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From Our Trusted Inspector: Water Heaters

By
Real Estate Agent with The AmyBSells Team - Keller Williams Advisors

This has been a crazy summer with so many sales, and so many inspections, I thought an article on water heaters might come in handy. My most knowledgeable inspector Mike Patton has shed some light on some common issues with water heaters, and expansion tanks. A condo I had for sale this summer had the smelly water issue, and it was simply remedied with a new water heater, and the smell was gone. I hope this helps anyone with water heater questions or issues. Mikes thoughts are below…
Several customers have asked about water heaters, problems, and concerns associated with them. Keep in mind that I am a Licensed Home Inspector and not a licensed plumber or code enforcement agent so I will answer to the best of my knowledge and the general findings form researching these items. The one comment is that code enforcement various form location to location. As a general statement, most of the components discussed are available to the general homeowner, but I will caution you to have a licensed plumber perform work or replacement of a water heater.

In general, water heaters appear to last approximately thirteen years in the Greater Cincinnati area. This may be reduced if the system uses a private water source such as a well. Gas water heaters also seem to last a little longer than an electric unit.

The general anatomy of a water heater is the heating source, gas burner or electric elements, tank, cold water shut off valve, drain valve, temperature and pressure relief valve (T&P), sacrificial anode, thermostat, flue (if gas) and expansion tank.

The most common problem encountered with existing water heaters is a leaky T&P valve; these valves are to prevent excessive pressure or temperature within the tank. In the event the pressure and or temperature exceed the design rating, the T&P valve opens Electric Water Heaterautomatically. The valve will not close automatically, in this case, water continues to run out of the tank, and flooding can occur. Due to this valve, automatically opening and discharging hot water these valves are to have a discharge pipe that extends to within 6” of the floor. These discharge pipes can also feed into a drain.

Another common problem with existing water heater is strong odors emitted when the water is run. This is commonly where the sacrificial anode comes into play. The anode is commonly made of magnesium and or aluminum, zinc and other combinations or specific metals. The anode when deteriorated (the anode has to be removed to inspect the condition) no longer attracts corrosive elements and the water will begin to have anode or. Replacement of the anode is sometimes an easy process verse in some units it is part of the hot water discharge pipe (plastic lined tanks).

In homes that have been vacant for a period of time and the water has not been circulated through the hot water tank an odor may be present that is caused by bacteria. In this case, the age of the water tank is not a factor, this may happen in an old tank or one less than a year old. Different resources suggest using chlorine bleach or peroxide to eliminate this bacteria and the associated odor. Different resources describe how to introduce the peroxide into the system to accomplish this, most agree that using the peroxide is much safer than using chlorine bleach. A link that describes this process quite well is http://www.smellywater.com/

Gas Water HeaterExpansion tanks are the small tanks located on the cold water supply commonly near the water heater, these tanks appear to be similar to a small propane tank used for a gas grill. When a backflow device is present either within the home or at the meter a closed loop system is present and an expansion tank is needed. Without an expansion tank the in a closed loop system the T&P valve will commonly leak, water faucets drip, water hammering and other items fail more quickly. Water expands when it is heated, as an example water heated in a 40-gallon water tank from 90 degrees F to 140 degrees F the water will expand nearly one-half gallon. The tank is intended to absorb the expansion created when the water isSacrificial Node heated. In older systems where a backflow device is not present an expansion tank is not needed due to the pressure is absorbed by the main water supply, the exception to this is if the pressure is above 85 PSF. It is considered good practice to install a water expansion tank when installing a new water heater, most of the local municipal water systems are now using meters with back flow prevention, and these are primarily to protect the quality of the municipal water supply.

As a safety note, I recommend inspecting your gas water heaters flue on a regular bases, if the flue has rust or pinholes it should be replaced immediately. Poor venting is often identified by excessive deposits of white material found near the bonnet or below a bad joint in the flue. If you suspect poor venting, I recommend having a licensed plumber or heating and cooling contractor inspect further and determine if a repair is needed or even if the flue is currently blocked. Keep in mind a poorly vented gas appliance is a carbon monoxide hazard and can be deadly.

In closing, I recommend that if you are installing a new water heater have it inspected by the local code enforcement agency, this will commonly cost you less than $50 and is an excellent safety measure. In the Cincinnati area and Northern KY, code enforcement agents state that all water heaters installed are to be inspected regardless of if a contractor or a homeowner installs it. As always, I recommend that for specific technical questions or concerns associated with plumbing systems that you contact a licensed plumber.

Michael Patton is a Licensed Home Inspector and the owner operator of AA Home Inspection LLC located in Northern Kentucky. Michael is licensed in Kentucky and Indiana and qualified to perform inspections in Ohio (Ohio does not have a licensing requirement). Michael is the current President of the Kentucky Real Estate Inspectors Association Inc. (KREIA) and an active member of the American Society of Home Inspectors (ASHI). Michael started AA Home Inspection LLC in 2001, prior to this Michael had worked for firms providing a wide range of services including design, construction, and project management. Michael’s services include Residential Home Inspections, Light Commercial Inspections, WDI/Termite Inspections, and Radon Testing. The Greater Cincinnati area provides a wide variety of inspections; from the million dollar properties to the fixer upper homes, new construction to homes well over one hundred years old and clients from the well established to the first time homebuyers.

www.AAHomeInspection.net

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