Water heaters can be dangerous if not properly installed and in its proper location. Most of them have an expansion tank which is a metal tank attached to the water heater designed to accommodate fluctuations in the volume of a buildings hot water supply system.
during this inspection, the water heater that is located in the garage seemed to have everything right (drip leg, shutoff valve, extension pipe on TPR valve, 18" off the floor) but I realized there was something missing and it is the water expansion tank. Without it the water pressure can rise to unsafe level.
I see missing water expansion tank as a common problem in older homes and even sometimes on some newer ones that somehow did pass the building code inspection without it. The excess pressure has nowhere to go without it and also damages on pipes can occur with the hammer effect.
This is a 40-gallon electric water heater. The temperature and pressure relief valve has a drain pipe connected which is angled upward and then enters the wall. There is also evidence of water staining and deposits around the tpv valve.This is a deficiency in two ways it should not be allowed to drain upward and it’s unobservable where the drain goes. The cold water inlet hell has a valve present. The outgoing pipe from the hot water side is bent and under tension, this can cause failer because of poor installation.
Water Heater Expansion Tanks
An expansion tank is designed to accommodate expansion and contraction of the water system. It is important that the tank is positioned above the water tank so to drain water back. It is also important to make sure that the tank is secured well enough to support the weight of the tank and the water it potentially contains.This is not a substitution for a temperature and pressure valve.
Temperature and pressure relief valves are extremely important, they are designed to relieve pressure from with in a water heater tank if the tank pressure or water temperature exceeds a set amount. If the water temperature or pressure is allowed to get too high it can super heat the water inside and cause an explosion, which can damage to the building and its occupants. The TPR valve has a tag on it that tells the temperature or pressure it will discharge at. In this photo we can see by the plate that this TPR valve is set to discharge when the pressure inside the tank exceeds 150 psi, or the temperature inside exceeds 210 deg. F…
Water will expand and contract during temperature fluctuations and can cause dangerous water pressure in a closed water system. To help keep water pressure from getting too high, a water heater expansion tank should be installed on the cold water inlet pipe going into the water heating device. The water expansion tank has air in it and a rubber bladder. As the water heats and expands, it can go into the tank putting pressure against the rubber compressing the air behind the bladder helping to control the water pressure in the system.
This Electric water heater is located in bathroom in my home. Water heater was installed in 2006, making it 11 years old. Most water heaters have a life expectancy of between 10 and 12 years. So at this point I need to start budgeting for a new water heater in near future.
Was looking at a picture of chimney flashing. Was not aware of the 4 different types of flashing that can be used. Head, Step, Apron and Counter flashing’s are all types of flashing used to prevent moisture from entering residence. I can see how if one piece of these types of flashing’s where missing it could lead to a leakage problem.
Gas hot water heater. The pressure release valve has the drain line running from it and through the floor to a discharge pipe on the outside of the wall. The drain pan is a 24 inches square and the right height.
Electric hot water heater. They require their on disconnect so they can be worked on. They have 2 elements. The upper element heats up first then the lower one will. The insulation is thicker in the electric hot water heater.
This water heater’s flue pipe is incorrectly installed and should be corrected by a qualified professional. Typically a protective ring that is secured around the base opening is missing on this unit. The insulation blanket is less than 6 inches away for the flue and may be cause for additional fire risk.
There are several factors that contribute the life expectancy of a water heater. Some homeowners have control of others that they do not. For example regular maintenance of the water heater by inspecting the burner or elements and draining the tank can increase life expectancy. The condition of the water will also affect the life of the unit, but this is more difficult to control.
For my writing assignment I chose to write about the TPR valve on a water heater. In the photo show you can see the TPR valve is not installed in the upper 6 inches of the water heater tank. The TPR valve also does not have a minimum 18 inch pipe that discharges into an air gap.
For my research article I wrote about Aerogels. Aerogels is used commonly as an insulation product inside of home. In recent years it has been costly to homeowners but becoming more widely available at less cost. Aerogel is considered a solid, but composed of 98% air.
This electric water heater is new, and has been properly installed. The issue I see with this is that it’s missing the discharge pipe on the TPR. With the tank located in a basement garage, and the adjoining rooms are finished, i would recommend a discharge pipe be installed to drain into an indirect waste receptor.
A gas fired water heater should have a sediment trap installed onto the inlet side of the gas supply line, fairly close to the inlet. This trap may consist of using a tee fitting in place of a 90 fitting, and installing a drop leg off the tee and calling off the end. This will help to catch any sediment that may otherwise cause the fuel supply to stop up.
There appears to be several issues in this picture. There is substantial rusting at one of the 90 degree angles. In addition, there appears to be water damage on the pipes as well. I would recommend a further evaluation by a licensed professional.
The benefits of a tankless water heater can far out weight initial investment. There are associated higher costs with a tankless heater compared to the standard wat heater. However, tankless water heaters often run more than 80% more energy efficiency than a traditional water heater.
Temperature pressure relief valve extension is missing on the water heater. This is a safety hazard due to the risk of potential scalding if a person was standing close by when the water heater discharged/overheated. Extension should be installed within 6" of the ground
