Water Heater Inspection
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 the frequency of its use and maintenance.)
Recommendation: Have water heater flushed two or three times a year to remove mineral deposits at the bottom. Flush about half gallon of water. Keep away from hot water, wear protective glasses!
Any water leak, rust, or corrosion? Check underneath of water heater for rust and corrosion. Water heaters are not very expensive. Replace before its useful life ends. Condition at the time of inspection: -- 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.
Water heater has a discharge/overflow relief pipe extending from pressure/temperature valve down to 8” from the floor? -- Yes -- No --> This is a safety issue.
Photograph above shows the overflow relief pipe (on the right) 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 --> You may have some water on the ground if there is no drip pan (not a very serious problem)
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 above picture 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 --> Inspect if there is a backflow at the venting pipe connection. Hold a tissue/toilet paper to see the direction of flow.
Hot water pipe (shown in picture above) is insulated and water supply has a separate cut-off valve. Ventilation pipe in the middle has a good angle for faster discharge of exhaust gases.
Is elbow degree excessive? -- No -- Yes --> Exhaust gasses may not leave the area properly, if excessive! Existence of exhaust gasses in the garage and in the living space is a serious health hazard!
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 (in 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.