The pressure relief valve of the water heater was leaking. It must be further replaced by a licensed and insured plumber.
There was no discharge pipe, which is mandated and should be installed as appropriate by a licensed and insured plumber.
The discharge pipe from the Temperature & Pressure Relief (TPR) valves of the water heaters should be plumbed (best practice) either to a drain/sump in the utility room or to the exterior and terminate no more than twenty-four inches above grade and closer than six inches to it.
Insulation manufacturers, EPA and “green house” consultants recommend using fiberglass or even fancier “denim” water heater insulation blanket, for saving energy by reducing the water heater’s recovery time. However, these insulation blankets cover often the TPR valve, could end up being safety issues and they void the water heater manufacturer warranty. The insulation blankets for water heaters are mostly a thing of the past, difficult to install properly, and are generally not recommended.
The photo shows an electric hot water heater which is located in the garage of this house. It is located on a stand due to the potential of groundwater flooding. It does not have a water leak catch pan as the hot water heater is not in a location where leaking water would cause damage. The photo also shows a TPR discharge pipe. While not shown in the photo, the pipe is CPVC and is 3/4". It terminates above the floor of the garage without restriction.
For this essay I read, “Electronic Signatures for Home Inspection Agreements.” The article discusses the difference between an electronic signature and a digital signature. Some inspectors are concerned that an electronic signature is not binding and enforceable. However, a clause can be entered into the contract to cover this concern. There are also legal remedies including breach of contract, promissory estopple, and unjust enrichment.
This is a gas hot water tank. It’s a newer tank in a fairly new house. There were a few issues. The tpr valve drains to the floor without an adequate receptacle or drain and there isn’t a leak catch pan.
I read the article about expansion tanks. The expansion tank is designed to accommodate fluctuations in the volume of the hot water supply system. Kind of like a shock absorber. It is not to be considered a replacement for the tpr valve.
jruizdechavez
(Jose J. Ruiz de Chavez, 2024488)
2307
A water heater tank should be installed inside a pan in locations in a dwelling where a leak from the tank could cause damage to the structure or property. The pan is intended to catch water leaks from the tank or associated connections, or condensate from the tank.
jruizdechavez
(Jose J. Ruiz de Chavez, 2024488)
2308
Thermostats
by Nick Gromicko
Thermostats are devices designed to control the heating and cooling systems in a building so that air temperature remains comfortable. According to InterNACHIs Standards of Practice, inspectors are not required to verify, inspect or determine thermostat calibration, heat anticipation, automatic setbacks, timers, programs or clocks. It is wise, however, for inspectors to understand thermostat operation and solutions to common defects.
Most thermostats contain two meters: the set temperature that the thermostat is asking for, and the actual temperature.
Thermostat Location
The following locations may cause the thermostat to give false readings (sic):
near a heat source, such as a fireplace, hot water pipes, bright lights, direct sunlight, electrical appliances that produce heat;
in a drafty hallway, or near a window or exterior door that is opened often; and
on an outside wall. Outside walls are too affected by outside temperatures, which may make the thermostat “think” the air in the house is warmer or cooler than it really is.
Proper maintenance of thermostats will provide for longer life.
A Few Notes on Energy Savings (excellent!):
Many people believe that furnaces work harder than normal to warm an area back up to a comfortable temperature, which will counteract energy savings gained from turning the thermostat down. This belief is a misconception that has been disproved by years of studies and research. Fuel is saved between the time the temperature is stabilized at the lower level and the next time heat is needed, while the fuel required to re-heat the space is roughly equal to the fuel saved while the building drops to a lower temperature.
According to the U.S. Department of Energy, consumers can save 10% on their utility bills by setting their thermostat back 10 to 15 for eight hours. This can be accomplished easily with a programmable thermostat.
Be careful not to set the thermostat so low in the winter that pipes freeze, or so low during the summer which may allow humidity-spawned mold to grow.
In summary, thermostats are used to ensure the comfort of building occupants through the proper control of the heating and cooling cycles.
The chosen article was Estimating the Lifespan of a Water Heater by Nick Gromicko and Barry Fowler.
As mentioned in the article, one of the main issues that can provoke a water heater to have a shortened life span is the way it is installed. Minimum requirements should be follow, especially the manufacturer’s. Problems with installation such as rust on the bottom due to water leakage or no-drained area may cause premature failure.
water heater tanks can be very dangerous if they are not properly installed.understanding the various types is crucial as to how to maintain them.dual purpose water heaters are very good as well as tankless heaters which is the newest thing to new home construction and very efficient.
An expansion tank is a metal tank connected to a buildings water heating appliance designed to accommodate fluctuations in the volume of a buildings hot water supply system. These fluctuations occur because water expands in volume as it gets hot and loses volume as it cools.
As we can see in the picture, there is not enough space for the water heater and the combustion air. It sits at the same room as the AC and the doors is kept shut all the time. The drain valve is plastic, which can be brittle over time.
This photo shows a moderately new water heater installed in a garage. Two things I noticed immediately was no water leak catch pan and insulation around the water heater. The insulation is cut around the access panels to allow the tank yo still be accessible. Not having a water leak catch pan could be an issue however. The water heater is located in garage but is on a shelf above a washer and dryer unit. If the tank did begin to leak it could cause damage to the appliances as well as any structure of garage.
I learned about the sacrificial rod inside of water heater tanks. I learned the water after boiling and leaving the tank is chemically inert. Since the water supply entering the tank has not been boiled it still contains oxygen that causes corrosion. This is why a sacrificial rod made of magnesium or aluminum is installed inside the tank to allow the chemical reaction to attack the rod rather then tank to help the longevity of the water heater itself. The rod sacrifices itself to provide a longer life of the tank.
Water heaters should have a temperature and pressure relief valve for safety purposes.When the temperature gets too high, the valve opens up and water runs out through it; this relieves the high water pressure and prevents the water heater from rupturing or exploding.
Estimating the Lifespan of a Water Heater. Following safe installation guidelines and proper maintenance practices will help overall longevity of a water heater. However there are a variety of factors that affect how long a heater will last. From the obvious lack of hot water for a shower or visible puddles to the care of the unit. Taking all things into consideration will help determine whether to repair or replace.
This air conditioning unit is a one-piece unit with the compressor and air handler enclosed in that giant surface mounted unit. This is typical of Florida CBS homes. The only thing we could recommend for this particular unit is that the foliage be cut back atPlthe compressor could cool and get rid of the heated air
The photo in the gallery show garage trusses repair with plywood gussets. Although a good attempt to restructure them should never modify or repair roof trusses without engineering reports and guidance. This roof had collapsed due to a snow overload probably attributed to.the low pitch of the roof
Here is an image of a water heater. It appears to be a fifty gallon unit recently installed in late 2016. It appears to be properly installed with copper pipes and solder. The unit is functional with appropriately hot water running throughout the house.
I chose to review 10 Easy Ways to Save Money & Energy in Your Home by Nick Gromicko, Ben Gromicko, and Kenton Shepard. Some ways to save on money and energy listed in the article are install a ceiling fan, periodically replace air filters in air conditioners, set thermostats to an appropriate temperature, install a programmable thermostat, install a wood stove or a pellet stove, and at night, curtains drawn over windows.
