There are a few important things to ensure when it comes to everyone's favorite modern bomb convenience, the water heater. In part 1 I wrote about where they should be located to prevent unwanted house fires. Today I will discuss probably the single most important feature to ensure these tanks don't go boom! Water heaters are large tanks filled with heated water under pressure and there are a few very important safety devices that need to be just so, and anyone who watches MythBusters knows that water heaters, gone wrong, can be devastating…… The Temperature and Pressure Relief Valve (TPR) I will discuss some other important, and very interesting, items in the next posts…….
Jim Allhiser President/Inspector http://SalemOregonHomeInspections.com
The next thing I look at when I am inspecting homes in Salem, Oregon and the water heaters therein is:
This is probably the single most important safety device on water heaters. This is a simple valve that allows gas/steam/liquid to leak if the pressure or temperature gets too high.
In recent years TPR’s have become very standardized, mounted on the tank, but older models still may have the valves on the hot water line. This condition will cause a home inspector to gripe and is not as safe as the valve on the tank but if you do notice this condition it is most likely time to replace your whole water heater.
With the TPR in a standardized location it is now time to add the extension piping. Yes, extension piping is important! Remember that TPR valve is a release valve just waiting for the temperature or pressure to get to high. When it releases it may do so with a significant amount of steam and super heated water. The extension piping ensures the steam exhausts near the ground and not in anyone’s face.
The pictures are perfect examples of how NOT to pipe the TPR!
503.508.4321 jallhiser@perfectioninspectioninc.com
Thanks for the article. We always learn something useful on Active Rain blogs. Best Regards,
I was going to mention the Mythbusters episode that they had on hot water heaters and it took a two story house and made it well... Nothing! You don't realize how powerful those things are. But, if you want to find out yourself, go buy one of those water rockets at Toys-R-Us and pump it a few times and see how far that flies.
Jim, Seen that episode. The film I saw on TPRVs was very old and put out by Watts. I think it was made in the 30s or 40s, old. They blew up water heater after water heater. Man them things can fly!
Good stuff Jim. That is one of the most dangerous items in our homes, and most people never give it a second thought.
James, I just watched that Watts video again, it never gets old does it?
We had two water heaters explode here in San Diego County back in 2003, but none since that I'm aware of. I got to see the one up in Oceanside. The home had been a 2-story home of about 2,200 SF and was reduced to a 1-story home. They found the water heater a half mile away on top of two cars in a strip mall parking lot.
Amazing Russel. I have only heard stories and of course videos. Real actual destruction kind of makes it all that more serious.
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