Water heater expansion tanks. Expansion tanks are important for efficient and safe operation of residential, closed water systems. They perform a different function than a TPR valve. It is important to inspect these components for correct location, support, visible corrosion and leaks.
In the illustration a small amount of water is dripping from the over flow tube onto the floor. The over flow tube is connected to the Temperature Pressure Relief Valve. The valve releases water if the tank pressure gets too high. In this instance, the TPRV should be released for being faulty. No water should be leaking from this valve.
When it comes to a staircase, the inspector wants to inspect the Rise, Run and Tread Width of the steps. Each element should be the same the entire way up or down the stairs. The maximum rise should be 7-3/4" with a minimum run of 10" and the tread should be an additional 1" longer then the run. The difference in the rise should be no more than 3/8".
The above image shows a gas water heater in a residential garage missing an earthquake strap. Water heaters should have two earthquake straps installed at the upper third and the bottom third of the tank and 6 inches above the water heater hardware.
A visual inspection of a water heater is part of a general home inspection. Water heaters should be inspected to determine if there is any visible issues. If any issues with the water heater are found during a home inspection, the inspector should advise a qualified plumber to evaluate and repair the water heater.
This water heater was found in a closet in a back room of a home recently for sale. The particular heater is a 50 gallon electric water heater connected to a private well on the property. It has the correct full open valve on the cold water inlet and insulation of the CPVC piping. Additionally this water heater has a TPR valve at the top center. Three points to note, 1) there is no pan under this water heater. The flooring is ceramic tile which should not be damaged by a water leak but water could work its way up the walls. I would recommend installation of a pan under the water heater. 2) Not pictured, but the rings around the inlet and outlets for the cold and hot water have a little damage to them. This was likely caused when the heater was installed. These areas should be monitored for future leaking. 3) The water heater has a plug for its electric supply. While it has been allowed in Florida, this type of water heater should be permanently wired. Recommend inspection by a qualified electrician.
InterNACHI Water Heater Dating Chart
This article is an excellent resource for determining the age of a water heater unit. Unfortunately several factors can play into the life expectancy of a water heater (including ambient air in the room, water quality, etc) however being able to date a water heater can help the home buyer identify if they need to factor in the cost of replacement in the near future. Also, it has happened where a home owner bought a used water heater and installed it claiming the water heater was “installed” shortly ago. Being able to decode the markings and date the unit can be highly beneficial to your client so they can know more exactly the actual age of the equipment they plan to take ownership of.
The trp relief valve on this water heater is not within six inches of the floor. In the event that the valve operates there could be a dangerous situation with scalding water and steam flowing and splashing where a person is trying to get to the shutoffs to shut down the system.
I am beginning this course today. I am looking forward to being able to give great inspections and advise to my future clients.
Thank you,
Lisa
When including an arbitration clause into your inspection contract, you may be putting yourself at a disadvantage in the event that a client decides to file a claim against you. With arbitration clause you may not be able to use disclosure and you and your lawyer may be walking into the arbitration blind.
During an inspection of the water heater there was evidence noted of a previous water leak or condensation from the vent on the top of the water heater. The inlet connectors are showing signs of corrosion and should be replaced along with the water heater. The heater is showing its advanced age and is due for replacement.
During an inspection of the water heater there was evidence noted of a previous water leak or condensation from the vent on the top of the water heater. The inlet connectors are showing signs of corrosion and should be replaced along with the water heater. The heater is showing its advanced age and is due for replacement.
I read the article about daylight savings time, it began as a way of giving people more daylight hours in the day and takes effect in the spring and fall. Its intention is to provide people with more daylight to utilize in the evening thereby reducing electric useage for lighting. Many agencies around the world have conducted studies to determine the effectiveness of the practice but so far it seems that data does not support DST as an effective means of saving energy.
Water heater on this is less than 3 years old and worked fine at time of inspection. TPR valve seemed to be functional. Venting was correct so this is also good. No need for review as it is in good shape.
Looked at framing photos in the gallery. Its always nice to see photos. Love how we as home inspectors are always learning with CE classis. Thank you for this. Its worth noting that this is covenant as its cold outside.
The image I took is of a RHEEM water heater in good condition. The date the component was manufacturer is 2006. Water heater life expectancy is 25 years. I would estimate it has about 14 years of useful life remaining.
Overflow discharge pipes are connected to the hot water heater drain piping. This is improper and an unsafe condition. It is improper to have any other piping connected to the overflow discharge pipe. Recommend repair by a licensed plumbing contractor.
CSST (corrugated stainless steel tubing) is routed through cabinet of water heater. Most CSST companies do not allow their product to pass through water heater cabinet. Recommend consulting a licensed plumbing contractor for verification of manufacturers specifications on this issue.
Upon inspection of the water heater, there were no signs of leakage in the tank or plumbing. The wiring was of proper gauge and properly enclosed in BX armor. And the disconnect in main panel is rated correctly. The TPR valve is plumbed to a floor drain with proper air gap. The only issues to report, is that there is no drain pan present, and the tank is 15 years old and is at the end of its lifespan.
The article “Water Heater Expansion Tanks” further explained the importance of an expansion tank on closed water systems. As water expands as it is heated the expansion tank relieves the plumbing system of the stresses of the additional pressure. The article also stressed the the expansion tank is not a substitute for a TPR valve, as the tank will not detect over heating water and does not the protect the hot water tank from explosion.