This Bradford White water heater has a flammable vapor ignition resistance system. Looking at the warnings on the front I noticed the manufacturer still lists the 18" above floor requirement when installing in garages. In my area of Tennessee it is a Code requirement also.
Just read the article on anti-scald valves. They have been a code requirement in my jurisdiction for showers for several years now. These valves totally eliminate the temperature fluctuations that used to be common. Good article.
I noticed several defects on this water heater. There is no expansion tank. There is no discharge pipe on the temperature pressure relief valve and while there is a drain pan it would drain onto the garage floor.
I did my research on expansion tanks since I just finished the course on water heaters. The article said that sometimes the bladder can leak and let air into the water. I found it interesting that more air can be added to the tank via a Schrader valve. The same valve found on automobile and bicycle tires.
I’m visually inspecting an electric hot water heater. The hot water heater functions properly. A TPR valve is present. No recommendations needed.
Water heater can be dangerous because they’re under pressure from high water temperatures. To safe guard a water heater from exploding from high pressure, a TPR valve is installed. A TPR valve will relieve pressure from inside the tank preventing explosions.
This photo is of a TPR valve on a natural gas water heater tank. The valve has discharge pipe going from the unit through the exterior wall. The pipe is converted to CPVC. It has a few elbows that may not have been needed but appears to function properly.
The article on Tankless Water Heaters in the Library of Inspection Articles has interesting information. This article does a good job of explaining what exactly these type of water heaters are and how they work. It also explains the many advantages of these units, which are vast. One concern I was left with is with all the advantages, what is the difference in cost between tankless and conventional water heaters?
Inspected electric water heater found it to be newer, only problem seen is an expansion tank should be installed by a licensed plumber.
During a home inspection I noticed the hot water heater was missing the catch pan. I also looked up the age of the tank and it was 19 years old. The service life was 7 years past its date. Water heaters have a typical life span of 6-12. I recommended that they have the seller’s replace it before they move out as it could fail any day.
Article: water heater expansion tank
This article explains the use of a water heater expansion tank and what should be inspected. A water heater expansion tank should never be used as a supplement for a tpr valve. A typical water heater expansion tank is only 2 gallons and holds generally 150 psi. A tpr valve will discharge at a rate higher then 150 psi when the water is hotter then 210 degrees.
Research Essay, Life Expectancy Chart for Homes
I found a chart in the library that shows the estimated life expectancy of systems, components materials, products and appliances. These life expectancies are based on normal wear and tear, recommended maintenance as well as testing and research. According to the chart the life expectancy for an on-demand water heater is 10 years and conventional water heater is 6 to 12 years. These life expectancies should only be used as guidelines when discussing with the client as many other factors like weather, usage and installation also come into play.
This hot water heater was installed properly with the gas shut off valve in the right place and the exhaust vent pipe in the proper location. There was no discharge pipe however but no signs of leakage.
Read article on expansion tanks which should be installed above the hot water tank for proper drainage. The inspector should look to see if it is properly secured and look for signs of corrosion and leaks. Please note that it is not a substitute for a TPR valve.
Water heater tanks course:
The water heater in my pictures below is an electric unit. The electric connection is connect properly with the correct wire size, I was unable to locate the breaker for the unit due to an unlabeled breaker panel. The hot water heater did not have any visible leaks at the time of inspection. I noted that the T & P valve had proper data tag and did not show signs of leaking, but was not plumbed to the floor.
Water heater tanks course: Research Exercise
I studied a picture of an electric hot water heater in the InterNACHI’S library and took the course How to inspect water heater tanks. I have drawn the conclusion that when inspection a hot water heater there are 4 main points to inspect, 1 fuel or electric connection correct, 2 proper venting, fresh air supply, 3 T&P valve installed and not blocked or corroded, 4 no visible leaks.
This water heater is an A.O.Smith 30 gallon electric water heater manufactured in May of 2009. It has been powered on dedicated 30 Amp breaker from the panel box just left of the location. The green grounding screw was not present. All piping was done in cpvc with a hot water shut off valve installed. The temp/pressure relief valve is present and piped down to the catch pan under heater with an air gap, then piped outdoors from pan. The drain valve is present and made of higher quality brass. There were no leaks, water marks, rust, or other physical damage noted at time of inspection. Recommend some type of retaining strapping to prevent possible tipping and proper grounding of water heater tank.
For this trip to the library of articles I choose to look at the water heater InterNACHI Water Heater Dating Chart. Although there wasn’t an article to read in this one, the chart will prove itself quite useful in determining the manufacture dates. In the videos the speakers have mentioned a few times how the date was hidden in the code on the information plate/ sticker, but I still wasn’t able to see it. Think I was looking for something a little less cryptic. Now armed with this handy breakdown of their coded messages I too can now spot the dates in the Water Heater Matrix.
On a recent inspection I observed this Watts TPR valve to have an informational tag attached. The tag advised that certain naturally occurring mineral deposits may adhere to the valve rendering it inoperable. Therefore after making sure that the properly sized discharge lines are in good working order an annual functional test of the valve be performed. The tag went further to advise that this TPR valve should be replaced every 2 to 4 years.
I learned a water heater without working safety mechanisms can fail and turn into a missile. Gas heaters need air ventilation.