By Frank G. Ross 

Benjamin Franklin lived more than two and a half centuries ago, but many of his discoveries are still useful to us today.  A theme of Franklin’s life was self-improvement.  He was an early proponent of physical fitness and an avid swimmer from his youth.  He was also a vegetarian believing that abstaining from meat was healthful as well as beneficial to his mind since the money he saved from not buying meat was spent to buy books. 

The forward-thinking Franklin was an unusual individual in his time.  In addition to swimming frequently, as an adult he bathed as often as once a week – a practice considered scandalous at the time.  Franklin’s concern for personal hygiene prompted him to bring the first bathtub to America.   He later improved its design and spent much of his time reading and writing while soaking.  The tub even accompanied him on his many travels to Europe. 

In the 18^th century, European cities, especially major ones, reeked with the stench of daily life.  Franklin, never one to sit back when he could make a difference, put his mind to finding a possible solution.  Far in advance of the scientific development of germ theory, Franklin proposed a separation of a city’s inhabitants from their waste products.  As was typical of Franklin, his concern for sanitation went beyond his own personal needs and he was instrumental in creating America’s first public sewer system in Philadelphia. As a result Philadelphia became known throughout the world for its cleanliness.

More than others in his day Franklin probably would have reveled in our modern plumbing systems and ready availability of hot water.  A water heater’s function is to supply hot water while safely controlling the energy (either gas or electricity) that it takes to heat the water.  Commonly water heaters have storage tanks, however instantaneous water heaters also known as “on-demand” heaters are becoming more popular.

Generally building codes exist to safeguard people and property.  While a home inspection is not a code inspection, many items I check deal with the safety of the home’s inhabitants.  Exploding water heaters have been known to reach heights of 500 ft. and lift houses off their foundations.  As such fuel-fired water heaters are prohibited in storage closets.  Additionally, all water heaters are required to have a pressure-relief device and a temperature-limiting device.  The requirement can be met with a combination temperature and pressure relief valve (TPRV).  The drain pipe extending from the TPRV may not have threads and must terminate within 6 inches of the floor or grade.  It may not drain to the crawl space.

The reason a TPRV is required on a tank-type water heater is to act as a backup in case the primary thermostat fails. On either a gas or electric water heater, water in the tank could become superheated without the primary thermostat to limit the temperature. Superheated water flashes to steam with explosive force, and will expand to 1,600 times the original volume in the tank. The result is a water heater that becomes an unguided missile.  Despite the dangers, I have often see water heaters without TPR valves or with the TPRV deliberately capped off or plugged because it was dripping.  Many times the drain pipes are missing or incorrectly installed too.  These things put everyone in the home in danger.  Manufacturers recommend testing the TPRV on a yearly basis.

For quite awhile, across the United States, it's been code that tanks in garages, or rooms open to the garage, be mounted on a pedestal to keep the burner at least 18 inches off the floor.  This is true for both gas and electric water heaters.  Another requirement for tanks in garages or carports is that they must be protected by a barrier to prevent impact from a vehicle.

If installed inside a home, an approved catch pan at least 1-1/2 inches in depth should be placed below the unit. A watertight, corrosion-resistant pan is required for water heaters in attics. This will help prevent damage to the home if the water heater leaks. Depending on code standard followed in the locality, the TPRV may or may not discharge into pan.

Benjamin Franklin’s natural curiosity made him wonder about how things work and how to improve them.  Many scientists and researches, including those whose role is to increase personal safety by developing building codes, have followed in his footsteps and kept his spirit alive by inventing new things and improving others for the good of all.

Frank Ross is a Certified Utah Home Inspector for Pillar to Post Professional Home Inspection and a full member of the National Association of Certified Home Inspectors and a member in good standing with the Utah Better Business Bureau.  Readers may contact Mr. Ross at (435) 867-6400 or frank.ross@pillartopost.com