TPR Valve Placement Question

(Stacy Bergman) #1

Hey all,
New inspector here with a question.
Check out the photo and the placement of the TPR leg. I’m calling it out as I believe that the blow off leg should be visible to the homeowner should there be an issue. Just want to make sure I’m on the right track with the call. And yes, we can’t ignore the mold like substance on the wall! Thanks for the feedback!!

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(Joseph DePiero) #2

I would write it up. The TPR discharge pipe cannot be obscured from view.

(Stacy Bergman) #3

Thanks for the confirmation. Just what I thought

(Stephen H. Payson) #4

And don’t forget to write up the “suspected microbilal growth”

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(Simon Rechkin) #5

I see what may be mineral deposits around TPRV. If that’s the case, it needs to be replaced. Expansion tank may be needed. Also missing is cold shut off. Yes, ideally the discharge pipe should be visible. Remember, TPRVs need to be tested from time to time, how do you do that if you cannot access the discharge pipe to put something under it for the test.

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(Stacy Bergman) #6

For sure Thx

(Larry Grove) #7

Make sure you also write up the substandard wiring. Substandard wiring was found for the water heater’s power supply. Exposed non-metallic sheathed (Romex) wiring is used and is subject to damage. Both the insulation and conductors can be damaged by repeated movement or contact with objects such as stored items. This is a safety hazard for both fire and shock. A qualified electrician should evaluate and repair as necessary. Typically, flexible conduit with bushings is used in this application.

(Mathew Wintzer) #8

“I see what may be mineral deposits around TPRV. If that’s the case, it needs to be replaced.”

Good catch. I have to admit, I didn’t notice that until I read your comment.

(Simon Rechkin) #9

In most areas, the AHJ will not enforce protection of NM wired to water heater as long as properly supported. Nobody is going to store anything on that water heater. Closets, maybe. That’s why you see so many wired directly using NM cable. I would check with local AHJ before I started calling out all the heaters wired this way :slight_smile:

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(John Cooley, MD License # 33502) #10

Absolutely correct, I’ve done thousands of inspections, this method of wiring is acceptable

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(Harold Butler) #11

Does the pipe terminate outside? If so there is nothing wrong with the placement of the pipe or the valve

(Roy Lewis, CMI - North Florida Inspector) #12

Where did you get that from?
UPC 608.5 Relief valves located inside a building shall be provided with a drain, not smaller than the relief valve outlet, of galvanized steel, hard drawn copper piping and fittings, CPVC, or listed relief valve drain tube with fittings which will not reduce the internal bore of the pipe or tubing (straight lengths as opposed to coils) and shall extend from the valve to the outside of the building with the end of the pipe not more than two (2) feet (610 mm) nor less than six (6) inches (152 mm) above the ground or the flood level of the area receiving the discharge and pointing downward. Such drains may terminate at other approved locations. No part of such drain pipe shall be trapped or subject to freezing. The terminal end of the drain pipe shall not be threaded.”

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(Joseph DePiero) #13

Roy, I made the assumption(perhaps incorrectly) that the discharge pipe did not terminate outside but above the floor. 99% of the ones I see in my area do not terminate outside or into a drain.
IRC P2803.6.1 states “The discharge point of the TPR valve to be readily observable”

Roy, I just noticed you are in Florida. Piping outside is probably the norm? Here in N.E Ohio, the tanks are usually in the basement and the TPR just terminates above the floor. Usually no floor drain either except newer construction
(One thing i just noticed about the new forum is the location of the poster is no longer shown)

(Roy Lewis, CMI - North Florida Inspector) #14

Here is the code . And as you said…“The discharge point of the TPR valve to be readily observable”
However,That could be outside.

" P2803.6 Installation of relief valves.
A check or shutoff valve shall not be installed in the following locations:

  1. Between a relief valve and the termination point of the relief valve discharge pipe;

  2. Between a relief valve and a tank; or

  3. Between a relief valve and heating appliances or equipment.

P2803.6.1 Requirements for discharge pipe.
The discharge piping serving a pressure-relief valve, temperature-relief valve or combination valve shall:

  1. Not be directly connected to the drainage system.

  2. Discharge through an air gap located in the same room as the water heater.

  3. Not be smaller than the diameter of the outlet of the valve served and shall discharge full size to the air gap.

  4. Serve a single relief device and shall not connect to piping serving any other relief device or equipment.

  5. Discharge to the floor, to the pan serving the water heater or storage tank, to a waste receptor or to the outdoors.

  6. Discharge in a manner that does not cause personal injury or structural damage.

  7. Discharge to a termination point that is readily observable by the building occupants.

  8. Not be trapped.

  9. Be installed to flow by gravity.

  10. Not terminate more than 6 inches (152 mm) above the floor or waste receptor.

  11. Not have a threaded connection at the end of the piping.

  12. Not have valves or tee fittings.

  13. Be constructed of those materials listed in Section P2905.5 or materials tested, rated and approved for such use in accordance with ASME A112.4.1. "

(Roy Lewis, CMI - North Florida Inspector) #15

What is why I added it to my header.
You can find their location by clicking their avatar/picture.

(Joseph DePiero) #16

Good idea about adding it to your header.
thanks!

(Rhyan Hill) #17

Good reminder

(James Robedeaux) #18

Hey fellow Inspectors, I’m new in the business as well I’m wondering if the piping itself would not be mentioned? If it were going on my inspection report I would think the 90 degree bend in the pipe would be a restriction of flow as would a trap. Does a TPR valve and pipe need to be a straight pipe with no bends?

(Stephen H. Payson) #19

Maximum 4 elbows and max 30 feet length

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(Roy Lewis, CMI - North Florida Inspector) #20

No!
Elbows are ok! How else with a top mounted TPRV be able to get within 6 inches of the floor?

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