An electric water heater operates similarly to a fuel-burning one, but its special aspects lead to unique items appearing on the home inspection checklist. With an electric water heater there is also a wider range of technological implementations than with gas, and inspectors are noticing more and more varieties in homes. This article investigates both electricity and burning fuel as power sources for water heaters and some of their issues.

An electric water heater works by submerging heating elements into the water tank. Conventional heaters that burn fuel, whether wood, oil, or natural gas, apply a flame below the tank to raise its temperature. For both, cold water comes into the tank near the bottom, while hot comes out at the top. Heat convection results in the hottest water dispersing upwards. The electric heater has a main 4500-watt element at the bottom and a reserve element close to the top that kicks on when the tank is cold and demand is sudden.

Some issues are applicable to all water heaters. Inspectors always measure water temperature and note the setting of the thermostat. They look at manufacturer and serial number to determine the age and predict life expectancy. All heaters must have a temperature/pressure relief valve installed, and its discharge pipe should terminate outside or six inches from the garage floor without making too many bends in getting there.

However, several issues are relevant to fuel-burning heaters only. Examples are flame quality, sufficient combustion air, and proper venting of exhaust. Incomplete combustion and/or insufficient draft air can result in back draft and charring or melting of unit components. If it’s a high-efficiency model that captures almost all exhaust heat, the remaining exhaust may be cool enough to condense in the vent, causing moisture problems. And a major issue with fuel-burning appliances is the requirement for flammable vapor ignition resistance (FVIR). Not one of these issues is relevant to electric water heaters.

Electrically powered heaters are slower at recovering spent heat than gas powered ones, and gas heaters are slower to recover than those that burn oil. Slower recovery time is partially compensated for with larger capacity, another issue worth investigating. Electrical heaters need more space than fuel-burning ones, something to consider if changing from gas power to electric.

Without having to vent away exhaust, supply combustion air, shield components from back draft, or protect a flame from inflammable vapors, electric water heaters are practically maintenance free. Hence, they don’t really need to be as accessible as fuel-burning heaters, and builders sometimes take advantage of this feature, placing them in out-of-the-way corners.

Heating water electrically allows for more technological options. For instance, the heat pump, essentially an air conditioner running in reverse, can be adapted for heating water rather than air. It is available as a stand-alone unit or as an attachment to an already existing tank. Efficiency of electrical heaters is improved with heat pump technology, but there are drawbacks too. It depends on being able to extract heat from roughly a thousand cubic feet of air, and it requires regular maintenance so it can no longer be relatively inaccessible. Another issue is the proper draining of heat pump condensate.

John W. Gordon is licensed in Washington State to conduct home and pest inspection services in the Bellingham area. John\’s website provides a wealth of information on the electric water heater and other topics. Its address is www.HomeInspectionWA.net.

John W. Gordon is licensed in Washington State to conduct home and pest inspection services in the Bellingham area. John\’s website provides a wealth of information on the electric water heater and other topics. Its address is http://www.HomeInspectionWA.net.

Author Bio: John W. Gordon is licensed in Washington State to conduct home and pest inspection services in the Bellingham area. John\’s website provides a wealth of information on the electric water heater and other topics. Its address is www.HomeInspectionWA.net.

Category: Home Management
Keywords: home inspection, home inspector, electric water heater, water heaters, water heating