The photo in the gallery of the gas hot water heater with shut off valve is a good depiction of an older, non FVIR unit. Important things to note are the drip leg, the TPR valve and draining line, the drain valve and the vent. This photo serves as a good visual reference for an inspector.
40,000 gallon Whirlpool water heater. Brass TPR valve and pvc discharge tube. Discharge tube terminates less than 6" from floor however the tube is discharging into the catch pan instead of a floor or waste receptor. Plastic drain valve to remove sediment which should be done once a year or more frequent.
The installed water heater for this home is a Rheem Performance Plus fifty gallon water heater which appears to be clean and in proper working order. The TPR valve is mounted on top of the unit and it’s discharge pipe is plumbed down the rear of the tank and through the exterior wall of the dwelling. All pipes, connections and wiring hookups associated with this unit are secure and there are no signs of leaks at this time.
I chose the article “Estimating The Lifespan of a Water Heater”, from this article I learned that there a number of factors that could reduce the lifespan of a water heater. Higher end water heaters with longer warranties have a tendency to be of better construction with thicker heating elements, thicker tank insulation and in some cases ceramic lined tanks. Other factors that can shorten the expected lifespan include hard water, which will increase mineral deposits, correct installation, placing the tank in an area poorly ventilated or prone to flooding, as well as usage, the more hot water is used the harder the heater will work.
I was a general contractor for 10 years, 3 decades ago. I saw virtually every kid of scam there was, and in fact, made a lot of money cleaning up after these con-men.
Whenever a friend or family member asks about how to get work done safely and correctly, I give the following tips (These are just a few of them):
-Call their references and ask a lot of questions
-Have them break down their quotes by labor and material and insist on paying for the material directly to the supplier.
-No deposit. Since you are paying for the material directly, there is no need.
-Put in a completion date, with a penalty (Such as $100/day for each day they are late).
There are other things, but these are a start.
Attached is a picture of a TPR attached to the upper area of a Hot Water Tank. The importance of this cannot be overstated. Hot water tanks can built up a tremendous amount of pressure.
If the pressure can’t be “released”, the tank could explode and turn into a missile, possibly destroying the home and injuring/killing its occupants.
I saw something like this when I was a paramedic a couple of decades ago. No one was home or injured. But the house was a total loss.
I find it interesting that an expansion tank mounted above a water heater still requires a water heater to have a TRV valve. If the heater reaches a water temp over 210 degree, there needs to be a TRV on every tank to release pressure on the tank.
Inspector noted that the hot water heater is elevated properly above the garage floor at a height of 22 and a half inches. The inspector also notes than an air intake in the garage area located close to the hot water heater has been sealed off from the interior of the home and is no longer pulling air from the garage space.
This is a picture of a new natural gas hot water heater installation. It is a FVIR heater with all new copper type ‘L’ water piping. The gas piping is a combination of black steel pipe, a brass nipple at the gas valve, and a flexible hose. New double wall vent pipe is installed and water shut off valves are all ball type in the proper locations. The only apparent issue is that the gas shut off valve should be installed above the drip leg.
I read the article about Arc Fault Circuit Interrupters. I learned that the AFCI breakers open when they detect changes in the wave pattern which is different from a GFCI that measures the current flow between the hot and neutral wires.
In this picture you can see a broken PVC pipe that was once connected to the TPR valve. It is correctly leading outside to drain however the pipe need to be reconnected. This water heater also has a lot of item being stored on top and around it which should be removed and cleared away.
The picture shows an electrical water heater tank. We can see a problem with the cover plate in the electrical box. We reported and recommended the visit of a certified electrician. Also we see some rust on the top of the tank due to previous leaks. At the time of the inspection there were no leaks.
Water heater expansion tank:
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.
Expanding water volume in a closed system can create dangerously high water pressure. As water is forced into the tank by expansion, it compresses air contained inside of a rubber bladder. Air is used as a cushion because it exerts less force on its container than water, which cannot be compressed.
The function of this bladder is to prevent air from becoming absorbed into the water, a process that could cause the expansion tank to lose its ability to act as a sort of shock absorber. If, over time, the bladder begins to leak some air, a Schrader valve, identical to the fill valve found on bicycle and car tires, can be used to add more air.
An Expansion Tank for a water heater should be inspected for leakage, corrosion, proper placement and support. Expansion tanks are not required in every region. They are a safety feature which if the water pressure exceeds 150 psi or the water temperature raises over 212 degrees, the tank gives the water a place to go to without causing an explosion or activating the TPR valve.
The electric hot water heater in this picture has a number of things out of current compliance with safety precautions. The TPR Valve is located on the top of the tank, but the discharge pipe is of a smaller diameter than the TPR Valve. In addition, the discharge pipe has a threaded connection and a vertical termination path, neither of which are safe ways to discharge steam or water. This poses a safety and structural risk hazard. There are also signs of leaking coming from the element panels, which could indicate a leak from that point or anywhere above it on the tank, unable to find source of leak. There is also a lot of dust and sediment on the top of the tank along with other combustible materials which all pose a fire hazard and should be removed.
One of the best safety precautions to perform before doing anything with a water heater of any type is to find the emergency shut off switch/valve. If anything should happen you would not want to be searching for the switch/valve during a fire/water leak/gas leak. Ensure of their location and function and begin your inspection.
This is an electric water heater. Notice the shutoff in the junction box mounted above on the wall. It has a TPR valve and pressure exit pipe located behind he unit, and the pipe extends to within 6" of the wall. You can also easily see the cold water supply line coming in and the hot water supply going to the house.
I reviewed an article regarding 10 ways to save on energy inside the home. Some of which are install ceiling fans, remember to replace your air filter in your HVAC return, turn up or down the thermostat at night or when you are not home, each degree can save up to 2% on your electric bill. Install a wood burning stove to use during winter.
Hello, everyone. Ill be taking this course to further my education of home inspections.
