Monthly Tip about Hot Water Heaters!

How well do you know your home and its systems?

As the industry leader in professional home inspections, providing information to help your clients and yourself live better in your homes is what we do. Each month we provide home safety tips and do-it-yourself checklists to inform you what is required for a home to function efficiently and properly according to regulations. You will not only learn what items you should be aware of when showing a home to buyer or listing a home for a seller, but also discover how to properly maintain these items. This month’s checklist is regarding hot water heaters.

How to Inspect the Hot Water Heater:

• Starting at the top and working toward the bottom, do you see any leaks, rust, or corrosion?
• Locate the cold water supply line and confirm a non-leaking shut-off valve.
• Confirm the cold water supply line enters the water heater at the point marked 'Cold'.
• Locate the hot water supply line exiting at the point marked 'Hot'. Try running hot water at the closest tap and check the temperature by feeling the pipe.
• Confirm the Temperature Pressure Relief Valve (TPRV) is connected to an extension pipe that drops to within 6 inches of the floor.
• Inspect the drain valve at the bottom of the tank. Check for leaking.
• Confirm a drain pan is positioned under the tank, if on or over the floor of living space. This will allow a forewarning should your tank develop a leak.
• Confirm the water heater itself (if gas) is positioned 18” off the ground on a stand. This is required by lenders if the water heater is located in the garage.
• Confirm there are two seismic straps holding the water heater, they should be place 1/3 from the top and the bottom to ensure it is safely strapped to the wall.

How to Maintenance the Hot Water Heater:

Every few months, you should check your water heater for leaks and flush it out to avoid buildup of sediment inside the tank. If these deposits are not removed periodically, the sediment will create a barrier between the burner and the water, greatly reducing the water heater's performance level.

Steps to success:

Turn off the gas or electrical power and let the water cool down a little.

Close the incoming water valve, and attach a hose to the drain valve to run the water into a large bucket, or to a drain or the outdoors.

Open the drain valve, and turn on one hot water faucet somewhere in the house to let in air.

When all the water has drained from the water heater; turn the cold water valve on and off until the water from the drain runs clear.

Then close the drain valve and the hot water faucet.

Open the cold water valve, and turn the water back on.

Also, this is also a good time to test the temperature-pressure relief valve, which keeps pressure in the boiler from building up too much. Lift or lower its handle. Water should drain from the overflow pipe. If it does not, call in a repair professional as this could result in a potentially dangerous situation.

Copyright © 2011 Peace of Mind.

State Farm: Winter Maintenance Tips For Your Home

State Farm provides a great list of seasonal home maintenance and safety tips for your home.

Winter Maintenance Tips For Your Home:

Winter tips
• Remove screens from windows and install storm windows
• Clean out gutters and downspouts
• Insulate pipes in your home's crawl spaces and attic
• Store firewood at least 30 feet away from your home
• Familiarize responsible family members with the gas main valve and other appliance valves
• Clean the clothes dryer exhaust duct, damper and space under the dryer
• Make sure all electrical holiday decorations have tight connections
• Check the attic for adequate ventilation
• Clean the kitchen exhaust hood and air filter
• Check the water hoses on the clothes washer, refrigerator icemaker and dishwasher for cracks and bubbles
• Test all ground-fault-circuit-interrupter (GFCI) outlets

Remove the screens from the storm window frames and install storm windows
Storm windows help reduce the cost to heat your home and help prevent windowsills from rotting.

Clean out gutters and downspouts
Cleaning debris and fallen leaves reduces the chances of an ice dam forming. One good step is to spray water down the downspouts to wash away leaves and other debris. A good tip is to place gutter screens over gutters. Read more about ice dams at attic ventilation and water damage.
Extreme caution should be exercised when working on or around the roof. Consider hiring a professional.

Insulate pipes in your home's crawl spaces and attic
These exposed pipes are most susceptible to freezing. Remember: the more insulation you use, the better protected your pipes will be.

Store firewood at least 30 feet away from your home
This will reduce a home's fire load and the chance of attracting termites.

Familiarize responsible family members with the main gas valve and other appliance valves
Responsible family members should be familiar with the location and operation of valves. If you are unsure of the location and operation of these valves, contact a qualified plumber.

Clean the clothes dryer exhaust duct, damper and space under the dryer
Poor maintenance allows lint to build up in the exhaust duct and may cause a fire.

Make sure all electrical holiday decorations have tight connections
If possible, use 3-prong plugs and cords. The use of 2-prong adapters, which permit 3-prong plugs to be used in 2-prong outlets, doesn't always provide grounding to protect against shock. Unplug decorations when not in use.
Use of extension cords should be temporary. To help reduce the chances of overheating, electric cords, including extension cords, should never be bundled together or run under rugs and carpet.

Check the attic for adequate ventilation
Check the exterior wall to be sure the ceiling insulation is not blocking the outside air from the soffit vents from getting into the attic. Make sure the attic has plenty of vents. Caution should be taken in all attic spaces that are unfinished. Read more at Attic ventilation and water damage.

Clean the kitchen exhaust hood and air filter
Keeping this clean of cooking grease will help keep a stovetop fire from spreading.

Check water hoses on the clothes washer, refrigerator icemaker and dishwasher for cracks and bubbles
Replace hoses that show signs of leaking. Read more about Preventing water damage in your home.

Test all ground-fault-circuit-interrupter (GFCI) outlets
These need to be tripped and reset once a month. If they do not trip or reset, have the outlet changed by a qualified electrician. These types of outlets are required around wet areas like bathrooms and kitchens to offer protection against shock. Only a qualified electrician should make changes in your home's electrical system.




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