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 Electric water heater electric water heaters, hints from a home inspectorElectric water heater electric water heaters are quiet and generally safe. Of the few problems they have, one is element burnout. Heating elements are readily available at most building supply outlets and are fairly easy to replace. If the electric water heater is placed within a garage or where flammables may be stored its spark producing contacts should be 18 to 24 inches above the floor. Most water heaters are raised above the floor on a stand built by the homeowner or by the homeowner's handyman or plumber, or by the original builder of the structure. Newer regulations and manufacturers specifications require that these stands be built with certain precautions. Many building officials and municipal building inspectors do not verify whether the specifications have been adhered to. Many are covered with drywall, plywood, or plaster and the construction technique is not visible to the inspector. Be aware that the inspector will not report on improperly built water heater stands unless the improprieties are obvious and will not determine if the stand meets any required specifications. Drip or catch pans placed under the water heater are recommended by manufacturers and are required by many municipalities, but is rarely enforced. The inspector will not comment on the lack of a catch pan. A catch pan placed under the water heater with a drain line connected and piped to the building exterior would obviously be a good precautionary action against water heater leaks. Contact the inspector for additional information regarding the stand and/or catch pan if you desire. Sometimes the heater will make hissing or gurgling sounds which usually can be attributed to excessive mineral buildup on the elements. You can take them out and clean them but since they are so inexpensive it may be best to just replace them. Air-fuel ratio adjustments needed Insufficient water heater combustion air insufficient combustion Water heater blanket loose water heater should be protected from Pressure relief valve discharge not Click here if you have questions about Federal Pacific Circuit Breakers Pressure relief discharge line should be sloped downward Water heater pressure-temperature relief valve leaks Reversed pipes on water heater
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