How to Inspect Water Heater Tanks Course

Inspection Education Topics Student Discussions
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Inspection and Writing Assignment
Course: How to Inspect Water Heater Tanks Course

WATER HEATER CHARACTERISTICS:
Type: Electric Water Heater
Make: RHEEM
Model: RHEEMGLAS STANDARD
Capacity: 50 gals.
Wattage: Upper Element 4500 watts / Lower Element 4500 watts.
Manufactured: July/1996 (21 years)
Electrical Connection: 240 volts (+ grounding)
Located: Into a Garage (2 parking spots)

Observations:

PHOTO#1
Identification Label (UL listed)

PHOTO#2
In this picture can be seen a located spot of corrosion at the upper side of the body of the water heater. It seems to be a scratch that happened in some moment and it looks content it. This observation should be repaired to avoid its growing in the future under favorable conditions.

PHOTO#3
In this picture, we can see a progressive corrosion process between the head of the cold-water inlet pipe and its surroundings. This can be a major issue and should be evaluated with special detail. If we see the age of this water heater, 21 years, we can understand that this kind of problem can appear in some moment.

PHOTO#4
In this picture, we can see several conditions that should be notified to the client:
1.- This water heater could be the original water heater of the house; independently about how well maintained and how well is working in this moment this equipment it overpassed its lifespan many years ago and it should be replaced as soon as be possible.
2.-The pipes that were used to make the inlet and outlet connection, PVC pipes, should be replaced before installing a new water heater. In this area, it would be recommendable to use copper pipes for security reasons. This area is extremely hot and is exposed to mechanical damages.
3.- A stronger shut-off valve different than plastic should installed into the cold-water inlet line.
4.- We couldnt see a check valve inside the area where the water heater is installed. If with a more detailed investigation this valve is not found it should be installed, always before the shutoff valve, previously to the water heater.
5.-It would be recommendable the installation of an Expansion Tank after the shutoff valve. In this case look complicated its installation because of the short space available between the wall and the water heater.
6.-In this picture can be seen a siphon in the hot water outlet. This siphon should have a derivation to be cleaned.
7.- In case the water heater be replaced, it can’t be used again the existent T&P valve, a new one must be installed.

PHOTO#5
The Drain Valve installed in this water heater is made of plastic, this is not recommendable and it should be replaced with a specific valve made from brass.

PHOTO#6
In this picture is depicted the existent drain line. In the way that this discharge is installed represent a high risk for the inhabitants of the house and must be reinstalled under secure conditions. There are many reports about how this kind of situation can finish on hazardous situations.

As a summary, a master plumber should be required by the client for confirming, detecting and solve all the observation stated here, independently if the house is sold or not, its a matter of security.

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Research and Writing Assignment

How to Inspect Water Heater Tanks Course

TPR Valve Importance

This device represents one of the most important elements of any kind of water heater. The possibility of overheated water events are more likely than we normally think. There can be many combinations of faulty conditions that can promote an accumulation of heat into the mass of water present inside a water heater. The thermic process is simple, the water try to become into vapor for the increase of temperature, but the system restraints that possibility; when this happens the energy that is accumulated is huge and must be released as soon be possible, to avoid material and human losing. For that reason, keeping the Temperature and Pressure Valve (TPR) in good conditions and all its connections and drain path, it should be something that the owner or user of the water heaters should know with enough detail. Usually, because the water heaters and its protections are located at far and hidden areas of the house, the people dont put the proper attention to check regularly the state of those equipment.

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Gas water heater in confined space. Space should be checked for fresh air makeup to relieve carbon monoxide build up. No drip leg at incoming gas line, TPR valve drain line empties into drain pan, concrete blocks do not elevate water heater a full 18" above the floor, aluminum tape at metal flue pipe at top-check for three screws at this connection.

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Electric water heater at second floor closet, check for drain pan, check for TPR valve to be piped to a drain with a 2 inch air gap, check for drain pan piped to outside of building, check for expansion tank installed properly, check gauge of wire to water heater and take photo of electrical connection for corrosion, check for cold water shut off valve and disconnect for electrical service within 5 ft.

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An expansion tank is used to absorb any excess pressure created due to thermal expansion, which prevents an over pressurization of the system. Water cannot be compressed. When it reaches a temperature close to boiling 210F, it wants to convert to steam, which takes up more space then water. The expansion tank in conjunction with the TPR valve prevents the system from developing too much pressure due to the rising temperature which will cause an explosion. The expansion tank can have some weight associated to it as it holds excess water from the main tank therefore it needs to be anchored. The picture attached shows an expansion tank that is anchored to the metal angles where the air handler sits above the hot water heater.

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TPR valves are essential in the safety of water heaters, they prevent over pressurization and super charged water from turning the water heater into a projectile. TPR valve extension tubes are also an essential part, they direct any leaking or pressurized water directly to the floor instead of potentially scalding anyone trying to shut off the water source.

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In the past, when I have seen this in homes, I’ve wondered why it was done. I was led to believe it was to increase efficiency of the hot water heater; but in reality this is not beneficial, in fact, detrimental to the life and efficiency of the water heater.

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It is important to include a picture of the water heater label in your report. A lot of information can be aquired from the label, including the model and serial numbers, manufacture date, capacity, energy source and minimum clearance requirements.

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I selected the article “The Comparative Negligence Defense for Home Inspectors”, by Mark Cohen, Esq., InterNACHI Counsel, and Nick Gromicko, Founder, InterNACHI. I feel this particular topic is of extreme importance to all property inspectors. As I have been in contact with numerous parties aligned in this profession; this is and always will be an issue. It cannot be emphasized enough the importance of honesty and integrity in this business, and the property inspector must always cover all aspects, and often take the extra step to ensure the property condition assessment is honest, concise, accurate, and defendable.

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This a water heater tank, everything works the way it should and is hooked up correctly. It does have a small dent on top, but it does not effect the unit. It is electric and it holds 4O gallons of water.

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Water Heater Expansion Tanks: I’ve learned that expansion tanks are a lot smaller than water heaters tanks and the hold less water. Expansion tank should be inspected for proper location and support, corrosion and leakage. If a TPR valve fails to operate when its needed, the result can be bad. Pressure will continue to build in the water heater tank as water temperature rises past the boiling point and water becomes superheated and it will explode. When inspecting have to be real careful and look real closely on what it is doing.

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I reviewed the image “Sediment Trap at Gas-Fired Water Heater Tank”. The sediment trap should be placed as close to the equipment as possible. The purpose is to trap any sediment from the gas line and prevent it from entering the gas valve or or burner area of the water heater.

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Inspected the State electric water-heater (located in the home’s crawlspace) in proper working condition. The temperature-pressure release (TPR) valve functions properly, and the connecting drain pipe directs towards the ground per the recommended standard. A vertically-installed expansion tank is included as well.

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The gallery image ‘Discharge Pipe on TPR Valve’ demonstrates several of the thirteen requirements for TPR valve discharge pipes, including: no connection to the house’s drainage system, discharging to the floor into an indirect waste receptacle (water bucket), and flowing in the direction of gravity using an air gap located in the same room as the water heater.

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The water Heather’s source of energy is through electricity.
The temperature relief valve is not piped down within six inches of the floor and cpuld pose a risk of burns if relief happens or is used accidentally.
Water tank holds forty gallons.

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The picture shows a gas fired water heater sitting directly on the floor of a garage.
Non-electric water heaters should not be sitting directly on the floor of a garage or storage area as such without being raised less than 18 inches from the ground due to the possibility, without FVIR protection, could draft in flammable gases in garage area.

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According to coding standards a water heater must be accessible four routine inspections, maintenance, repairs etc. If it is not accessible then it cannot be inspected and will not pass the inspection. In this picture the water heater is easily accessible.

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In the picture I chose their is a man performing an inspection on a water heater. The inspector is wearing proper equipment for the inspection. The water heater he is inspecting is easily accessible which is a requirement to pass an inspection.

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The photo shows the TPR valve located on the top of electric water heater. The valve discharge is properly plumed and terminates 2 inches from the floor. The TPR valve is properly labeled and has a third party certification mark showing the valve has been tested.

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The illustration I studied was the sediment trap of a gas line connected to a hot water heater. The trap extends below the connection to the hot water heater, the trap has a removedable cap to allow for clean out of debris and the trap is accessable.