,000 Btuh/in2 of free
area.
Example: Firing Rate (Gas) = 528 MBH
2
528,000 BTUH = 132 In
4,000 BTUH/In
Follow local building codes if they exceed these minimum requirements.
THIMBLE
2
Free Area
FRONT
OF
BOILER
SMOKEPIPE - DO NOT REDUCE BELOW
SIZE OF COLLAR ON REAR
SMOKEBOX
FIGURE 1
TYPICAL ARRANGEMENT FOR STUB VENT
TS-71-129-B
7
SECTION II — INSTALLATION INSTRUCTIONS
1. BOILER PIPING
Attach supply and return piping lines and insert plugs
and bushings in connections as required. Supply and
return piping headers are detailed in Figure 2.
It is important to comply with the minimum
piping requirements in order to ensure maximum
performance and reliability on steam boilers,
particular attention should be given to the
construction of the supply header.
The nominal temperature differential between supply
and return water recommended for Burnham retube
water boilers is 20°F. As a precaution against thermal
shock, this differential should never exceed 40°F.
When differentials in excess of 30°F are anticipated
on rebox boilers, the return water should enter the
boiler at the top tting (normally the supply) and
the supply water should leave the boiler through
the bottom tting (normally the return). This ow
pattern directs the return water over the relatively
cool third pass rather than directly against the rear
of the furnace.
The boiler should not be operated for any length
of time at a temperature setting that allows the
formation of condensation in the tubes or smokebox.
This generally dictates a minimum setting of
approximately 140°F on the low limit on systems
with a 20°F system differential. On cold start up,
condensation can be expected until the boiler warms
up. If formation of condensate persists, the low limit
should be adjusted upward until condensate no
longer forms.
Water boilers and low pressure steam boilers
must have a set LFH at 120° minimum to avoid
condensation. High pressure steam should have a
minimum LFH temperature of 180°F.
2. RECOMMENDED WATER BOILER
RECIRCULATION LOOP
The following guidelines relating to system water
temperature uctuation and ow through the boiler
must be observed.
A. It is important to operate your boiler in such a
manner as to prevent temperature uctuation of
more then 40°F at any time. Rapid temperature
changes within the boiler can create stresses
in the boiler metal. These stresses can cause
damage to the boiler by loosening tubes, or
in more severe instances can crack tube sheet
ligaments,furnaces, or waterlegs.
B. If temperature differentials approach 40°F,
to help prevent temperature uctuations and
insure proper circulation through the boiler, a
recirculation loop as shown in Figure 10 should
be considered. The recirculation ow should be at
least 1/2 GPM/BHP at all times when the boiler is
online for operation.
3. TANKLESS HEATER
Install an automatic mixing valve at the tankless
heater outlet to avoid risk of burns or scalding due
to excessively hot water at the xtures. Adjust and
maintain the mixing valve in accordance with the
manufacturer’s instructions.
A. If boiler is ordered with tankless heater, connect
tankless heater piping as shown in Figure 2.
B. The following guidelines should be followed when
piping the tankless heaters:
4. FLOW REGULATION
If ow through the heater is greater than its rating,
the supply of adequate hot water may not be able to keep up
with the demand. For this reason a ow regulator matching
the heater rating should be installed in the cold water line to
the heater. The ow regulator should preferably be located
below the inlet so it's not subjected to excess temperatures
that may occur during “off” periods when it is possible for
the heat to be conducted back through the supply line. The
ow regulator also limits the ow of supply water regardless
of inlet pressure variations in the range of 20 to 120 psi.
FIGURE 2
SCHEMATIC TANKLESS HEATER PIPING
8
5. TEMPERING OF HOT WATER
Installation of an automatic mixing valve will
lengthen the delivery of the available hot water by mixing
some cold water with the hot. This prevents excessive
and possibly scalding hot water. Higher temperature hot
water is possible by piping the hot water from the heater
prior to entering the mixing valve. The mixing valve
should be “trapped” by installing it below the cold water
inlet to heater to prevent lime formation in the valve.
6. FLUSHING THE BOILER
All water contains some sediment which settles on
the inside of the coil. Consequently, the heater should
be periodically backwashed. This is accomplished by
installing hose bibs as illustrated and allowing water at
city pressure to run into hosebib A, through the heater,
and out hosebib B until the discharge is clear. The tees
in which the hosebibs are located should be the same
size as heater connections to minimize pressure drop.
7. HARD WATER
May be applicable to some city and particularly well
water. Have your water analyzed by a qualied water
treatment specialist to determine if a water softener,
conditioner or ltration is required. Treated water will
ensure longer tankless heater life and performance
and is also benecial to all the piping and xtures in the
building.
9
INSTALLATION INSTRUCTIONS
FIGURE 3
TS-71-131-D
10
FIGURE 4
TS-71-130-D
INSTALLATION INSTRUCTIONS
PREFERRED
HARTFORD RETURN
CONNECTION
GRAVITY RETURN
ALTERNATE
HARTFORD RETURN
CONNECTION
GRAVITY RETURN
FIGURE 5
TS-71-124-D
FIGURE 6
TS-71-157-C
11
INSTALLATION INSTRUCTIONS
FIGURE 7
TS-71-127-B
12
TS-71-174-D
FIGURE 8
INSTALLATION INSTRUCTIONS
13
SECTION III — OPERATING INSTRUCTIONS
1. Always inspect installation before starting
burner.
2. Fill heating system with water.
Any time that raw water is introduced to the boiler
it must be heated to at least 180ºF immediately to
dissipate the dissolved gases which can otherwise
cause internal corrosion to the boiler.
A. Steam Boilers Fill boiler to normal water line.
Water should be visible in the gauge glass.
After boiler is in operation, make up water should
be added slowly to maintain the water level.
B. Hot Water Boilers In a hot water heating system,
the boiler and the entire system (other than
the tank) must be full of water for satisfactory
operation. Water should be added to the system
until the boiler pressure
gauge registers normal system design operating
pressure. To ensure that the system is full, water
should come out of all air vents when opened.
ON A HOT WATER SYSTEM THE PRESSURE MUST
NOT EXCEED 30 POUNDS UNLESS THE BOILER IS
ESPECIALLY DESIGNED FOR A HIGHER MAXIMUM
WORKING PRESSURE. IF A BOILER PRESSURE
EXCEEDS PRESSURE SETTING OF SAFETY RELIEF
VALVE, VALVE WILL RELIEVE IMMEDIATELY, BUT
CAUSE OF RELIEF MUST BE INVESTIGATED AND
CORRECTED. EXCESS PRESSURE IS DANGEROUS,
IN ADDITION, COULD CAUSE DAMAGE TO HEATING
SYSTEM, PERSONAL INJURY OR SERIOUS
PROPERTY DAMAGE.
DO NOT draw water from the boiler while in use.
When adding water while boiler is in operation,
do not open the supply valve fully, but add water
slowly.
3. BURNER
A. Check wiring of all fuel valves. Verify that wiring
is correct according to the factory supplied wiring
diagram.
B. Leave all manual fuel valves closed. This includes
manual shutoff valves supplied with the boiler and
facility installed valves at the boiler site.
C. Perform all burner pre-startup checks according
to the burner manufacturer's specications. Refer
to the burner manufacturer's installation manual
furnished with the boiler.
D. Turn boiler on and verify that fuel valves are
closed during the burner pre-purge cycle. Turn
boiler off and disconnect power.
E. Adjust burner according to the burner
manufacturer's specications. Target CO
13% for optimum efciency, but a range of 12.5 -
13.0% is acceptable.
4. TEST CONTROLS
Before installation of the boiler is considered
complete the operation of the boiler controls
should be checked, particularly the low water
cutoff and the high limit control.
A. Check Operating Control Raise and lower
operating control setting as required to start and
stop burner.
B. Warning Check High Limit Control
Jumper Operating Control Terminals. Allow
Burner to operate until shut down by limit.
Installation is not considered complete until this
check has been made. REMOVE JUMPER.
C. Check Low Water Cut-Off control with water
level at normal waterline. Raise operating control
setting to allow burner to operate. Open boiler
drain to allow water level to drop until burner
operation is shut down by low water cutoff.
DO NOT ALLOW THE BOILER TO OPERATE BELOW
THE MINIMUM PERMISSIBLE WATER LEVEL AS
INDICATED ON THE BOILER.
Close boiler drain and rell to normal water line.
Unless boiler is equipped with a manual reset low water
cutoff, burner should automatically restart during ll.
Reset operating control.
PROBE AND FLOAT TYPE LOW WATER CUT-OFF
DEVICES REQUIRE ANNUAL INSPECTION AND
MAINTENANCE. Refer to Service Instructions,
Section IV for proper cleaning instructions.
D. Check Operating Control on boiler equipped
with a tankless heater. With burner off, draw hot
water until burner starts, then turn off hot water
and check burner shut down.
level is
2
14
5. CLEANING A NEW STEAM BOILER
Oil, grease & sediments which accumulate in a new
boiler and piping must be removed from the system in
order to prevent an unsteady water line and carryover of
the water into the supply main above the boiler. Operate
the boiler with steam in the entire system for a few days
allowing the condensate to return to the boiler. If the
condensate can temporarily be wasted, operate the
boiler only for the length of time it takes for condensate
to run clear. If the latter cannot be achieved or if the
condensate s returned to the boiler, boil out the boiler
using the SURFACE BLOWOFF connection on the
boilers so equipped.
A. Drain boiler until water is just visible in gauge
glass. Run temporary pipe line from the surface
blow-off to an open drain or some other location
where hot water may be discharged safely.
Do not install valve in this line.
Certain state and local codes may restrict
the use of some chemicals listed for cleaning
and maintaining the boiler. Check with local
authorities before proceeding with the use of any
chemicals.
B. Drain about 5 gallons of hot water from boiler
into a container and dissolve into it 1 pound
of caustic soda and one pound of trisodium
phosphate for each 50 gallons of boiler water.
Additional containers may be required to dissolve
sufcient chemicals for large models. Remove
safety valve and add solution to boiler water
through exposed tapping.
Use extreme care in handling these chemicals.
Caustic soda is harmful to skin, clothing and
eyes. Do not permit the dry material or the
concentrated solution to come into contact with
the skin or clothing.
C. Close all valves leading to and from the system to
isolate the cleaning solution from the system.
D. Start Burner and operate sufciently to boil the
water without producing steam pressure. Boil for
about 5 hours. Open boiler feed pipe sufciently
to permit a steady trickle of water from the
surface blowoff pipe. Continue this slow boiling
and trickle of overow for several hours until the
water coming from the overow is clear.
E. Stop burner and drain boiler in a manner and
location that hot water can be discharged safety.
F. When the boiler has cooled to 120°F or less rell
boiler to normal water line. If water in gauge glass
does not appear to be clear, repeat steps A thru
E, boiling out the boiler for a longer time.
G. Remove temporary piping, plug tapping and/or
reinstall safety valve. Boil to bring water
temperature to 180ºF promptly in order to drive
off any dissolved gases in the fresh water.
6. CLEANING A WATER BOILER
The oil and grease which accumulate in a new hot
water boiler can be washed out in the following manner.
A. Remove safety relief valve using extreme care to
avoid damaging it.
Certain state and local codes may restrict the use of
some chemicals listed for cleaning and maintaining
the boiler. Check with local authorities before
proceeding with the use of any chemicals.
B. Drain about 5 gallons of hot water from boiler
into a container and dissolve into it 1 pound
of caustic soda and one pound of trisodium
phosphate for each 50 gallons of boiler water.
C. Add solution through exposed tapping, and
reinstall safety valve.
D. Fill the entire system with water.
E. Start ring the boiler
F. Circulate the water though the entire system.
G. Vent the system, including the radiation.
H. Allow boiler water to reach operating
temperature, if possible.
I. Continue to circulate the water for a few hours.
J. Stop ring the boiler
K. Drain the system in a manner and to a location
that hot water can be discharged safely.
L. When the boiler has cooled down to 120°F or
less, remove plugs from all available returns and
wash the water side of the boiler as thoroughly as
possible, using a high-pressure water stream.
M. Rell the system with fresh water, and bring
water temperature to 180°F promptly in order to
drive off any dissolved gases.
7. WATER BOILER OPERATION
The following guidelines relating to system water
temperature uctuation and ow through boiler must be
observed.
A. It is important to operate your boiler in such a
manner as to prevent temperature uctuation of
more than 40°F at any time. Rapid temperature
changes within the boiler can create stresses in
the boiler metal. These stresses can cause
damage to the boiler by loosening tubes, or in
more severe instances can crack tube sheet
ligaments, furnaces, or waterlegs.
B. It is equally important to insure that there is
circulation through the boiler of at least 1/2 GPM/
BHP at all times when the boiler is ring.
15
8. BOILER WATER TREATMENT
Boiler water treatment will help maximize the
effectiveness and prolong the life of pressure
vessels.
The general objectives of boiler water
treatment are:
A. Remove corrosive gases from feedwater and
boiler water.
B. Prevent sludge and scale deposits on the water
side heating surfaces.
C. Prevent foaming and carryover.
Consult with a local water treatment company
regularly engaged in the treatment of boiler water
for advice in maintaining the proper feedwater, boiler
water, and condensate chemistry.
Certain state and local codes may restrict the use of
some chemicals listed for cleaning and maintaining the
boiler. Check with local authorities before proceeding
with the use of any chemicals.
9. MAKE PH OR ALKALINITY TEST
After boiler and system have been cleaned and
relled as previously described, test the pH of the water
in the system. This can easily be done by drawing a
small sample of boiler water and testing with hydrion
paper which is used in the same manner as litmus
paper, except it gives exact readings. A small color chart
on the side of the hydrion dispenser gives the reading
in pH. Hydrion paper is inexpensive and obtainable
from any chemical supply house or through your local
druggist. The pH should be higher than 8.3 but lower
than 10.5. Add some washout chemical (caustic soda), if
necessary, to bring the pH within the specied range.
10. FREQUENT WATER ADDITION
If, during normal operation, it is necessary to add
water more frequently than once a month, consult
a qualied service technician to check your system
for leaks.
A leaky system will increase the volume of make-up
water supplied to the boiler which can signicantly
shorten the life of the boiler. Entrained in make-up
water are dissolved minerals and oxygen. When the
fresh, cool make-up water is heated in the boiler the
minerals fall out as sediment and the oxygen escapes
as a gas. Both can result in reduced boiler life. The
accumulation of sediment can eventually isolate
the water from contacting the cast iron. When this
happens the cast iron in that area gets extremely hot
and eventually cracks. The presence of free oxygen in
the boiler creates a corrosive atmosphere which, if the
concentration becomes high enough, can corrode the
cast iron through from the waterside. Since neither of
these failure types are the result of a casting defect the
warranty does not apply. Clearly it is in everyone’s best
interest to prevent this type of failure. The maintenance
of system integrity is the best method to achieve less
makeup water.
Oxygen contamination of the boiler water will cause
corrosion of iron and steel boiler components, and
can lead to boiler failure. Burnham’s standard
warranty does not cover problems caused by
oxygen contamination of boiler water or scale
(lime) build-up caused by frequent water addition
or by improper water chemistry as shown below.
Minimum Water Quality Requirements
pH - 8.3 - 10.5
TDS - 3500 ppm
Total alkalinity ppm as CaCO
Total copper ppm - .05
Oily matter ppm -1
total harness ppm -3
Chlorides - < 50 ppm
There are many possible causes of oxygen
contamination such as:
a. Addition of excessive make-up water as a result
of system leaks.
b. Absorption through open tanks and ttings.
c. Oxygen permeable materials in the distribution
system.
d. Suction at pump and valve seals.
In order to ensure long product life, oxygen sources
should be eliminated. This can be accomplished by
taking the following measures:
a. Repairing system leaks to eliminate the need for
addition of make-up water.
b. Eliminating open tanks from the system.
c. Eliminating and/or repairing ttings which allow
oxygen absorption.
d. Use of non-permeable materials in the distribution
system.
e. Isolating the boiler from the system water by
installing a heat exchanger.
- 1200
3
16
SECTION IV — SERVICE INSTRUCTIONS
See item 10 under Operating Instruction if it becomes
necessary to add water to the boiler more frequently
than once a month.
1. GENERAL
Inspection should be conducted annually. Service
as frequently as specied in paragraphs below. Before
service or maintenance is performed complete boiler
shutdown/cooldown procedure.
2. BOILER SHUT DOWN AND COOLDOWN
PROCEDURE
NOTE: This procedure is generally required in
preparation for corrective or preventative maintenance
in the unit. This procedure must be supervised by an
individual who is thoroughly qualied in operation and
maintenance of the equipment at hand. This is written
with Steam Boilers in mind, but the principles are
applicable to Hot Water Boilers as well.
A. Decrease plant load as much as possible.
B. Turn boiler switch off. If control power from
burner is used to support accessories, leave on
until boiler system has cooled down.
C. Shut and lock manual gas and oil valves as
applicable.
D. In single boiler installations, some small steam
loads can remain on to assist in a controlled
cooldown of the boiler (i.e., deaerator). In multiple
boiler installations, shut down the non-return
valve and the back up valve. Lock them shut.
E. Allow the boiler feed pump to remain active. As
the boiler cools down, the water level is reduced
by demand or shrinkage. It is best to be aware of
the boiler level at all times.
F. When boiler pressure has decreased to 5 to
10 psi on the pressure gauge, open the boiler
manual vent valve on the top of the boiler. This
is to act as a sentinel against the increase in
pressure and to prevent the boiler from going into
a vacuum. Lock the valve open.
NOTE: Depending on the size of the boiler, the large
mass of heating surfaces that are still hot can cause the
boiler water temperature to increase, even if the gauge
pressure is “0”. It is better to allow the entire system to
cool gradually, never force cool the boiler as damage
can also be inicted due to “thermal shock.”
G. When boiler and water are below 120°F, shut off
power to the unit and lock out the circuit
breakers.
H. If required, open front and rear doors for
3. CLEAN THE BOILER HEATING SURFACES
AND FLUE
At least once each year, preferably at the end of the
heating season.
Remove all accumulations of soot with a wire
brush and vacuum. Remove all obstructions. Replace
deteriorated parts and support properly. Seal all joints.
observation of reside surfaces.
I. Drain boiler down as far as required. (Usually
completely.) Make sure the vent valve on the top
of the boiler remains open. Open and lock the
oat control low water cutoff drain valves. These
will serve as additional vents.
J. Shut and lock the boiler feed valves, and any
blowdown valves that can be affected by other
boilers in the same facility (i.e., bottom blow down
valves can tie into a common blowdown
separator in a multiple boiler installation).
K. If necessary to remove handhole and/or manhole
plates for water side inspection or maintenance,
use extreme caution. Loosen the nuts securing
the arch enough to allow the plate to drop
approximately 1/8 inch when tapped loose with
a mallet. Once again, ensure the pressure in the
boiler is “0” before loosening the plate. Remove
the plate the remainder of the way. Wear gloves
and eye protection at all times.
A. Clean the Vent System
Vent system should be checked annually for:
1. Obstructions.
2. Accumulations of soot.
3. Deterioration of vent pipe or vent accessories
due to condensation or other reasons.
4. Proper support no sags, particularly in
horizontal runs.
5. Tightness of joints.
B. Clean the Boiler Heating Surfaces
At the end of the heating season, clean boiler
heating surfaces thoroughly. Access to boiler
retubes may be gained by removing the front
and rear smokeboxes or smokebox doors.
Where applicable, remove the turbulators, paying
close attention to which tubes have turbulators.
17
Clean retubes with ue brush and reinstall
turbulators. If turbulators are corroded or
deteriorated, replacing them will ensure a high
level of boiler efciency. Remove soot and rust
and reseal the boiler.
4. MAINTENANCE OF LOW WATER CUTOFF
DEVICES
Probe and oat type low water cutoff devices require
annual inspection and maintenance.
11. Screw the probe into the boiler tapping.
12. Mount the low water cutoff control on the
probe.
13. Reconnect the control to probe wiring.
14. Fill the boiler to its normal waterline.
15. Add boiler water treatment compound as
needed (see Section III Item 8).
16. Restore electric service to boiler.
17. Fire burner to raise water temperature to
above 180°F to drive off free oxygen.
A. Probe Type Low Water Cut Off Although these
devices are solid state in design, the probe is
exposed to possible contamination in the boiler
water.
It is important to physically remove the probe
from the boiler tapping annually and inspect it for
accumulation of scale or sediment.
Following these steps inspect, clean and/or
replace the probe:
1. Turn off electric service to the boiler.
2. Drain boiler water to a level below the tapping
for the probe.
3. Disconnect the wiring connections between
the low water cutoff and the probe.
4. Dismount the low water cutoff control from the
probe.
5. Unscrew the probe from the boiler tapping.
6. Inspect that portion of the probe that is
exposed to the boiler water for scale or
sediment buildup.
7. Light deposits may be removed by wiping the
probe with a damp cloth. Wiping the probe
with a cloth soaked in vinegar will remove
more tenacious lime deposits. The most
stubborn deposits may be removed from the
probe by using diluted amount (3 part of water
to 1 part) of phosphoric acid (H2PO4).
Exercise caution when handling phosphoric acid
and follow the instruction label on its container.
8. Wire brushing of the probe is not
recommended.
9. Clean the pipe threads of the probe to remove
old, hardened pipe dope and other foreign
matter.
10. Apply a moderate amount of good quality pipe
dope to the pipe threads on the probe, leaving
the rst two threads bare. Do not use PTFE
(Teon) tape.
BEFORE RETURNING BOILER TO SERVICE: Follow
the low water cutoff check out procedure in Section III
Item 4 Part C.
B. Float Type Low Water Cut-Off During the
heating season, if external low water cutoff is on
the boiler, the blow off valve should be opened
once a month (use greater frequency where
conditions warrant), to ush out the sediment
chamber so the device will be free to function
properly.
Low water cutoffs and water feeders should be
dismantled annually by qualied personnel, to the
extent necessary to insure freedom from obstructions
and proper functioning of the working parts. Inspect
connecting lines to boiler for accumulation of mud, scale,
etc., and clean as required. Examine all visible wiring
for brittle or worn insulation and make sure electrical
contacts are clean and that they function properly. Give
special attention to solder joints on bellows and oat
when this type of control is used. Check the oat for
evidence of collapse and check mercury bulb (where
applicable) for mercury separation or discoloration.
DO NOT ATTEMPT TO REPAIR MECHANISM IN THE
FIELD. Complete replacement mechanisms, including
necessary gaskets and installation instructions, are
available from the manufacturer.
6. CHECK BURNER AND CONTROLS at least once
a year. See Item 4 under Operating Instructions for
control checks. See Burner Manual for burner tests and
adjustments.
7. LUBRICATE BOILER COMPONENTS according
to manufacturer’s instructions. Generally, this involves
burner and circulator.
8. CHECK SAFETY VALVE at the start of each heating
season and once or twice during the season to be sure it
is in working condition. To do this, fasten wire or cord to
the lever of the valve and pull the lever standing a safe
distance away from the valve.
18
9. ATTENTION TO THE BOILER WHILE NOT IN
OPERATION.
If a boiler is not used during the winter months, and
it is in a place subject to freezing, it must be fully
drained to prevent freezing damage.
B. Water Boilers Since a water boiler is a closed
system, no draining/relling should be necessary.
C. Note any time raw water is introduced into the
boiler it must be immediately heated to 180°F to
drive off dissolved gases. If water treatment is
used, sufcient water treatment compound should
be added to condition the make-up water.
A. Steam Boilers Procedure for taking steam
boilers off line at the end of heating season: Drain
off boiler water until it runs clear while holding the
boiler temperature between 180 and 200ºF. Then
rell to top of gauge glass.
10. REPAIR PARTS
Give boilers series and model number when
ordering repair parts. All repair parts can be ordered
through your local representative or call us at 888-791-
3790.
19
PERIODIC TESTING RECOMMENDED CHECK LIST
ITEM FREQUENCY ACCOMPLISHED BY REMARKS
Gauges, monitors, and Daily Operator Make visual inspection and
indicators record readings in log
Instrument and equipment Daily Operator Make visual check against
settings recommended specications
Firing rate control Weekly Operator Verify factory settings
Semi-annually Service Technician Verify factory settings
Annually Service Technician Check with combustion test
Igniter Weekly Operator Make visual inspection, check
ame signal strength, if on
display (see "combustion safety
controls)
Fuel Valves
Pilot and Main Weekly Operator Open limit switch - make aural
and visual check - check valve
position indicators and check
fuel meters if so tted
Pilot and Main Annually Service Technician Perform leakage tests - refer to
Gas or Oil burner instructions
Combustion Safety Controls
Flame Failure Weekly Operator If ame display installed, read
and log; for both pilot and main
ames, notify service
organization if readings are
very high, very low or
uctuating; refer to burner
instructions.
Flame Signal Strength Weekly Operator If ame display installed, read
and log; for both pilot and main
ames, notify service
organization if readings are very
high, very low, or uctuating;
refer to burner instructions.
Pilot Turndown Tests As required/ Service Technician Required after any adjustments
Annually to ame scanner mount or pilot
burner; verify annually - refer to
burner instructions
Low Water Fuel Daily/Weekly Operator Refer to control instructions
Cutoff and Alarm Semi-annually Operator Perform a slow drain test in
accordance with ASME Boiler
and Pressure Vessel Code
Section VI
High Limit Safety Control Annually Service Technician Refer to control instructions
Operating Control Annually Service Technician Refer to control instructions
Air Proving Switch Monthly Operator Refer to burner instructions
20
PERIODIC TESTING RECOMMENDED CHECK LIST
ITEM FREQUENCY ACCOMPLISHED BY REMARKS
Atomizing Air/Steam Annually Service Technician Refer to burner instructions
High and Low Gas Monthly Operator Refer to burner instructions
Pressure Interlocks
High and Low Oil Monthly Operator Refer to burner instructions
Pressure Interlocks
High and Low Oil Monthly Operator Refer to burner instructions
Temperature Interlocks
Fuel Valve Interlock Annually Service Technician Refer to burner instruction
Switch
Purge Switch Annually Service Technician Refer to burner instructions
Burner Position Interlock Annually Service Technician Refer to burner instructions
Low Fire Start Interlock Annually Service Technician Refer to burner instructions
Automatic Changeover At Least Annually Service Technician Under supervision of gas utility
Control (dual fuel)
Safety Valves As required Operator In accordance with procedure in
Section VI, ASME Boiler and
Pressure Vessel Code,
Recommended Rules for Care
and Operation of Heating
Boilers or Section VII for power
boilers.
Inspect Burner Components Semi-annually Service Technician Refer to burner instructions
21
222324
Commercial Boilers
LIMITED WARRANTY
LIMITED WARRANTY
Subject to the terms and conditions herein, Seller warrants
to the original owner at the original installation site that
products manufactured by Seller (“Products”) comply,
at the time of manufacture, with recognized hydronics
industry regulatory agency standards and requirements
therein effect and will be free from defects in materials and
workmanship for a period of 12 months after the date of
start-up or 18 months after the date of shipment, whichever
shall be less (the “Warranty Period”)
REMEDY
A. The sole remedy for breach of this warranty is
expressly limited to the repair or replacement of any
part found to be defective under conditions of normal
use within the Warranty Period. Installation is not
included.
B. Warranty The owner must notify the original installer
of the Product and Seller (Attention: Burnham
Commercial, PO Box 3939, Lancaster, PA 17604) in
writing, within the Warranty Period, providing a detailed
description of all claimed defects. Transportation to a
factory or other designated facility for repairs of any
products or items alleged defective shall, in all events,
be the responsibility and at the cost of the owner.
E. The suitability of any Product for any particular
application.
F. Any failure resulting from misuse, modication, not
authorized by Seller in writing, improper installation or
lack of proper maintenance.
G. Equipment furnished by the owner, either mounted or
unmounted, or when contracted for by owner to be
installed or handled.
Seller’s liability under this warranty shall not in any case
exceed the amount paid for the Product found defective.
THIRD-PARTY WARRANTIES
For goods or components not manufactured by Seller, the
warranty obligations of Seller shall, in all respects, conform
and be limited to the warranty actually extended to Seller by
its vendors.
SEVERABILITY
To the extent that any provisions of this warranty would be
void or prohibited under applicable law, such provisions
shall be limited in effect to the minimum extent necessary to
render the remaining provisions hereof enforceable.
EXCLUSIONS
Seller shall have no liability for:
A. Incidental, special or consequential damages, such as
loss of the use of products, facilities or production,
inconvenience, loss of time or labor expense involved
in the repairing or replacing of the alleged defective
Product.
B. The performance of any Product under conditions
varying materially from those under such Products is
usually tested under industry standards as of the
shipment time.
C. Any damage to the Product due to abrasion, erosion,
corrosion, deterioration, abnormal temperatures or the
inuence of foreign matter or energy.
D. The design or operation of owner’s plant or equipment
or of any facility or system of which any Product may
be made a part.
NO OTHER WARRANTIES
Seller makes no implied warranty of merchantability or
tness for a particular purpose, or other warranties with
respect to any products or services except as expressly set
forth in this limited warranty.
Form No. 81460393R3 - 10/14
Printed in the U.S.A.
Lancaster, PA 17601
Phone: 888-791-3790
www.burnhamcommercial.com
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