David Home Inspection

Are you doing what is needed to insure that your family is safe? As a home inspector in Los Angeles California I inspect homes and hot water heaters on a regular basses. And what I find scares me. Every hot water heater must have a Temperature and pressure relief vale (T&P) installed on the tank. The valve should have a down pipe that extends to within six inches of the floor. In some instances the pipe must be extended to the homes exterior. For the most part the valve is a maintenance free device. Most vales will last the life of the tank. Here is a simple test one can do to make sure the valve is not frozen or stuck. On the valve there is a small lever. If you take your index finger and turn clockwise the lever should turn freely. If it is frozen, it's time to replace it. YOU DO NOT WANT TO OPEN THE VALVE TO TEST IT! Sediment, calcium and rust can cause the valve to fail and leak . Never allow a plumber reuse the T&P valve when replacing you old hot water heater. When the pressure and relief valve fails you now have a rocket or bomb on your hands. Here is a video of just how deadly your hot water heater can be.

David Home Inspection Services

626-629-8499

We Proudly Serve The Areas Of

West Covina, Los Angeles, Orange, Riverside County California

Los Angeles Home Inspector Describes Proper Garage Hot Water Install

California Home Inspectors and Realtor's from time to time will find out the water heater has been relocated into a garage. As a home inspector for 11 years here in California this relocation usually leads to a laundry list of life safety issues for the potential home buyer. I felt it important to write this article on local installation requirements for a standard hot water heater. Here in Los Angeles County we have many requirements to meet. Height must be 18" to the center of the burner door. Seismic braces both top and bottom in seismic zones 3 & 4. Vehicle protection post set 30" in front of the water heater. The T&P drain line plumbed to exterior wall or other approved location. Approved vent flue with fire stops, flashing's, storm collar and cap. The job of the home inspector is to advise what a proper installation should be. And to make recommendation of needed repairs.