Research & Writing Assignment:
Dating a water heater is a relatively simple process. Find the serial number, if accessible, in this case I am using my own water heater. The important numbers in serial number are MF88. The second digit is the month manufactured and the third and fourth are year manufactured. The unit was made in June of 1988.
Inspection & Writing Assignment:
When inspecting the many aspects of a water heater or indirect water tank you want to make sure you look for and expansion tank or expansion valve line attached to the cold water line for the heating unit. There is not a lot you can do for the inspection of a expansion tank but the couple things you can look for are the position the tank is in. If it’s at an angle or sideways then it should have a support strap on it tied usually into the floor joist or wall stud depending on where it’s located. Like the one in the picture which is actually a fairly large tank it should have a strap going up to the bottom of the floor joists for support. Check the fitting for corrosion or leaks and the piping that its attached too, if its not threaded hard pipe usually copper then you need support straps regardless of its position. A way to see if the tank is still functioning properly would be to test the schrader valve on the top, if you depress it and air comes out or nothing comes out then you’re fine, if water comes out then the tank is probably failed and should be repaired or at least examined by a certified HVAC tech.
Research & Writing Assignment:
With all the different aspects that make a water heater run right whether gas or electric as a home inspector you wont be able to see most of them. For example when you’re standing in front of a water heater all the internals are not visible like the burner plate, the flue baffle, sacrificial anode rod or the dip tube. You can how ever check the fuel supply, whether gas lines or electric wiring. You can check the water lines, hot and cold for corrosion or different metal connections, plastic water pipes to close to the exhaust pipe. Looking for a cold water shut off valve and expansion tank. check the TPR valve for corrosion and heat rated pipe that discharges at least 6 inches from the floor. The exhaust pipe must be at least a 4 inch pipe with a positive 1/4 inch per foot slope up and secure. Stepping back looking for earthquake straps if required in your area. A drip catch pan underneath the water heater. And recording the data plate for the client’s and your records for size, manufacture and age.
Research & Writing Assignment:
The image “Discharge Pipe on TPR Valve” shows a TPR valve with a pipe attached. It discharges straight down into a bucket. It is acceptable for a TPR valve to discharge on the floor, however the pipe should not terminate more than 6 inches (152 mm) above the floor or waste receptor. A bucket sitting on the floor is not a waste receptor. Therefore the pipe is too long and should not dispense the expelled water into a bucket.
Inspection & Writing Assignment:
On a recent inspection we came across a newer installation of a nice hybrid heat pump AO smith water heater. I looked for improper installation of seismic straps, lack of a drip leg, improper installation of TPR piping/drainage, and the correct spacing from the garage floor. It passed with flying colors.
Research & Writing Assignment:
Reading through the library of inspection articles on the “Estimating the Lifepspan of a Water Heater” section, I learned that there are many factors that can decrease the longevity of a unit including: Incorrect installation, usage, and even poor engineering of the unit itself. You seem to get what you pay for.
Inspection & Writing Assignment:
There was a variety of items wrong with the gas water heater in the picture that I’ve attached. The first being that the gas was being supplied with copper. Next, the TPR valve was plastic and joined with another drain so that no visible break was present and a tee was in use. Also, there were no dielectric fittings and a pan was used even though it was on a concrete floor. All in all, this was a pretty poor installation.
Research & Writing Assignment:
I reviewed an illustration of a TPR valve from the image gallery. This is one of the most common areas of inspection issues for me. The 3/4" discharge pipe needs to me metallic and stop within 6" of the floor or drain. No tees can be present and the end can not be threaded.
Inspection & Writing Assignment:
I like to take a lot of pictures during an inspection. This is a picture from a recent inspection. this Picture shows a safety problem with a hot water heater. The wires are exposed and should have wire nuts installed and concealed within the wiring box on the water heater.
Research & Writing Assignment:
The Flammable Vapor Ignition Resistant Water Heater (FVIR) is a great safety system. Since 2003 they have become a standard for gas operated water heaters. So many of our water heaters are installed in the garage. This has always been a true safety hazard. When there were gas fumes (from a car or gas can or such) it was only a matter of time before the fire or explosion took place. There are no telling how many catastrophes and lives the FVIR system has saved.
Inspection & Writing Assignment:
After viewing this water heater. It is obvious that this water heater is not connected properly. The top edge of the water heater seems to be weeping rust down the body. The TPR valve doesn’t have a discharge pipe and the relief valve is in the discharge position. This water heater needs to be replaced and its a hazard.
Research & Writing Assignment:
The maintenance of a water heater vs the replacement of one. I believe that sometimes it is best to just replace the water heater. You can end up spending half of the cost on a water heater just trying to mend it. By the time you add up the parts cost and time, then the amount of time it may last, a new water heater is best.
Inspection & Writing Assignment:
Water heater is located in the garage. It appears that the water heater tank is fairly new and has all the proper tagging on it. It is a gas water heater
Suggested to client to move the card board box further away from the water heater tank.
Research & Writing Assignment:
Upon inspection of the water heater tank it appears that the flex lines has lots of corrosion. It is suggested that a licensed plumber inspect the water heater tank. It appears there is no leaking occurring at the time of inspection.
Inspection & Writing Assignment:
Hot water tank inspected was natural gas tank located in basement. It was 40 gallon tank. It looks pretty good in condition. It was 2006 according to the serial number. There was no leakage at the time of inspection. TPR valve has safety specifications on it. It was FVIR tank. Flue pipe is good in condition. All the valves are present and are in proper and right location.
Research & Writing Assignment:
Hot water tank or water boilers are very important part of the home. They should be kept well maintained and should be inspected regularly for it functioning and safety features. Flue pipes must be kept clean. All the valves must be in good functional condition and free from any leak. No combustible materials should be kept close to flue pipes.
Inspection & Writing Assignment:
I recently inspected an electric water heater with multiple defeciences including: Unit was located in a bedroom closet, absence of a water heater pan that did not terminate to the exterior, corroded water shut off valve and the absence of an opening that would allow for replacement without removing the door unit. Someone apparently installed the door unit after the water heater was installed.
Research & Writing Assignment:
As a homebuilder for many years and now an inspector I have not seen expansion tanks for water heaters until recently. I now understand the importance of having one installed in a closed water system after educating myself through Nachi. I can now pass this important information on to my clients. The fact that the tank acts as a shock absorber in the system is really an easy, logical way to explain how and why they work. As we move forward in the building sciences of newer technologies and improvements I really appreciate knowing that this is one more safety device that could really save someone from mayhem one day. Our current home is less than 6 years old and does not have an expansion tank installed so I will now add that to my to do list.
Research & Writing Assignment:
Upon my inspection of the hot water tank is a gas fired hot water tank with a sediment trap at the gas piping next to the tank itself,also the the tpr valve is correct place with a thermostat to control it .
