Professional Boiler Tune-Up & Inspection
Professional boiler tune-up & inspection improves efficiency and helps prevent unexpected breakdowns. Our $179 annual tune-up catches problems before winter hits, saving you from emergency repairs when it's -10°F outside.
Best Time: September-October
Avoid the January polar vortex rush
"Catching a corroded expansion tank in October costs $350. Waiting until January when it bursts? $1,200+ in water damage." - Bernie
What's Included in Our $179 Boiler Tune-Up
This isn't a 10-minute visual inspection. We actually take things apart, test components, and fix small issues before they become big problems.
Combustion Analysis
We test CO levels, O2 levels, and flue gas temperature to ensure your boiler isn't wasting gas or creating dangerous carbon monoxide.
Clean Burners & Heat Exchanger
Dirty burners waste fuel and cause soot buildup. We disassemble, clean, and vacuum the combustion chamber.
Test All Safety Controls
Low-water cutoff, pressure relief valve, high-limit aquastat. If any fail, we replace them before they cause a shutdown.
Check Pressure & Temperature
Residential steam should run under 2 PSI. Hot water systems need proper expansion tank pressure. We adjust both.
Flush Sediment Buildup
Sediment at the bottom of the boiler reduces efficiency and can crack the heat exchanger. We flush it out.
Inspect Venting System
Blocked flues or improper venting cause CO buildup. We check for rust, debris, and proper draft.
Lubricate Circulator Pump
Hot water systems: We check pump bearings, test zone valves, and verify proper flow to all zones.
Test Zone Valves & Thermostats
We verify each zone heats properly and that your thermostat is wired correctly and calibrated.
Efficiency Report & Recommendations
We give you a written report with combustion readings and recommendations for improving efficiency.
Boiler Tune-Up vs Furnace Tune-Up
They're different systems with different components. You can't tune a boiler the same way you tune a furnace.
Water vs Air
Boilers heat water (or create steam), while furnaces heat air. Boilers need water quality checks, pressure testing, and expansion tank service. Furnaces need air filters and blower motor checks.
Combustion Testing is Critical
Boilers can develop carbon monoxide leaks from cracked heat exchangers or improper venting. CO is heavier than air - it sinks into basements and bedrooms. We test for this.
Scale Buildup Issues
Chicago has hard water. Mineral scale builds up inside boilers, reducing efficiency by up to 30%. We flush sediment and check for scale annually.
Why Timing Matters
Schedule your boiler tune-up in September or October, before the heating season. Here's why:
Avoid the Rush
In January during a polar vortex, we're slammed with emergency no-heat calls. You'll wait days.
Fix Issues Before They're Emergencies
A $150 circulator pump in October vs $400 emergency repair at midnight in January.
Peace of Mind
Know your boiler is ready before the first hard freeze hits.
What We Actually Find During Tune-Ups
Based on hundreds of boiler tune-ups in Chicago since 2008, here's what we catch before it causes a breakdown:
Low Water Level
15%The Problem: Water level in sight glass is below minimum. This will cause a dangerous shutdown or crack the boiler.
The Fix: Test low-water cutoff, check for leaks, refill system, and verify automatic feeder works.
Dirty Burners
40%The Problem: Soot coating burners and heat exchanger. Boiler is wasting 15-20% more gas.
The Fix: Disassemble burner assembly, vacuum soot, test combustion, adjust air/fuel ratio.
Failed Aquastat
10%The Problem: High-limit aquastat is stuck or out of calibration. Boiler overheats and shuts off.
The Fix: Replace aquastat before it fails completely in January.
Sediment Buildup
60%The Problem: Inches of sediment at bottom of boiler. Reduces heat transfer, wastes fuel, shortens boiler life.
The Fix: Drain and flush boiler, test water chemistry, add treatment if needed.
Corroded Expansion Tank
20%The Problem: Hot water systems: Expansion tank is waterlogged or rusted through. System pressure spikes.
The Fix: Replace expansion tank ($350) before it bursts and floods your basement.
Worn Circulator Pump
25%The Problem: Pump bearings are grinding. Pump will seize up mid-winter.
The Fix: Replace circulator pump now ($450) vs emergency replacement in January ($800+).
Preventive Maintenance vs Emergency Repair
Real example from a Lincoln Square customer last October:
October Tune-Up: $179
We found a corroded expansion tank during routine inspection
Scheduled Replacement: $350
Replaced expansion tank during normal business hours
15% Maintenance Discount: -$52
Members get 15% off all repairs
Total: $477
No stress. No water damage. No frozen pipes.
Tank Bursts in January
2am on a Saturday during polar vortex. Basement is flooding.
Emergency Service: $800
After-hours emergency rate + parts markup
Water Damage: $400-$1,200+
Ruined drywall, wet carpet, damaged storage items
Total: $1,200-$2,000+
Plus insurance deductible. Plus stress. Plus no heat for 6 hours.
Preventive maintenance pays for itself. Every. Single. Time.
Steam Boiler Tune-Up: Different Process
Steam heat is common in Chicago's vintage buildings. The tune-up process is different from hot water boilers.
Steam-Specific Checks
Water Level is Critical
We test the sight glass, low-water cutoff, and automatic feeder. Low water = cracked boiler.
Hartford Loop Inspection
This prevents your boiler from draining if a return line breaks. We verify it's piped correctly.
Main Vent Maintenance
Main vents release air so steam can fill the system. We clean or replace them to balance heat.
Pressure Control Testing
Steam should run under 2 PSI. We test pressuretrol and adjust cut-in/cut-out settings.
Hot Water-Specific Checks
Circulator Pump Service
We lubricate bearings, check for noise, verify flow, and test electrical connections.
Expansion Tank Pressure Test
We check air pressure (should be 12 PSI for most systems) and look for waterlogging.
Zone Valve Testing
Multi-zone systems: We verify each zone valve opens/closes and heats the right rooms.
System Flow Check
We bleed air from radiators/baseboards and verify proper water circulation.
Annual Maintenance Plan Options
One tune-up per year keeps your boiler efficient and prevents breakdowns. We also offer combo plans for dual-fuel homes.
Boiler Only
$179/year
- Annual boiler tune-up & inspection
- Combustion analysis included
- 15% discount on repairs
- Priority scheduling
Combo (Furnace + Boiler)
$179/year total
For homes with both systems
- Furnace tune-up (fall)
- Boiler tune-up (fall)
- Both for one low price
- 15% discount on all heating repairs
À La Carte
$229/visit
- One-time tune-up
- Same thorough inspection
- No annual commitment
- Standard repair pricing
Note: Repairs discovered during tune-up are extra. Plan members get 15% off all repair parts and labor.
Boiler Tune-Up FAQs
How often should I tune up my boiler?
Once a year, ideally in September or October before the heating season. If you have a steam boiler or a boiler over 15 years old, we recommend annual service without exception. Modern high-efficiency boilers can sometimes go 18 months, but we don't recommend skipping years.
What if you find issues during the tune-up?
We'll give you a detailed explanation of the problem, show you the part if possible, and give you an upfront flat-rate price to fix it. You're never obligated to repair - but we'll explain what happens if you don't. If you're on our annual plan, you get 15% off the repair.
How much does a boiler tune-up cost?
Our annual maintenance plan is $179/year for a boiler-only tune-up, or $179/year total for a combo furnace + boiler plan (if you have both systems). One-time à la carte tune-ups are $229. All prices include combustion testing, cleaning, safety checks, and a written report.
Can I skip a year if my boiler is working fine?
You can, but we don't recommend it. The problems we find during tune-ups (sediment buildup, dirty burners, failing safety controls) don't announce themselves until they cause a complete shutdown - usually at the worst possible time. A $179 tune-up that catches a $350 expansion tank problem in October saves you $1,200+ in emergency repairs and water damage in January.
Can I do boiler maintenance myself?
Some tasks - yes. You can check water level (steam boilers), bleed radiators (hot water systems), and replace thermostat batteries. But combustion testing requires specialized equipment (a $1,200 flue gas analyzer). Cleaning burners requires disassembling the boiler. Safety control testing requires knowledge of electrical systems. Most DIY attempts we see end up costing more to fix than if they'd called us first.
Don't Wait for the Polar Vortex
Schedule your boiler tune-up now while we have availability. When the first freeze hits, we're booked solid with emergencies.
Serving Chicago since 2008 • Licensed & Insured • 3847 N Lincoln Ave, Chicago IL 60613