Water Heater Expansion Tanks
When doing a plumbing inspection you need to check the expansion tank if the water system has one. Not all systems will have a expansion tank as they are just starting to be required. you need to look to see if they are located in the right place, normal above the hot water heater, properly supported so not to put stress on water lines and check that they are not leaking and there are no signs of leaking in the past.
Photo of a clothes washes discharge into a standpipe. The standpipe should be at least 2" in diameter. In this case, the standpipe was inaccessible and the true diameter could not be determined. The inlet gasket however does not appear to meet the 2" minimum requirement. The purpose of this discharge hose to standpipe drainage is to create an air gap so that there is no threat of back flow into the clothes washing machine.
Anti-Scald valves
Scalding from hot water accounts for 20%of all reported burns. At 160 degrees F, hot water can scald a person within a half of a second. With this said, protecting against scalding is important and can be controlled with the use of an anti-scald valve. Anti scald valves work by tempering/mixing cold water supply with the hot water to reduce scald potential. The valve will also help to balance any fluctuations of water pressure within the supply.
An older S-type drain is not an uncommon feature to find while inspecting a house. Questions from the client in regards to addressing the issue, if found, may include a system which I found on the illustrations library. The image depicts an S-Type drain under a sink in which an air admittance valve had been installed to help avoid a syphon effect, thus providing an acceptable fix to the S-Type drain.
A trap on this washer is designed to keep sewer gases and airborne bacteria /order from escaping the drainage system. The vertical distance from the fixture outlet to the trap weir should not exceed 24 inches. The horizontal distance should not exceed 30 inches, as measured from the center line of the fixture outlet to the center line of the inlet of the trap. Standpipes, such as for this clothes washer, should have a minimum height above the trap of 18 inches, and a maximum of 42 inches. Access to all standpipes should be provided for closing vales / general maintenance.
Home filtration systems have many benefits by reducing chlorine, chloramine and other metal contaminants with a specialized filtration that has multi depth carbon filtration reducing down to ten microns. This system also inhibits bacteria growth, inorganic contaminants and water hardness. Environmental Protection Agency’s (EPA) Office of Drinking Water controls the quality requirements for water to be classified as potable. Requirements to levels of contaminants allowed in potable water are becoming increasingly unsafe to consume. Manufacturers of plumbing equipment carefully select the materials that are exposed to potable water. All materials are tested for their potential effects on potable water.
This lavatory functions with hot and cold water. It is a newer bowl design and does not have an overflow. underneath in this picture, there is an acceptable 1.5" waste tailpiece (with drain covering). The tailpiece securely connects to the P trap and a trap cleanout is also functional. The tailpiece does have a small amount of rust, but there is no evidence of water stains below so its most likely an old leak that was repaired (if it ever leaked to begin with).
This graphic of a P trap appeared at least 3-4 times throughout the lesson. I found it helpful for understanding. The minimum 2 inch maximum 4 inch trap seal depth tells me the measurements to watch for. A trap is designed to keep sewer gases and airborne bacteria from escaping the drainage system and entering the dwelling. This is an area where water could easily leak if not correctly secured.
The fixtures in the picture felt loose and could be easily pulled away from the wall. The shower corresponding shower head was loose, as well. This could result in water leaking behind the fixtures as the caulking is no longer sealed to the wall. Possibly caused by a loose drop ear elbow or pipe strap. Recommend evaluation by a plumber.
It is possible that more house fires are started at dryer vents than initially believed. This is the reason why it is important for inspectors to be familiar with correct dryer venting practices. Of note, inspectors should expect to find older style flexible ribbed vents that were used commonly not long ago. Newer standards state that the exhaust vents of today should be made of a rigid metal with a smooth interior. Anything else should be noted as a fire hazard.
The toilet functioned correctly. It flushed with 4 foot of toilet paper. No visible leaks or defeats at time of inspection. No visible signs of leaking on the toilet or surrounding areas. The toilet is mounted securely as tested with inspectors’ legs.
Hard Water
Water hardness refers to the level of minerals found in a home’s water supply. Hard water results when an excessive amount of minerals are dissolved into water as it passes through soil and rock. Hard water presents mechanical and aesthetic problems in homes, but it’s not considered a health hazard.
The following pictures are of a lavatory in a single bathroom home. The lavatory does have an overflow, as well as a pop up drain assembly. The pop up drain is fully functional, moving smoothly and blocking the drain appropriatly. The lavatory drain itself functions well with no apparent leaks, clogs or other issues. The underside of the lavatory is in good condition, with no rust or other corrosion apparent. The tailpiece is installed well, and the P-trap is installed correctly, with no apparent leaks or other issues. The copper line is in very good condition as well.
Research Essay
Per InterNachi’s standards of practice, an inspector is required to inspect the mechanical exhaust system for the clothes dryer. The dryer should not vent into attics or crawlspaces, as vented moisture can damage the structure of the home and vented lint can accumulate and pose a signifigant fire hazard. The duct should be made of metal, have a smooth interior and be 4 inches in diameter. The duct should also not be longer than 25 feet long. Transition duct from the dryer to the exhaust duct can be up to 8 feet long and must be visible. The duct should be supported every 12 feet at minimum (every 4 feet is recommended); sags should be avoided. The duct should terminate outside the dwelling, at least 3 feet from any opening into the home and at least 10 feet from any heating or air conditioner condensor and have a backdraft damper installed.
Residential PlumbingOverview for Inspectors Course
This toilet is functionproperly. It is securely attached tofloor and properly caulked. There was nomovement when trying to rock it. Itflushes and fills properly at this time.
MarketingTip for Inspectors: Meeting Your Client for the First Time
Great article! Itexplains the does and don’ts. People getto caught up in everyday life to realize they may be portraying a bad image toa client. It’s important to be aware ofyour actions when meeting a client.
Pictured below is an electric hot water heater located in the basement of a rural home. There appears to be adequate room around the water heater and nothing cluttering the space. The electrical disconnect is visible and easily accessed. There are both hot and cold valves located above the water heater. The water heater would easily pass an inspection with the exception of a missing discharge pipe on the TPR valve. This feature would direct the release of pressure or hot water away from a repair technician or the home owner.
The below photo was taken of a TPR valve located on the top of an electric water heater. This unit was installed in a very tight confined space which would limit reasonable access for maintenance /repair or replacement. The location of the unit itself is not a defect, but was noted as a concern. Combustion is not a concern due to the unit itself being electric. The TPR valve is installed in a fashion that the tube connected to it is not visible. The vent servicing the TPR valve should be pointed to discharge in a safe direction, but this installation does not allow a visual check for moisture leaking from the tube. I would recommend that the TPR valve be re-plumbed by a licensed contractor.
Estimating the Lifespan of a Water Heater-
May factors can play a role in the lifespan of a water heater. Usage can play a large role in the lifespan based on the simple principle- more water being heated and used, the more the unit works. Quality construction of the water heater is important as well. Units that cost more, are typically constructed better, or are comprised of higher quality materials. Replacement parts are available for water heaters. Hard water can quickly build up mineral deposits, some units feature a self flushing operation, while other units can be drained manually to remove loose sediment and deposits.
