Water Heater Inspection
Inspection of water heating system
Number of water heaters: -- One -- Two
Type of water heater: -- Gas -- Oil -- Electric
Location of water heater: -- In the garage -- Other ……..
Self-closing water heater door in this photograph is obstructed by books and other materials preventing safe and easy opening of the door to reach the gas cut-off valve inside.
Age of the water heater -- years (if not written on the equipment, refer to Carrier’s Blue Book to determine its age)
Capacity of water heater: 40 gallons (electric heaters have larger capacity). Electric heater’s recovery (water-heating) capacity is lower.
Inspecting general condition of water heater
-- Appears in serviceable condition -- Looks old – Lack of maintenance -- Near end of its useful life. (Water heaters have a life expectancy of 10-12 years, depending on how frequently they are used and maintained.)
Recommendation: Have water heater flushed two or three times a year to remove mineral deposits at the bottom. Such flushing (about half gallon of water) requires great care. Wear protective glasses and keep away from the valve.
Inspection of water heater for corrosion
Any water leak, rust, or corrosion? Check underneath of water heater for rust and corrosion. Press your finger gently to feel if it is soft. Don’t take any risk. Water heaters are not very expensive. And, it is a big inconvenience when it bursts.
-- In good condition -- Evidence of rusting --> Consider replacement soon.
Does water heater have pressure/temperature valve? -- Yes -- No --> This is a serious safety issue. Other alternative is a Watts 210 gas shut-off valve.
Does water heater have a discharge/overflow relief pipe extending from pressure/temperature valve down to 8” from the floor? -- Yes -- No --> This is a safety issue. (Make sure that this relief pipe is not PVC. Please not that PVC pipe is not rated as a conduit for hot water.)
Overflow relief pipe in this picture is made of copper. This particular relief pipe was diverted to the outside of property rather than ending on the floor.
Is it equipped with drip pan (to collect the discharged water)? -- Yes -- No --> Expect some water on the ground from time to time.
Is floor height of water heater 18” above garage floor? -- Yes -- No --> Flame of gas heater may cause fire due to heavy flammable gas on the garage floor. Serious safety issue!
This natural gas-operated water heater in this photograph was placed on a platform much higher than the garage floor. Notice that this water heater does not have a drip pan under it.
Is combustion chamber of water heater functioning properly? -- Yes -- No
Does water heater combustion venting look operational? -- Yes -- No --> Feel if there is a backflow at the venting pipe connection. Hold a tissue/toilet paper to see its movement.
Hot water pipe is insulated and water supply has a separate cut-off valve in photograph above. Ventilation pipe in the middle has a good angle for faster discharge of exhaust gases.
Is elbow degree excessive? --No -- Yes --> Exhaust gasses will not be removed properly and may cause life safety problems in the garage and in the living space.
Does water heater have seismic straps? -- Yes -- No --> It is mandatory to always secure the water with two straps in seismic zones as in California.
This water heater (above photographs) did not have any straps before the inspection and the upper and lower straps were placed just two before the settlement day.
Does gas pipe have a drip leg? -- Yes -- No (Drip leg collects dirt in the system.)
Is water heater protected from physical impact (by automobiles and other objects)? -- Yes -- No --> Consider protection.
Does it have an enclosure door? -- Yes -- No --> Safety issue, consider installing one.
There should be adequate supply of air for water heater. If the water heater is installed in an enclosed space such as a closet, make sure that there is sufficient air openings to let enough air for safe gas combustion.