Hot water heater question

[Cathy Williams]

I am a newer FHA appraiser. The water heater is located on the service porch off the kitchen. It is strapped to the wall. Does it also have to have its own enclosure? Thanks Cathy

 

[Ben Vukicevich SRA]

Cathy,

No.

As long as it is out of the elements/weather and is properly installed/vented if it is a gas unit, then it is OK. Make sure it has a pressure relief valve installed. I'm big on tailpipes to be installed on the relief valve to within 6" of the floor but it is no longer a requirement in 4150.2. It's a hard habit to break, I guess.

Also, make sure it has a two year remaining life....how you do that..I haven't a clue. Let's see, my dad's 80 gallon electric Bradford and White will be 50 years old this year...still going strong....

Ben

 

[David S. Roberson]

Doesn't it have to be raised off the ground?

 

[Ben Vukicevich SRA]

David,

I'm thinking it is located in a rear, enclosed porch (service porch) off the kitchen.. something similar to a rear foyer????

Maybe Cathy will repost with some detailed porch info.

Ben

 

[Larry Lyke]

Ben --

Our building code if 18" of "tailpipe" from the floor. I too absolutely insist that the water heater have a pressure relief valve.

Without a pressure relief valve, the water heater is like a rocket and will go directly out through the roof of the house starting in the basement as it explodes when the gas regulator malfunctions and fails to shut off!

If that back porch is seen as a place for the little kids to play on rainy days, etc., I don't think calling for a very rudimentary unadorned safety enclosure would set off a great-big-evil-appraiser protest when explained to the naysayer(s). [The latter aka seller, LO, Realtors]

ADDED AFTER READING PAM'S POST JUST FOLLOWING:

An electric water heater would not need a safety enclosure because everything is attached, fastened and sealed. Wiring is usually metal encased.

 

[Pamela Crowley (Florida)]

And, if it's electric, the electric supply must be completely encased in conduit.

 

[Cathy Williams]

Ben you are right about the water heater. It is located on the rear enclosed porch off the kitchen. Thanks everyone for the info! Cathy

 

[bradellis]

Cathy,

The title of your string caught my interest.

I note that you titled this "Hot Water Heater..."

Then, reading your posts, you call it simply a water heater. THANKS!

I know it is picky, but I have long said that it should be called a water heater (or hot water tank, if one insists) because when my water is hot, I do not have to heat it!

Anyway, you got some good advice here and these folks are correct. Good luck.

Brad Ellis, IFA, RAA

 

[Larry Lyke]

Brad --

To belabor your point, here in Minnesota the term "hot water heater" is in quite common usage for the simple reason that it distinguishes between that and a "hot water boiler," which is also a correct term.

The latter you will recognize as being a typical heating plant that circulates heated water to radiators or baseboard tubes with fins.

In clipped form In the trade these two appliances are typically called "water heater" and "boiler."

There's also a combination heating plant-hot water heater on the market.

Thought you guys would care.

 

[Jo Ann Meyer Stratton]

And then I have a tankless water heater, the company that manufacturers them doesn't put the word hot in there. If the water was already hot it wouldn't work! But it takes half the gas a gas hot water heater uses (which already has some hot water in it, the water is being reheated and new water heated) and last two to three times longer than a standard water heater with a tank. So if you see something about the size of a suitcase in a closet and can't find the water heater--you are looking at it.