25 Steps in Inspecting a Water Heater

Water Heater Fact Sheet
25 Steps in Inspecting a Water heater.
1. Location—Prohibited in Bedrooms, bathrooms or their closets (with some exceptions)
2. Full bore water shut off valve on the cold water side
3. Unions are required on the water connectors within 12 inches of the water heater
4. Bonding of the gasline and water supply connectors.
5. Water tight drip pan required in the water heater is over a framed area.a. Drip pan requires a minimum ¾ inch drain line that discharges to an approved locationb. Drip pan must be 2 inches in diameter larger than the water heaterc. Drip pan height must be a minimum of 2 inches high
6. Access to the front of the water heater must be a minimum of 30 inch of clear space7. Protection from vehicles required by bollards or location.
8. Flame or spark must be a minimum of 18 inches above the floor.
9. Water heaters supported on ground by 3 inch thick concrete pad above grade
10. Seismic straps needed in the top 1/3rd of tank, a minimum of 9 inches from the top of the tank and at the lower 1/3rd of the tank a minimum of 4 inches clearance from the gas control valve.11. Seismic straps must wrap all the way around the water heaters.
12. Must be able to inspect and remove the water heater.
13. Combination Temperature Pressure Relief (TPRV) valve required in the top 6 inches of the water heater or Watts 210 Valve with Pressure Relief (PV) valve (City of Los Angeles as of 2008 prohibits the use of 210 Valves—due to failed seals and water entering the gas supply.)
14. TPR dischard drain lines must be the same size as outlet- typically ¾ inch diameter.
15. TPR material may be copper, CPVC or listed Tube----no flexible connectors are allowed.16. Outlet end pointing downward and not threaded
17. Typically TPR discharge outlet end is outside wit in 6 to 24 inches from grade or other approved locations
18. TPR Drainline may not slope upwards, drain to drip pans or discharge to crawlspaces.
19. Flexible connectors cannot be used as TPR drainlines (smaller ID and restricts flow of discharge)20. Vent connectors must be mechanically secured by screws to the water heater damper (metal tape is not accepted)
21. Only one draft hood is permitted.
22. No single wall vent connectors in conceal space or attic and also not outdoors in cold climates.23. Terminate the vent flue a minimum of 5 feet above draft hood.
24. Sediment trap is required close as possible to the water heater after the gas shut off valve. ( per the more restrictive manufacturer’s requirements and 2007 California Plumbing Code 1212.7)The "Tee" is installed in the vertical position and the gas supply would be connected at theTop threaded hole of the “Tee” and the debris trap leg( pipe with cap a minimum of 3 inches long) the bottom of the of the "Tee" to catch any debris. The clean natural gas would flow out the side of the "Tee" to the gas control valve of the water heater.
25. Enclosures required for exterior installations unless the water heater is listed for Exterior use.Remember not all home inspectors are the same.

In California home inspectors are not certified or licensed by the state.
Not All Home Inspectors are the same.
Use a Certified CREIA Home Inspector
Here is a list of Certified Home inspectors serving the Stockton-Delta area.
They all have passed a strenous written exam and each to do a minimum of 30 hours of continous education annually to keep their California Real Estate Inspection Association (CREIA) membership current.

Richard Allen Bonander, CCI
Eagle One Home Inspections
Phone: 209/620-6648
RABonander@eagleonehi.org

Kirk A. Randall, MCI
ProTECH Inspection Service
Phone: 800/204-7034 Fax: 209/208-1606inspectorkirk@sonic.net

Dennis Meredith, CCI
Independent Home Inspection Services
Phone: 209/712-0839
Fax: 209/367-4154
dennis@indhomeinspection.com

Mark Bateman, CCI, CNCS
MDL Home Inspections
Phone: 209/736-2711
Fax: 209/736-2711
fallenlf@wildblue.net
Dennis D Hoffman, MCI
Hoffman Home Inspections
Phone: 800/960-0556
Fax: 209/369-0556dennishoffman@comcast.net
www.hoffmaninspections.com

James Byrd, CCI
A Plus Home Inspections
Phone: 209/324-8963byrdjames@sbcglobal.net

Sam Deabenderfer, CCI
Applied Inspection Services LLC
Phone: 209/896-7525
Fax: 209/863-1954a-inspection@hotmail.com

Mark Harman, CCI
"The Inspector" Home Inspection Services
Phone: 209/324-3180
Fax: 209/883-0163
mark@theinspector-home.com

Gregory Henry, CCI
Henry Home Inspections
Phone: 209/823-3202
Fax: 209/823-3202
ghenry886@comcast.net

Matthew Irion, CCI
M K I Home Inspections
Phone: 209/545-1545
Fax: 209/545-1545
mirion209@msn.com
www.mkihomeinspections.com

Peter Nusser, CCI
A 2 Z Inspections Inc.
Phone: 209/321-7235
Fax: 209/830-1992
peter@a2zinspections.comwww.a2zinspections.com

Michael Dugan, MCI, CNCS
Focus Inspection Services
Phone: 800/450-6302
Fax: 209/832-4412michael@focusinspectionservices.com
www.focusinspectionservices.com

David Smith, CCI
Professional Property Inspections
Phone: 209/586-0123Fax: 209/586-4554
ppiinspections@wildblue.net