Inspecting water heaters - Part 2
Water heaters are something we take for granted. They set unnoticed in the corner of the garage or utility closet. When looking for a new home, buyers and agents alike seldom take note of this appliance, save for turning on the tap to see if it is working.
Home inspectors need to look at the safety features. Today I will address TPR valves. Temperature/Pressure Relief (TPR) valves need to be installed on all water heaters. Water heaters are pressure vessels that can explode under the right conditions. The TPR valve prevents this from happening.
All TPR valves need to have an extension. Far too often, many handymen or DIY'ers 
forget this all important feature. Should the temperature rise or pressure build up past the set point of the valve, super heated steam or scalding water will be released. If you or a family member is in front of the valve, you could be badly burned.
TPR valve extensions need to be appropriately sized and use the proper material. The valve extension material should be equal to the diameter of the valve body opening. Generally 3/4" is standard. The extension material has to be rated for high heat. CPV or copper tubing is most widely used. PVC, with a 140 degree F temperature rating, is not acceptable. Depending upon local guidelines, Valves should extend to withing 4-6" of the floor.
© 2009 michael thornton | complete home inspections, inc. | brentwood, tn | 615.661.0297 | www.completehomeinspectionsonline.com
Helping YOU Live YOUR American Dream
Inspecting Water Heaters - Part 1
This posting and the contents herein is the intellectual property of Michael Thornton, CEO of The Complete Group. We provide the highest quality service in the areas of home inspections and videos/photography for the web, corporate, businesses and the real estate industry. Complete Home Inspections, Inc. and Creative Video Concepts serves the Brentwood, Franklin, Nashville and the area surrounding Davidson and Williamson County TN. This post is a contribution to the ActiveRain Real Estate Network.
Michael, all good information. Yet another reason why I insist that Buyers choose a good inspector, like you, to have their home inspected during the buying process!
Problems with TPR valves have to be one of the most common defects I find on water heaters.
Thank you Michael, very good points about water heaters. . .
Michael
You are just to picky. LOL
Michael - sold a house recently where the valve was facing and almost touching the wall, so could not open. Duh? Picky indeed @Mike! :-)
Glad my water heater doesn't look like the one in your photo. So, I know I'm "OK". But we do see some "real messes" out there as we show our clients homes for their consideration. Luckily, a good inspector will catch these obvious shortcomings.
Have you seen the mythbuster blow up water heaters? They pack a punch!!
I enjoy reading your blog. It's great to have information to help with my clients and my family.
Thanks, Michael...now that I've re-blogged Part 1, I'm going to re-blog Part 2! :)
Leilani
Last week I inspected a home with a washing machine supply line being used as a TPR valve. It was curled around to form a high loop and back down to the floor drain. The homeowner thought this would be a great way to handle the pesky constant drip.
Michael, I also enjoy reading your posts...they are interesting and very informative. thanks.
Michael, this was a great post. I read it and check a few of my water heaters. I did not like my findings. This spring I will start converting all heater to tank-less. Any post on Tank-less water heaters would be appreciated.
THanks for such wonderful information but this certainly news you or I can use.