C.L.U.E. Reports. C.L.U.E. stands for comprehensive loss underwriting exchange. This is a database that contains insurance claims on real estate. About 90% of insurers contribute claims information to this database and utilize it during writing or rating policies on properties. The information contained in the database is available to insurers, lenders and current owners of a property. A C.L.U.E. report can significantly aid a home inspector by pointing out past claims damage that may otherwise be hard to see.
Water Heater Expansion Tanks
by Nick Gromicko and Kenton Shepard
The article describes the expansion tank as: “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.”
“InterNACHI inspectors should check that tanks are positioned high enough above the water heater that water will easily drain back down into the water heater tank. It is best positioned near the water heater and may be installed vertically, either above or below the horizontal supply pipe, but can also be positioned horizontally. Horizontally-hung tanks will need additional support to reduce the stress on the copper piping.”
As you can see the insulation in the crawl space was removed. It is important to secure insulation and cover it with a vapor barrier in order to prevent moisture and the mold that often follows close behind. If your crawl space isn’t ventilated, insulate the walls of the crawl space rather than the subfloor of the room above.
there is so much that can go wrong in a crawl space. An inspection is done to identify problems or trouble that could lead to problems later on. The inspector will especially be looking for any of these warning signs:
Termites, whether theyre visible or there are signs that they may be starting to burrow.
Moisture damage in the form of damp insulation, condensation, warped or cracked materials.
Mold and/or mildew, whether on the walls, on items stored in the attic or crawl space or a musty smell.
Potential wiring or plumbing problems.
Foundation issues, whether cracks, settling or shifting.
Evidence of dangerous materials, like asbestos or urea-formaldehyde.
The condition of floor framing, including any damage to the wooden supports.
Presence of pests, vermin, and other animals or evidence of damage theyve done.
Ventilation, whether its sufficient or not and if all vents are clear.
Presence and quality of vapor barriers.
This is just a summary of what a good inspector will be looking for when they enter your crawl space. Theyll also be looking for any other problems or warning signs, and may recommend that you bring in an electrician or plumber to investigate things in more detail.
This electric water heater thermostat is set appropriately at 120 F. The wiring goes from the water heater to a junction box w/cover plate, which does not have an electrical disconnect. The drain valve located at the bottom is a “-inch (19 mm)” readily accessible for draining during maintenance. The cold water supply line and hot water distribution line are 3/4" Speedi Plum Plus Braided Connectors. We can easily access the shut off valve on the cold-water main water supply line in the event of an emergency. The T&P valve has copper tubing connected to Speedi Plum Plus, which then goes into the waster line through the wall as is required for top story apartments.The catch pan is not less than 1 1/2 inches deep, but does have an opening at the bottom which defeats the purpose it serves, which is to contain water in the event of accidental spillage. There is proper grounding, but the flexi connector conduit is to short and the torn metal is rubbing the wiring, which is a fire and safety hazard. The water heater should not be used as storage and these items present further safety hazards.
In the Nachi.org/gallery I observed a picture of a gas water heater with a gas shutoff valve, which shows components not readily accessible to an inspector, but it is good because we can see the internal mechanics of water heater and how they work. In comparing with the Florida Standards I also notice that expansion tanks are not required in Dade County, but are in other parts.
Water heater inspection.As the picture shows,the TPR valve has no drain pipe connected.This is in need of correction.Also, the top access cover to the temperature control is missing the bottom screw.The unit is a 50 gallon tank that was installed on 10/01/2014.There was no evidence of leaks at the time of the inspection.
Learning legal terminology,in my last inspection and writing assignment I used the word “evidence”. After reading “No Visible Evidence” I realized that the word “evidence” should never be used in a home inspection! I did not observe any indications of a defect during the inspection is a much better choice.Thank you InterNACHI!
The temperature and pressure relief valve was visually inspected, however it was not operated. We recommend testing the valve after arrangements are made for the water flow. If the valve does not operate as intended, we recommend any repairs necessary to assure that the valve can operate under high temperature/high pressure conditions.
Inspector observed a plastic (PVC) discharge line that was not labeled as acceptable for this use. Recommend review by a licensed plumber prior to close.
Water heaters typically have a 9 to 12 year life-cycle. However this is only a guide since the actual life cycle can greatly depend on the amount of water used. The more the unit is used, the hared the unit will have to work to maintain a state of heated water. This along with the size of the unit can have a negative impact in larger units, where the corrosive effects may be accelerated. Units having a porcelain casing have an additional layer of protection against rust due to a higher level of heat insulation. This may be why you might run into 16 year old water heaters in good condition during one of your inspections.
Upon inspection of the breaker disconnect box in the house it was noted that the only discrepancies noted were the labeling of the breakers. The breakers did not match the rooms, (wired areas of house) indicated by the labels. They were obviously dated.
After explaining to the home owner that the breaker box did not match the labeling inside of it, I showed an easy way to create new labels and showed him how to turn off breakers for each area of the house and record the data for future labeling of breaker box.
In this image of a water heater we can determine and assess a few things. First is the height. This unit appears to be in a garage. It is required that a water heater in a garage must be at least 18 inches off the ground unless it has a FVIR system. It doesn’t appear to be a FVIR system but it is high enough off the ground. The next thing I notice is the TPR valve has a proper discharge pipe that extends close to the ground. Also worth noting is the gas line has a shut off valve near the and before the drip leg. This is a good practice because it allows a technician to turn off the gas in order to check/clean the drip leg. The unit also seems to be properly vented from what we can see.
This is a name plate for an electric water heater. The capacity of the water heater is 40 gallons. The manufactured date 05/2009. More than likely this water heater was installed within a year or two of this date which would put this unit at around 8 or 9 years old. We also see the appropriate sized gauge wire (10 AWG/30 amp) entering the top for power.
I’ve chosen to write about an article regarding expansion tanks used in conjunction with a water heating system. An expansion tank is needed in a closed system because pressure can build up and become a danger. The expansion tank allows excess water to move into the adjoining tank thus alleviating the pressure that would otherwise build up. The expansion tank has a bladder system that is under a small amount of pressure. This allows the hot water to enter and expand and the air is used as a cushion. The purpose of the bladder is stop the air from being absorbed into the water. This could cause the bladder to lose the ability to act as a shock absorber. It’s important to note that an expansion tank is NOT a substitute for TPR valve.
A water heater expansion tank is a metal tank connected to a water heater that allows for the fluctuations in the volume of a hot water supply. Expanding water in a closed system can create a dangerous level of water pressure. The inspector should check that they are in the right location and free of damage and leaks.
A leak from the heater drain valve may be cause by debris inside the valve or a faulty valve (similar to the T&P valve).
Place a bucket or container under the valve and turn the dial counter clockwise to open the valve. If after flushing, the valve it is still leaking you will need to replace it.
Negative Grade or (Poor Soil Grade)
The ground surface slope towards the building is a major deficiency. It contributes to excess water soaking into the foundation, which further leads to a to foundation deterioration / settlement issues and should be resolved as quickly as possible.
Inspecting an electric hot water heater: Check the electrical supply line coming into the hot water heater. Make sure all connections are secure and proper gauge wire is used. Check all fittings for possible leaks. Look for leaks on the outside of the tank. Make sure a TPR Valve is in place. DO NOT test it.
