Electric Water Heater Inspection
http://www.thearlingtonhomeinspectors.com – During this home inspection by A-Action Home Inspection Group, our inspector discovered several defects with an electric water heater at a 27 year old home in Arlington, Texas.
The inspection of the water heater revealed several safety related defects that ideally should be corrected. Some of the defects that were discovered during this home inspection are as followed; the lack of a discharge pipe on the water heater temperature and pressure relief valve, spliced wires at the top of the water heater, electrical wiring that was not properly covered with conduit, the water heater was installed on the garage floor along with several other defects that will be reported.
This video also assist in teaching the viewer how to determine the age and size of the water heater.
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Here is the code statement about water heaters installed in the garage. The code commentary includes electric waters to be installed 18-inches off the floor.
P2801.6 Water heaters installed in garages. Water heaters having an ignition source shall be elevated such that the source of ignition is not less than 18 inches (457 mm) above the garage floor.
Code Commentary / This commentary is provided by the code authors.
Many electric water heater thermostats have enclosed contacts, but they are not sealed gas tight.
Therefore, if an electric water heater having a thermostat is located less than 18 inches (457 mm) from the bottom of the unit, both this section and Section M1307.3 require that the unit be elevated so the ignition source (thermostat) is at least 18 inches (457 mm) above the garage floor. Electric water heaters having all switching controls located above 18 inches (457 mm) from the bottom of the water heater are not required to be elevated.