TPR valves are safety devices on water heating appliances. These valve sense water temperature and pressure. The valve will activate at 210 degrees or 150 PSI. The activation of this valve will prevent exploding water tank. The valve shall be piped with the correct size pipe for the valve and terminate within 6 inches of the floor.
Although the water heater was installed in a location in which leakage of the tank or plumbing connections would cause damage, no drip pan was installed.
A proper drip pan should be installed to prevent possible water damage. Builders often argue that when water heaters are located in a garage closet they don’t need a drip pan even though the back wall of the water heater closet is adjacent to the interior walls of the home. Drip pans should be installed in all areas where overflow could cause damage to the home.
Attic pull down stairs often share the same defects.The most common defect I find is improper fastening. All fasteners should be approved by the manufacturer and installed according to the manufacturer’s installation label. The second most common defect is the way the stringers are trimmed. Often the stringers were never trimmed or trimmed too long or too short.
The pictures show a tpr valve that a homeowner had installed himself… as you can see it drains directly into the catch pan at bottom and needs to be changed.
for my reading assignment I read about garage inspection. and although this article was short and really only covered the roof trusses and connections it was very informative on the structural integrity of the roof system.
my 2nd article was about anti scald valves. these antiscald valves are important in preventing temperature fluctuation in the water of a fixture. for instance if someone flushed a toilet and someone else was showering.
This water heater label does show manufacture date and size. It was in a garge so there was plenty of unconfined space. The pan was clean. TPR valve was in top and in good condition. Discharge pipe did go into the wall though towards the laundry area and out the wall.
The first article I read I learned more about decomposing waste in public and private Seward or septic can create sewer gasses. Form sample; we can be poisoned by hydrogen sulfide and some gasses can cause asphyxiation which can suffocate children and or adults.
The second article edua Ted me further on back flow. Backflow can contaminate water that we ingest and can cause illness. It’s caused by back siphonage or back pressure.
I learned a lot from this course, and I expect to review it frequently. I found that the water heater I inspected did not have an expansion tank. (It wasn’t required at the time of installation) in 2010. The manufacturer warranty doesn’t expire for 2 more months. No signs of leaking or corrosion. All shut off valves are in appropriate places. It is in good working condition. *TPR valve drains directly through floor, then outside. Recommended to correct routing of drainage to create air gap before drain exits room.
The vent pipe leaving the hot water heater had been caulked using fire caulking. I recommended to the client to have a licensed HVAC contractor to inspect the pipe. This was to verify there wasn’t a Carbon Monoxide leak.
I read today the two online library Articles:
Dryer Vent Safety
As a home inspector of over 18 years, I learned today:
Dryer vents should not exceed 25 feet in length. I have seen them in homes over 40 feet long.
There were 13,775 fires in 2005 attributed to dryer vents. I thought the # was much less.
GFCI’s
I was surprised to read there are still 300 deaths a year from GFCI’s and Sharks have their own week on TV for 6 to 8 deaths a year.
I was also surprised the GFCI’s were developed in 1970. I thought it was 1980. This will help immensely in home inspections in my future.
Thank you Internachi
This is the backside of a 40 gallon electric water heater tank in a three-year old home. This was inspected and approved by local jurisdiction.
The Thermal Pressure Relief (TPR) pipe is routed into the overflow pan rather than to a indirect drain. The overflow pan would be unlikely to contain the amount of potential water release if the TPR opens.
The overflow pan beneath the water heater tank is routed to the downstairs garage area. Based on where I observed the pan overflow pipe to emerge, it is very likely the pan drain path has at least two 90 degree elbows in it.
Should this water heater discharge a large amount of water the upstairs wood panel flooring is likely to sustain damage.
Other factors noted :
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The inlet/out piping to the hot water tank are 3/4 inch CPVC. There is a 90 degree shutoff valve on the incoming cold water side. Any required maintenance or replacement of the anode on the hot water side will require cutting the existing CPVC piping. It is recommended to have a flexible pipe connection installed to facilitate any anode replacement.
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The drain valve is brass.
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There was no evidence of any leakage from the tank or TPR.
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Input power to the tank has correctly sized and connected input AC power conductors . Disconnect is via a marked circuit breaker in the circuit breaker panel in the front hallway.
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The water heater tank is otherwise accessible.
Two articles read for this section :
“Anti-scald valves” and “Home Safety for the Elderly”.
As homebuyers increasingly become a mix of families with young children and elderly parents living in the same household, it becomes more important for the inspector to be aware of the proposed usage of the home in order to pay any added attention to factors impacting safety for the very young and the very old. Not only does this help the inspector focus on more specifics, but also gives the client a sense the inspector is watching out for their needs.
One important area is the bath. Keeping in mind that children and elderly are more easily scalded, checking temperature of the hot water via a simple thermometer or thermocouple probe is advised to inform the prospective buyer if any water heater adjustments or anti-scald prevention measures should be pursued. It is not enough to do a temperature assessment via unreliable back of the hand or wrist measurements. Use an accurate instrument and document.
It would be prudent to also check if there is any adverse temperature change in the bath or sink hot water if a toilet is flushed or another shower is in use. This will help provide information under various water use conditions likely to be encountered in the home. Additionally, running the hot water for a few minutes can help identify if the cold water inlet pipe in the water heater has deteriorated or fallen loose inside the hot water tank.
This is a Rheem electric water heater with 40 gallon capacity, installed in a concealed hallway panel.
We recommend 120 degrees (factory settings of many manufactures, recommendations of the Florida Energy Code and the recommendations of the water heater’s safety devices).
We caution about temperatures above this regarding the risk of scalding as well as temperatures significantly below this regarding the concern for sanitary conditions at the kitchen sink.
Rheem 40 Gal. Electric water heater, Manufacturer date, 11 NOV 2014.
As you can see it is unassailable, with things stored on top and around unit. After carefully, there is no drain line from TPR valve to a safe drain location. There is a cold water shut off ball valve, hard to see and access.
writing assignment 2
Back flow Prevention
This is a brass check valve, it is spring loaded and has a rubber gasket backed by a brass seat and stem. Their common uses are for wells and irrigation. they work extremely well. If for some reason they stop working, it is because small shells have gotten past the well screen, and the pump has sucked them up.
The dryer vent is disconnected though the dryer is used. This is a fire hazard. Recommend connecting the dryer vent so that lint is expelled outside the house.
Water Heater Expansion Tanks
Water heater expansion tanks should be positioned high enough that water can easily drain back into the water heater. They may be installed either vertically or horizontally, but vertically is better. Expansion tanks are no replacement for functional TPR valves. Both expansion tanks and TPR valves should be checked for leaks and corrosion.
Estimating the Lifespan of a Water Heater
It is not a home inspector’s job to estimate the lifespan of a water heater, but there are a few things to keep in mind. First, consider whether a water heater is installed correctly and professionally. Improperly installed water heaters will have shorter lifespans. Second, consider the hardness of the water in an area. The harder the water, the shorter the water heater’s life. Finally, consider maintenance costs. If maintenance costs exceed 10% of the cost of a new water heater, it may be time to get a new one.
writing assignment
Non-conforming bedrooms
I have seen several garages turned in to bedrooms. Some garages is wide as 10x20 turned into 2 rooms. with the egress rules state that hallway can not be narrower than 36", that is a room of 7x10.
Most home owners have done this so their growing family has a room of their own.
Problems: No windows to escape from.
Most garage doors has been made inoperable.
And most hallway are not 36"
which Leads a unsafe way to escape in a emergence.
How to Inspect Water Heater Tanks
This picture shows the TPR valve which allows the wax stem to expand and a spring loaded valve opens to release excess pressure due to temperature increases. It should be located within the upper 6 inches of the tank. This valve is labelled to 210 degress F and 150 PSI as limits. A discharge pipe is often used as a diverter of the water to a drain.
Jason Hoerle
Water Heater Expansion Tanks
This is a metal tank attached to the water heating devise. They can be required because water expands as it heats and contracts as it cools thus fluctuating within the system. They avoid dangerous levels of pressure being developed in the system. Common pressure for a tank is 150 PSI. The best installation method is to hang it below the water supply line. It is not a replacement for the TPR valve.
Jason Hoerle