Looking for some feedback. I did an inspection in Dunedin, FL in Pinellas County.
It worked like a champion and was 8 years old. No permitting data available. In my inspection report I am including this was heater as a defect as a poor install method.
The following deficiencies were observed:
Despite a small top cover, the unit remains exposed to the elements, which can lead to accelerated wear, corrosion, and safety issues.
The thermal expansion tank is unsupported, placing strain on plumbing fittings.
Corrosion is visible on the water supply connections, possibly from exposure.
The unit was resting on round masonry paver(s).
Here is my main question. Would you all, or would all NOT include this in a 4-Point indicating that the water heater is unsatisfactory?
The four point already asks for the location of the water heater, so you do not need to write it up as a deficiency. They can decide for themselves. I would imagine that the insurance company would prefer the unit being outside as there is no longer a risk of damage to the interior. If the homeowner is ok with it, I would let it go. If it was a new purchase, I would note that the location isnt ideal.
I call every expansion tank out that’s not properly supported in the event that the bladder fails and fills the tank with water. I’ve seen them bend copper pipes and even have seen the tank itself get damaged.
I rarely find one anymore that’s not properly supported.
I recently called this one out for lacking proper support.
Yes, water heater expansion tanks must be properly supported, and not solely by the connecting piping. Manufacturers typically specify this in their installation instructions. The primary reason for this is to prevent stress on the plumbing connections, which can lead to leaks or failure, especially when the tank is full of water.
Here’s why and how they should be supported:
Not by piping alone:
The International Plumbing Code (IPC) (308.10) and manufacturers’ instructions explicitly state that expansion tanks should not be supported by the pipes connected to them.
Vertical vs. Horizontal:
Tanks installed vertically (above or below the piping) may be supported by the piping if the manufacturer allows it, but horizontal installations always require additional support.
Manufacturer Instructions:
Always consult the specific tank’s installation instructions for the proper support method.
Before we move onto 4-point. I think your concerns may be valid, but you would need a little more and a little less than what you stated.
This is a Rheem installation manual excerpt. I would recommend always starting here for further insight when something is unconventional. Often you can say more with less because you are stating facts.
The water heater was installed at the rear exterior. According to the manufacturer this unit is for indoor use only. Additional concerns observed such as corrosion at pipe unions, insufficient support for the expansion tank, and the tank was placed on pavers subject to settlement.
Morning, Donald. Hope to find you well and in good spirits today.
To properly install a Rheem Classic Series outdoor water heater, you’ll need to consult the specific installation manual for your model. Is that SoP?
Certain brands/makes/types of water heaters, particularly on-demand water heaters, can be installed outdoors. I have no bones with that.
In most cases, based on the quality of, and manufacturer’s suggested service life, guarantees, and installation locations & methods of course, the average life expectancy of a water heater is about 8 to 12 years, and varies with the location and design of the unit, quality of installation, maintenance schedule and water quality as explained above, hopefully…Lol.
Write up obvious visual clearance and physical deficiencies and safety defects.
Note manifesting and serial numbers.
If the water piping has adequate support near the tank, and the tank is in a vertical position, then extra support may not be required, in my opinion. However, any horizontal installation should obviously have additional support added.
So, the question is, what is adequate support for the piping on a vertical tank? Well, you just have to use your own judgement. Figure 20-30 lbs of weight for a typical tank full of water.
