This is an image of a water heater that is in an enclosure outside of a residential dwelling. There are no visible leaks on the tank, there is a shut off valve on the cold water side and a TPR valve within the top 6 inches. The only issue to call out is the fact that the TPR valve is not visible and conspicuous do to the fact that the hot water heater is in an enclosure outside with the front panel with screws having to be removed.
Super heated water can cause a hot water heater to explode with tremendous force. When super heated water is exposed to atmospheric pressure it instantly becomes steam. This is one of two reasons hot water heaters, gas or electric, are required to have TPR valves installed.
The water heater is elevated 18" off the floor. The TPR valve is extended with a pipe to a few inches from the floor. The water lines are insulated. I did observed a small water stain where the drain valve is which could be leading to failure. It will need to be watched fro future leaks.
TPR valves and discharge piping article
If a TPR valve begins to leak it needs to be replaced. If it activates a licensed plumber should be contacted and the heater should be turned off until repair. I never realized the dangers that a water heater can pose prior to taking this course. TPR valves with missing data plates/tags should be replaced.
This 50 gallon (natural gas) water heater tank is supported on wooden stand that is about 3 1/2 feet high. It is recommended that this stand be reinforced by installing sheets of plywood along two of the sides to stop the lateral movement.
Water heater safety is a crucial aspect of your home inspection. As a home inspector, your job is to do your best to make sure the house is safe for your client. Making sure to take your time and be thorough during your inspection of the water heater is a good idea.
This photo shows a water heater that is leaking. Based upon the extent of the damage, the anode rod is most likely gone and the tank is corroded and no longer serviceable. There is no drip pan plumbed to the outside. Recommend this tank be replaced and a drip pan installed by a qualified plumber as soon as possible.
The picture I studied showed the proper installation of a drip leg on a gas fired water heater. The drip leg allows a place for sediment that may be present in the fuel line to drop before it enters the burner and clogs the valve.
The photo I selected is of a water heater TPR valve. TPR stands for Temperature Pressure Relief. These valves are designed to open upon reaching an unacceptable temperature or pressure. The photo attached is improperly installed. The TPR valve pipe should not be directed into the air.
I selected a photo of a P trap. The image shows how a proper P trap should look. There is a cleanout located at the bottom of the P trap. The trap has a maximum of 4 inch trap seal depth.
Date: July 19. 2017
Location: Chester, MD
Provided by: Integrity Property Inspections
Inspection of this 240V, 66 gallon electric hot water heater, manufactured by Sears was preformed on the above date… The temperature/pressure relief value showed no viable signs of leading, there was no water on the floor or unit. The water heaters drain valve is conveniently located for service, maintenance, sediment removal, repair, and replacement. The valve inlet is -inch nominal pipe size. The outlet is a standard -inch. The valve is a plastic with a male hose thread with a straight-through waterway of -inch diameter. There is no pressurized tank on this unit. This unit is located in the garage and sits directly on a concrete slab. The unit is enclosed by (3) 30" doors sharing access with the water conditioning system. The water heater was operable at the time of inspection with a temperature measured at 119 degrees. The unit was manufactured in 2003. The discharge pipe on the T&P value meet all 13 of the inspection criteria. There is a round (rust free) water catch pan that seats under the unit. Pipe installation (not required) covers both the incoming cold and outgoing hot water pipes. This hot water heating unit was found to be in serviceable condition.
Gas Hot Water Heater.
Gas hot water heaters need to have adequate ventilation. If the volume of space in which the appliance is located is less than 50 cubic feet of space per 1,000 Btu per hour of aggregate input of the appliance, then it is a confined space. (50 cubic feet = 2.5 ft. x 2.5 ft. x 8 ft.
If all combustion air is taken from the inside of the dwelling, then two permanent openings should be installed. One opening should be within 12 inches (305 mm) of the top and one within 12 inches (305 mm) of the bottom of the space. Each opening shall have a free area equal to a minimum of 1 square inch per 1,000 Btu/h (2201 mm2/kW) input rating of all appliances installed within the space, but not less than 100 square inches.
If there are more that one appliance in the space their total aggregate input needs to be added together.
When inspecting check for missing or broken joints in the exhaust flue, possible gas leaks, brown or discoloring of the unit and the combustible space and allocation of the gas unit. Inspect the certification mark on the T&P valve this may be an indicator that the valve has been tested. Temperature relief valves must be set at a maximum temperature of 210F (99C). Is there a temperature cut-off valve is it operational?
pictured is the difference in a new and old anode bar. The purpose of these bars are obvious as they help improve the life of the water heater by corroding before the tank. The bars are made of a metal that will corrode before the tank giving the tank a longer working life.
When inspecting the plumbing system its best to photo/video the water meter prior to inspection. In doing this it will help provide if there ‘leak indicator’ was moving or not. Then following your testing videoing it again before leaving property will help in protecting you against a plumbing leak.
Pictured is a temperature pressure relief valve on a water heater. There are two issues that need to be reported on. A TPR valve should have a pipe extending to the floor to prevent injury from scalding water, but not obscuring the discharge. This valve exhibits mineral deposits. It has it one time leaked, and I would recommend that a qualified plumber change it.
I inspected a gas water heater with a 50 gal capacity. The unit was near life expectancy. The flame was yellow and did have a slight flicker. There was a pressure relief valve and the unit was properly venter to the outside.
Read article on gas exploding homes. A seasoned inspector smelled gas but entered the house without smelling the warning signs. She entered and turned on a light switch which created a small spark which blew up the entire house and lead to her death.
Article: Water Heater Expansion Tanks
Expansion tanks prevent the backflow of water from a water heater due to the expanding nature of heated water. It also helps relieve the pressure in a water heater when this expansion occurs. It should be installed above the water heater so water can drain back into the heater. It can be installed above the pipe, below it, or horizontal to it with extra support. It is no substitute for a TPR valve, which must be in good working order to ensure the safe operation of the water heater.
Current and prolonged water damage has deteriorated the water heater, particularly the combustion chamber. Continued use and if left unchecked this can be a potentially hazardous condition. Recommend evaluation and correction by a certified and liscened plumber as soon as possible.
The means of heating water within the home is a major point of inspection. A strong understanding of the function and common inspection points for said water heater is instrumental for the home inspector and his clients. Failure to note an issue with water heaters can be result in a potentially unsafe condition.