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Hot Water Tank Safety!
There is a 400-pound pressure keg sitting either in your garage, closet or laundry room! It is the source of soothing showers and refreshing hand washing. This unit brings as many warm and delightful moments as the family pet. It has become an essential part of our lives and the modern world. It is virtually forgotten until the day it rebels and throws our life into turmoil – chilling us when we need to be heated, burning us when we want to be warmed, or soaking us when we step in its puddling. Introducing the hot water tank and a few important details to offer you a positive experience.
HEAT FACTOR
In a recent inspection I came to the hot water tank which was set to 140-degrees F. This would cause a serious burn in less than 5 seconds! The home owner enjoyed hot showers and the unsuspecting house guest could be thrown into a panic exposed to this hot HOT water!
The safe recommended operating temperature is 120-degrees Fahrenheit (49-degrees Celsius). The manuals provided with tanks have helpful heating information which I have posted for you here. A dial is present on the gas-fueled tanks which can easily be turned (even accidentally) but there are no number readouts. Only, demarkations and a “hot” and “vacation” reference. Pictures of gas-fueled tanks examples are included here. Inside the service cover of electric-powered tanks is a place to adjust temperatures. The triangle or largest mark on the dial is considered the factory setting 120F.
STRAP FACTOR
We install seismic (earthquake) straps on tanks in the event of an earthquake which could topple these tanks. The image I had for many years was a scene from an action-disaster movie with screaming people running down suburban streets as hot water tanks rolled and bounced over people. Would you rather be hit by a car or a rolling hot water tank? Yeah, me too! I’ll take my chances with a car!
Then I learned from a fellow home inspector the primary reason for the Strap Factor: Disaster preparedness and ensuring 40 to 50 gallons of drinkable water in every home if the water supply was disrupted. Now that’s a reason worth having your tank strapped in. All you need is a strap on the top third, bottom third of the tank which which are secured with a solid screw or bolt to a stud. These straps are sold in every hardware store though I have seen some DIY and home remedies that excelled in creativity but lacked in necessary holding power.
PRV FACTOR
Another acronym! PRV is Pressure-Relief-Valve.
This valve will pop open if the tank reaches 180-degrees. It is the relief valve because if the tank every over-heated it would relieve the extra pressure that would protect the 400-pound tank from being like a high-pressure homemade bomb. If a tank were to have a major malfunction and overheat, the water inside would expand. The pressurized scalding water would blast out of this valve. To protect features and potential home occupants there is an extension pipe screwed onto this threaded value and directed outside the house. In some cases this is simply terminating at the floor. This PRV extension will ideally be at a floor drain or directed outside. If you ever see warm water exiting this pipe something has caused your PRV valve to open and a plumber should be called to evaluate your tank.
PIC: The multi-use coffee can made another appearance at a recent inspection. This home owner had attached a garden hose to the PRV valve and cut a hole in the plastic lid of the can so it would have someplace to go. This doesn’t count as proper PRV extension material or termination point.
VENTING FACTOR
If you have a gas-fueled hot water tank you will have the by-product of combustion, carbon monoxide. Sensor alarms are to be installed in the house to monitor CO levels but there is a designated venting pipe that should be intact.
The best piping is Type-B flue piping which is double walled to protect from heat and in the event the inner wall deteriorates. Ensure all exhaust venting is firmly connected and clear of storage items. WARNING: This piping becomes extremely hot when the tank is heating – it exhausts the blistering fuel gases!
