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Risk of serious scalding is greatest while bathing or showering. In recent years, utility companies and others have recommended lowering tank temperature t 120 degrees. This setting is fine if users are in good health. However, if users are very old, very young, ill, or have immune-system problems, the scald risk must be balanced with bacterial risk.
Fire becomes a danger when water heaters are used for storage. People pile boxes and other burnable objects on top of the tank around the vent, and they store brooms up close to the combustion chamber. Flammable liquids are often close by. When you visit a property, check the water heater area. Be sure tenants understand the fire danger inherent in improper storage. Consider a line in your rental agreement discouraging use of the water heater as a storage shelf. Eliminate carbon monoxide danger. On fuel-fired heaters, blankets can slip and prevent adequate combustion air from getting to the burner, or they can interfere with drafting. This results in poor combustion and can produce carbon monoxide. Poor air supply can cause a back draft. Look for evidence such as soot around the combustion chamber door or rusting at the draft hood on top of the tank. Carbon monoxide can also get into the house if a heater's vent is not correctly hooked up or if it's corroded through. A carbon monoxide detector may help in finding problems. Use qualified help to deal with carbon monoxide problems. Protect against water damage.
Water damage can result from heaters that are toppled during an earthquake. Earthquakes are a hazard in much of the world, and in the United States, 38 states have land in active seismic zones. However, the real risk from heaters that have come loose during an earthquake comes from the broken gas line or the mixture of 240 volts and water.
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A minimum of 130 degrees is needed to control dangerous bacteria (such as that which causes Legionnaires' disease). Use a candy or meat thermometer at the tap to measure actual water temperature. You can install anti-scald shower valves to lower the risk, also.
If all the priceless antiques someone stores in the garage gets soaked by a leaky heater, you are in for some unpleasantness. If any heaters are in a location where leaking could possibly cause damage, put a drain pan under them. Be sure the pan has a working drain line. (Did you know water heaters can be maintained so that your risk of a leaky heater is next to nothing?)| Dan Holohan - [Intro] | [Email] | [Website] |
| The views expressed in this article are those of the individual author and do not necessarily reflect the views of the management or staff of MasterPlumbers.com |
