The exhaust flue pipe for a gas water heater should slope continuously “upward”, away from the tank at a slope no less than 1/4" of rise per every 12" of run of the pipe. All joints in the exhaust piping should be secured with screws to prevent the pipe joints from separating.
TPRV discharge pipe is missing at heater side. This is a safety hazard for anyone near the tank during a discharge. Recommend install piping and preferably route to outside for safety by a licensed plumbing contractor.
NOTE: Temperature and pressure (T&P) relief valves used on residential water heaters are typically designed and manufactured to relieve on pressure at 150 psi and on temperature at 210 degrees F. These relief valves protect the water heater from excess pressures and temperatures by discharging water.
Here is the TPR valve on the water heater. It is located within the top 6 inches of the water tank. An undersized or non-existing TPR valve is a serious danger to the home and it’s occupants. If pressure were to build up within the water heater and it cannot properly relieve pressure through the TPR valve, the water heater could rupture, propelling itself like a rocket through the home, including the roof.
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There are several ways you can save money on your monthly energy bills. Up to half the energy you use in your home goes towards heating and cooling. Add insulation to you entire building envelope and heating ducts. Install ceiling fans. Replace air filters. Install a wood or pellet stove which is more efficient at heating your home than a furnace. Pulling the curtains over the windows at night will help insulate the room.
There are more ways to save on your energy bills. Refrigerators and freezers should not be installed next to other appliances that give off heat or be located in direct sunlight or else they will spend more energy to stay cold. Exchange your incandescent light bulbs for LEDs and use daylight as much as possible to light your home instead of light bulbs. Also make sure you windows are double-paned.
Finally, switch your conventional ovens for a convectional one which will use about 20% less electricity to cook food.
POOL SAFETY: I can’t possible explain this in just 40 words so I will exceed that for sure:)
The real tragedy here is that The Consumer Product Safety Commission (CPSC) has estimated that each year, about 300 children under the age of 5 drowned in swimming pools. Hospital emergency-room treatment is required for more than 2,000 children under 5 who were submerged in residential pools. Here in California, inspectors are now required to report on the pool/spa safety features of any home with a pool and/or spa.The requirement is that we must report on the existence or non- existence of at least 2 of the 7 main safety features that are available for pools and spas.
The main safety features are fencing with it’s proper features - height,spacing and latching properties; whether or not there are door and window alarms that lead to the pool from the house; a proper pool cover; pool alarm types such as: surface wave sensors,sub-surface disturbance sensors or wristband alarms.
Since pool alarms are not foolproof and they rely on someone remembering to activate them, they should not be depended upon as a substitute for supervision, or for a barrier completely surrounding the pool.
In summary, pool alarms are useful safety features, although inspectors should recommend to their clients that they be used strictly in conjunction with other strategies such as GOOD parental supervision and diligence!!:)
The traps and drainage systems on this property appear in good working condition. All drains are draining properly and there are no leaks of note. The water heater is electric and a local disconnect is present. The tpr valve is present and show no signs of leaking and has the proper air gap and draining procedures in place.
Interesting read on polybutylene piping. I have heard all the horror stories from clients about this type of piping. It kind of amazes me that there still is not a mandate on replacing it . In my opinion it would probably be wiser and cheaper to replace it when it is discovered that to deal with probable damage it can cause
I took a picture of the underneath side of a bathroom sink. Pictured here is a p-trap and shut-off valves, with hot on the left and cols on the right side. It appears that the tailpiece is relatively new. I inspected the local area with no signs of water leakage or damage.
I read the article regarding H-clips. I now understand thay h-clips are commonly used on roofs to increase the stiffness of sheating, especially along the roofs edges. Also, some codes may require their use and others may not. It os difficult for the inspector to call this out because they typically will not have access to the original building plans.
When installing a water heater, a discharge pipe must be installed at the outlet of the temperature/pressure-relief valve to automatically discharge water in the event that the temperature and/or pressure inside the tank exceeds safe levels. The discharge pipe should be the same diameter as the outlet of the temperature/pressure-relief valve, and should extend down the side of the tank to a distance no greater than 6 inches from the floor, with a visible air gap between the discharge pipe and the floor.
The picture was taken on a toilet. There was no any cracks anywhere on the toilet tank or bowl. Inspectors need to flash all toilets. Inspectors should never operate the water shut-off valve behind the toilet, or any other water shut-off valve
The image is called a sediment trap on hot water heater. The water heater is gas fuelled and it is required to have a sediment trap. it is a downward tee fitting in the pipe just before the inlet on the control valve. Natural gas can carry with it small bits of debris.
The hot water expansion tank contains air or a rubber bladder to absorb expansion room caused by the heating of water expanding it’s volume. The pressure absorbed by the tank takes pressure off the piping or distribution system which decreases the possibility of a pipe bursting.
Sacrificial anodes are placed inside a water heater for the purpose of absorbing and attracting corrosion causing oxygen. It is made of aluminum or magnesium which attracts a chemical reaction to keep it away from the tank materials. These rods can be replaced regularly.
expansion tanks in hot water heating systems. This system had recently been redone when i had inspected the property. The whole system had to be changed to the one present. The expansion tank and pressure valve was new and the owner wasn’t aware if he really needed one.
Kitchen Sinks. I have learned that only p traps are acceptable under the sink and that mechanical vents are an option for island sink. Having seen them in the past i better understand now why it has to be done this way.
An inspection of the readily accessible sections of the plumbing water supply, waste pipes, faucets and fixtures identified no visible leaks that require repair at this time. A program of regular inspection by the homeowner should be considered in order to identify any visible leaks prior to causing any substantial damage.
With the increase in the use of island sinks in new construction it becomes more important to understand proper venting. With no nearby wall to conceal venting it is critical to provide another means of preventing trap siphoning. There are “one-way” air admittance valves available for both new and retrofit applications under counter tops.