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WATER HEATERS

AGE of WATER HEATERS
AIRBOUND HEAT SYSTEM REPAIRS
ALTERNATIVE HOT WATER SOURCES
ANODES & DIP TUBES on WATER HEATERS
ANTIFREEZE for BOILERS
ANTI SCALD VALVES
APPLIANCE EFFICIENCY RATINGS
AQUASTAT CONTROL Functions

BACKDRAFTING HEATING EQUIPMENT
BACKFLOW PREVENTER VALVE, HEATING SYS
BACKFLOW PREVENTER, HEATER WATER FEEDER
BACKUP HEAT for HEAT PUMPS
BLEVE EXPLOSIONS
BOILERS, HEATING

CARBON MONOXIDE - CO
CHECK VALVES, WATER SUPPLY
CHEMICAL CONTAMINANTS in WATER
CHIMNEY INSPECTION DIAGNOSIS REPAIR
CLOGGED DRAIN DIAGNOSIS & REPAIR
CLOGGED SUPPLY PIPING
CROSS CONNECTIONS, PLUMBING

DEBRIS in WATER SUPPLY, Water Heater
DRAIN a WATER HEATER TANK

ELECTRIC WATER HEATERS

FLOODED HEATING EQUIPMENT REPAIR
FLOODED WATER HEATER REPAIR
FREEZE-PROOF A BUILDING
FROST HEAVES, FOUNDATION, SLAB

GALVANIC SCALE & METAL CORROSION
GAS BURNER Flame & Noise Defects
GAS FIRED WATER HEATERS
GAS PIPING, VALVES, CONTROLS

HEAT TAPES, Heat, Insulation prevent Freeze-Up
HEATING COST FUEL & BTU Cost Table
HEATING COST SAVINGS METHODS
HEATING SYSTEMS

HOT WATER SUPPLY
HOT WATER IMPROVEMENTS
HOT WATER DELIVERY SPEED UP
HOT WATER EFFICIENCY IMPROVEMENT
HOT WATER PRESSURE EXPANSION RATE
HOT WATER PRESSURE LOSS
HOT WATER PROBLEM DIAGNOSIS
HOT WATER QUANTITY IMPROVEMENT
HYDROGEN SULFIDE GAS

INDIRECT FIRED WATER HEATERS

MANUALS & PARTS GUIDES - HVAC
MIXING / ANTI-SCALD VALVES

NO HEAT - NO HOT WATER: HEATER DIAGNOSIS
NOISE / SOUND DIAGNOSIS & CURE
NOISE CONTROL for HEATING SYSTEMS
NOISE, PLUMBING CHECKLIST
NOISE, WATER HEATER

ODORS GASES SMELLS, DIAGNOSIS & CURE
ODORS IN WATER

PIPING IN buildings, Clogs Leaks Types
PLASTIC HEATER VENT
PLUMBING FIXTURES, KITCHEN, BATH
PLUMBING VENT DEFECTS & NOISES
PUMPS, CIRCULATOR
PUMPS, HEAT PUMPS
PUMPS, OIL BURNER
PUMPS, PONY PUMPS
PUMPS, SEPTIC PUMPS
PUMPS, SEWAGE EJECTOR / GRINDER PUMPS
PUMPS, SUMP PUMPS
PUMPS, WATER PUMPS
PUMPS, WATER REPAIR

RANGE BOILERS
RELIEF VALVE LEAKS
RELIEF VALVES - TP Valves on Boilers
RELIEF VALVES - STEAM TP VALVES
RELIEF VALVES - Water Heaters
RELIEF VALVES - Water Tanks

SAFETY, HEATING INSPECTION
SCALE REMOVAL, WATER HEATERS
SEWER GAS ODORS
SOLAR HOT WATER HEATERS
SOOT on OIL FIRED HEATING EQUIPMENT
SPILL SWITCHES - Flue Gas Detection

TANKLESS COILS
TANKLESS WATER HEATERS
THERMOSTATS, HEATING / COOLING
THERMOSTATS, WATER HEATER
TIMERS for ELECTRIC WATER HEATERS

VALVES, PLUMBING

WATER CONTAMINANT LEVELS
WATER HAMMER NOISE DIAGNOSE & CURE
WATER HEATERS
WATER HEATER ALTERNATIVES
WATER HEATER ANODES, DIP TUBES
WATER HEATER AIR INLET
WATER HEATER DEBRIS FLUSH
WATER HEATER EFFICIENCY
WATER HEATER FLUSH PROCEDURE
WATER HEATER NOISES
WATER HEATER PROBLEM DIAGNOSIS
WATER HEATER PROPERTIES
WATER HEATER SCALE - De-Liming Procedure
WATER HEATER SCALE PREVENTION
WATER HEATER SAFETY
WATER HEATERS for HOME HEATING USE?
WATER ODORS, CAUSE CURE
WATER PIPES, Clogs Leaks Types
WATER PRESSURE & FLOW MEASUREMENT
WATER PRESSURE GAUGE ACCURACY
WATER PRESSURE LOSS DIAGNOSIS & REPAIR
WATER PRESSURE REDUCER / REGULATOR
WATER PRESSURE PUMP REPAIR GUIDE
WATER PUMPS, TANKS, TESTS, WELLS, REPAIRS
WATER PUMP REPAIR GUIDE
WATER PURIFIERS
WATER QUALITY TESTS, CONTAMINANTS, TREATMENT
WATER QUANTITY IMPROVEMENT
WATER SOFTENERS & CONDITIONERS
WINTERIZE A BUILDING

More Information

Old gas fired water heater with range boiler in background (C) Daniel FriedmanGuide to Gas-fired Hot Water Heaters - Inspection, Diagnosis, & Repair
     

  • LP or Natural Gas Fired Water heaters: how to inspect, test, adjust, repair
    • How to choose among types of hot water heaters
    • No Hot water? how to get more hot water flow, quantity, performance from your water heater
  • GAS WATER HEATERS, HIGH EFFICIENCY - separate article
  • GAS PIPING, VALVES, CONTROLS - separate article
  • Questions & Answers about gas fired hot water heaters: types, installation, troubleshooting, repairs
  • References

Click to Show or Hide Related Topics

  • WATER HEATERS - home
  • AGE of WATER HEATERS
  • ALTERNATIVE HOT WATER SOURCES
  • ANODES & DIP TUBES on WATER HEATERS
  • ANTI SCALD VALVES / MIXING VALVES
  • BLEVE EXPLOSIONS
  • DRAIN a WATER HEATER TANK
  • ELECTRIC WATER HEATERS
  • FLOODED WATER HEATER REPAIR
  • GAS FIRED WATER HEATERS & GAS HEATERS, HIGH EFFICIENCY
  • HOT WATER IMPROVEMENTS - home
  • HOT WATER DELIVERY SPEED UP
  • HOT WATER EFFICIENCY IMPROVEMENT
  • HOT WATER PRESSURE EXPANSION RATE
  • HOT WATER PRESSURE LOSS
  • HOT WATER PROBLEM DIAGNOSIS
  • HOT WATER QUANTITY IMPROVEMENT
  • HYDROGEN SULFIDE GAS
  • INDIRECT FIRED WATER HEATERS
  • NOISE, WATER HEATER
  • ODORS IN WATER
  • OIL FIRED WATER HEATERS
  • RANGE BOILERS
  • RELIEF VALVE LEAKS
  • RELIEF VALVES - Water Heaters
  • SCALE REMOVAL, WATER HEATERS & SCALE PREVENTION
  • SOLAR HOT WATER HEATERS
  • TANKLESS COILS
  • TANKLESS WATER HEATERS
  • THERMOSTATS, WATER HEATER
  • TIMERS for ELECTRIC WATER HEATERS
  • WATER HEATER AIR INLET
  • WATER HEATER DEBRIS FLUSH
  • WATER HEATER EFFICIENCY
  • WATER HEATER FLUSH PROCEDURE
  • WATER HEATER PROBLEM DIAGNOSIS
  • WATER HEATER PROPERTIES
  • WATER HEATER SAFETY
  • WATER HEATERS for HOME HEATING USE?
  • WINTERIZE A BUILDING
InspectAPedia tolerates no conflicts of interest. We have no relationship with advertisers, products, or services discussed at this website.

Gas water heater guide: how to buy, install, inspect, troubleshoot & repair gas-fired hot water heaters. The articles at this website will answer most questions about all types of hot water heaters as well as many other building plumbing system inspection or defect topics. This page contains links to in-depth articles on inspecting, testing, and repairing problems residential hot water heaters of all types, including their parts, controls, and alternative sources for hot water as well as tips for improving hot water temperature, hot water pressure, and hot water quantity.

Our photo above shows an antiquated gas-fired water heater (white unit in left foreground) and just for fun, we've included an old Range Boiler water heater hidden back in the corner (silver unit behind the gas fired water heater).

Green links show where you are. © Copyright 2013 InspectAPedia.com, All Rights Reserved. Author Daniel Friedman.

Inspection, Diagnostic, & Repair Guide to Electric Hot Water Heaters

Schematic of a gas fired water heater (C) Carson DunlopHow do we Identify a Natural Gas or LP Gas-fired Water Heater?

The sketch at left shows the basic components of a gas-fired water heater and is provided courtesy of Carson Dunlop Associates. It's easy to identify a gas-fired water heater:

if you can find your water heater tank at all, take a look at what pipes and wires are connected to it.

A gas-fired water heater will have two water pipes connected to it (cold-in and hot out), and a pipe or in some jurisdictions a flexible copper tube bringing LP gas or natural gas to the heater.

The gas fired water heater will have a flue or "chimney" which vents combustion gases outside, either by connection to an existing chimney or flue, or in the case of power-vented and high efficiency gas water heaters, flue gases may be vented outdoors by a plastic pipe.

You'll also see a thermostat and gas valve control which combines a temperature setting with a safety device that senses the presence of a gas flame. (If there is no flame the control will turn off the flow of gas to the appliance.) Lots of newer gas fired water heaters will also include a flue gas spill switch at the draft hood atop the water heater.

Watch out: sometimes an electric or other additional water heater is installed as an additional or backup hot water source, so you'll also want to see if you have other hot water heating equipment installed besides the first water heater that you see. Other hot water sources, such as a Tankless Coil for Hot Water, may also be present.

Gas-fired water heater Inspection Checkpoints, Defects, & Hazards List

LP Gas water heater fire (C) Daniel Friedman Gogorron San Luis Potosi Mexico

Gas Fired Water Heater Chimney & Venting Defects

(WARNING: no inspection checklist for any topic can ever be complete or comprehensive; important water heater inspection topics may be omitted as we're working on this section. If you have comments, questions, suggestions, Contact Us.)

Our photo (left) shows an LP gas fired water heater that caught fire. This outdoor water heater installation was observed at the Ex Hacienda, Gogorron, San Luis Potosi, Mexico. The complete absence of a venting chimney on this heater may have been a factor in its poor operation. The water heater inspection dog was a volunteer.

Check for proper exhaust venting of combustion products from your gas fired water heater.

Old chimney warnings: Where a gas fired water heater is connected to a large masonry chimney it may not be able to develop sufficient draft to vent properly. The result could be dangerous spillage of flue gases into the building.

Shared flue warnings: Where a gas fired water heater shares a chimney with other heaters such as a boiler, venting of the water heater's combustion products may be unreliable, depending on whether the other larger appliance is operating or not.

Some jurisdictions do not permit sharing a flue between a gas fired appliance and other fuels such as oil; other communities may permit shared flues provided the gas vent is properly connected: usually entering the main chimney flue below rather than above the more powerfully-venting oil fired appliance.


Gas water heater installed outdoors, no chimney (C) Daniel Friedman

Short or missing gas fired water heater flue & chimney warnings

A gas fired water heater whose exhaust flue is too short may fail to develop adequate draft to vent the water heater safely and properly.

See your water heater's installation manual for the minimum allowable water heater chimney or flue height, and consider also the effects on water heater chimney draft of installations in cold or hot climates.

Outdoor Installations of Gas Fired Water Heaters

In our photo at left you can see an LP gas fired water heater installed outdoors beside a mobile home that we inspected in Monticello, N.Y. Notice (click to enlarge any InspectApedia image) that the water heater is not connected to its chimney, is installed outdoors with no protection from the weather, and is installed in a climate subject to freezing weather.

Also notice the old dead water heater leaning against its replacement. We figured that this water heater, if it's working at all, will soon join its sister. This is an improper and unsafe water heater installation.


Hair clogged gas water heater vent hood (C) Daniel Friedman

Even a semi-outdoor installation such as the LP gas fired water heater shown at left can have problems. This water heater (inspected in San Miguel de Allende, Guanajuato, Mexico) is installed where it is completely protected from rain.

But the water heater was not adequately protected from periodic strong winds. The clue that led to this finding was the parade of clay floor tiles stacked around the water heater bottom in a (usually successful) attempt to prevent the wind from blowing out the pilot light for this water heater.

Watch out: extreme measures to protect a gas fired (pilot light type) water heater from being blown out by wind may risk blocking combustion air - resulting in dangerous, potentially fatal carbon monoxide poisoning even at an outdoor water heater if the heater is not properly vented and is installed where its exhaust gases may enter a building. See the water heater photo just above, outside the mobile home window, for an example of this hazard.

Blocked or missing gas water heater draft hood warning

On occasion we find items stored atop of a gas fired water heater, or as in the photo at below left, debris which has been drawn into and around the draft hood, interfering with proper water heater draft and risking unsafe venting of combustion gases from the building.

Hair clogged gas water heater vent hood (C) Daniel FriedmanGas fired water heater missing its draft hood (C) Daniel Friedman San Miguel de Allende

At the property where we took the photo at above left, the occupants had kept a number of large, hairy, shedding dogs in the basement utility area and their hair had clogged the water heater vent.

In our LP gas fired water heater photo shown at above right, the installer simply didn't have room for the draft hood when the water heater was installed, so he just omitted it - leaving the draft hood atop the water heater but not connected - let somebody else figure out this installation he decided.

Without its draft hood a gas fired heating appliance cannot be expected to operate properly & safely. We discuss gas appliance draft hoods further at DRAFT HOODS - gas fired.

Spillage at a gas water heater draft hood (C) Daniel Friedman Burn marks on top of a gas fired water heater (C) Daniel Friedman

Check for evidence of flue gas spillage at the gas fired water heater's draft hood by looking for burn marks, rust, soot or debris.

The melting pipe insulation in our photo at left indicates that flue gas has been spilling from this water heater.

The burn marks in our right hand photo show a serious flue gas venting problem with the gas fired water heater.

Flue gas spill switch not installed (C) Daniel Friedman

If flue gas spillage detection sensors (spill switches) are required in your jurisdiction they must be properly installed, usually at the gas vent draft hood.

(On some gas fired appliances such as furnaces or boilers additional sensors may be installed at or close to the gas burner as well.)

Our photo at left shows that we found a flue gas spill switch lying atop of the gas fired water heater - it had never been installed.

Dangerous carbon monoxide warning & soot from gas appliances: If any gas fired appliance is producing soot it should be shut down immediately, inspected, and repaired before use. Soot from a gas appliance, or high levels of indoor moisture condensation that are traced to that appliance, are indicators of improper venting of combustion products and risk the production of dangerous, potentially fatal carbon monoxide gas.

Other Gas Fired Water Heater Defects

Check for proper combustion air supply for your gas fired water heater. Failure to provide sufficient combustion air is dangerous: lack of adequate combustion air will cause a gas burner to produce dangerous, potentially fatal carbon monoxide gas.

Check the pressure and temperature relief valve on your water heater: look for evidence of corrosion, leaks, improper installation, etc. A missing, modified, blocked, or leaky pressure relief valve is extremely dangerous and can lead to a catastrophic BLEVE boiling liquid vapor explosion that can cause severe damage or even fatalities at a building. See RELIEF VALVES - TP VALVES

Look for evidence of leaks in the hot water tank, or mechanical damage, or improper installation. For example most water heaters are intended to be installed in a vertical position. Installing a hot water tank horizontally or in a hole in a crawl space is likely to cause early failure of the heater, violate the manufacturer's guidelines, and may be dangerous.

Leaks at a hot water heater (C) Daniel Friedman

Leaky water heater tanks & other leaks at water heaters

In our photo at left a gas-fired water heater is leaking.

That puddle on the floor needs investigation. Look for leaks at valves and piping around the water heater, leaks in the water heater tank itself, and look for leaks at the pressure/temperature relief valve.

Check the settings of the water heater temperature: See Temperature of Hot Water is Too Low. On a gas fired water heater the heater temperature control is usually on the gas valve itself.


Leaks at a hot water heater (C) Daniel Friedman

Plastic piping used for hot water distribution & connected to a water heater

In our photo at left a gas-fired water heater is connected to plastic water supply piping. The pressure rating of plastic water piping systems is usually specified in terms of the temperature as well as pressure in the piping system.

Watch out: hot water temperatures may reduce the permitted pressure rating of plastic water piping in some installations, depending on the brand and product type of plastic water piping installed. The risk is a burst water pipe, scalding, or flooding in the building.

On some plastic water piping systems you may also find a hot water expansion relief valve installed to provide added protection to the system. Details are at Water heater expansion tanks & thermal expansion safety valves

If plastic water piping is installed, such as polybutylene water supply piping, it should be at least 18" from the water heater itself.

Look for insulation that has been improperly added to the water heater tank - it may be unsafe and may violate the manufacturer's installation instructions and warranty. See Insulate Hot Water Tank?

Improper water heater control valve installation (C) Daniel FriedmanCheck the water piping and control valves connected to the water heater for leaks, support, and for proper location of shutoff valves. An improperly installed shutoff valve on a water heater can be very dangerous, risking an explosion. Usually the "hot water tank shutoff valve" is installed only on the cold water pipe coming into the water tank (blue arrow in our photo at left)..

There should be no shutoff valve installed on the hot water line (red arrow in our photo) leaving the water tank.

Check for Gas Leaks: In addition to a characteristic odor that you may smell associated with LP or natural gas leaks, a prolonged gas leak may leave telltale dark stains on the gas piping or control. See GAS LEAK DETECTION, LP / NG for details.

Vacuum relief valves are required at water heaters in some communities, to protect against collapse of the water storage tank and to prevent backup of hot water into the cold water piping should cold water pressure drop. See this Carson Dunlop sketch of a vacuum relief valve.

Antiquated & Antique Gas Fired Water Heaters

At below left we show a working Standard Combination Gas FIred Boiler / Water Heater manufactured by Keystone Supply in Philadelphia, PA. At below right The antique gas-fired water heater shown at left is installed in the Gaudi Apartments in Barcelona, Spain. By modern standards this is an unsafe water heater.

Gas water heater control and thermostat (C) Daniel Friedman Gas fired water heater, antique Barcelona Spain Gaudi Apartments (C) Daniel Friedman

Corrosion & leaks at water heater piping & connections

Corrosion & leaks at water heater piping & connections (C) Daniel Friedman

Our photo at left shows corrosion at dissimilar metals at the top of a water heater tank. When the connections at the water heater top are sufficiently rusted and corroded the heater will be un-repairable.

Gas Water Heater Controls & Operation

Gas water heater control and thermostat (C) Daniel Friedman

Check that the temperature on your gas control has been set to a safe level.

See Temperature of Hot Water is Too Low and see Anti-Scald Valves & Hot Water Quantity for details about safe hot water temperatures.

Check the Sacrificial Anode & Dip Tube of Your Water Heater Tank

Schematic of a sacrificial anode on a hot water tank (C) Carson Dunlop

The dip tube on many water heaters functions as a sacrificial anode, as we show here. By constructing the dip tube of a metal which is more readily corroded than the steel of a steel hot water tank, the anode protects the hot water tank from early failure due to corrosion. Here Carson Dunlop's sketch shows the location of the sacrificial anode on an electric water heater.

If your water supply happens to be highly conductive or corrosive (see WATER TESTING GUIDE) then the dip tub/sacrificial anode in the water tank may indeed corrode away until it leaks (dropping the hot water temperature) or disappears entirely.

If your hot water smells like rotten eggs, you should definitely check the condition of the sacrificial anode on the hot water heater, no matter what kind of water tank you've got installed.

For details of how to inspect or replace the sacrificial anode or dip-tube on a water heater, please see Water Heater Anodes & Dip Tubes

Check the Gas-fired Hot Water Tank Temperature and Pressure Safety Relief Valve

Please see Testing the Water Heater Temperature Pressure Relief Valves


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Technical Reviewers & References

Related Topics, found near the top of this page suggest articles closely related to this one.

  • Mark Cramer Inspection Services Mark Cramer, Tampa Florida, Mr. Cramer is a past president of ASHI, the American Society of Home Inspectors and is a Florida home inspector and home inspection educator. Mr. Cramer serves on the ASHI Home Inspection Standards. Contact Mark Cramer at: 727-595-4211 mark@BestTampaInspector.com
  • John Cranor is an ASHI member and a home inspector (The House Whisperer) is located in Glen Allen, VA 23060. He is also a contributor to InspectApedia.com in several technical areas such as plumbing and appliances (dryer vents). Contact Mr. Cranor at 804-747-7747 or by Email: johncranor@verizon.net
  • Carson, Dunlop &
Associates Ltd., TorontoCarson, Dunlop & Associates Ltd., 120 Carlton Street Suite 407, Toronto ON M5A 4K2. (416) 964-9415 1-800-268-7070 info@carsondunlop.com. The firm provides professional home inspection services & home inspection education & publications. Alan Carson is a past president of ASHI, the American Society of Home Inspectors. Thanks to Alan Carson and Bob Dunlop, for permission for InspectAPedia to use text excerpts from The Home Reference Book & illustrations from The Illustrated Home. Carson Dunlop Associates' provides:
    • Commercial Building Inspection Courses - protocol ASTM Standard E 2018-08 for Property Condition Assessments
    • Home Inspection Education Courses including home study & live classes at eleven colleges & universities.
    • Home Inspection Education Home Study Courses - ASHI@Home Training 10-course program.
      Special Offer: Carson Dunlop Associates offers InspectAPedia readers in the U.S.A. a 5% discount on these courses: Enter INSPECTAHITP in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
    • The Home Reference Book, a reference & inspection report product for building owners & inspectors.
      Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.
    • The Home Reference eBook, an electronic version for PCs, the iPad, iPhone, & Android smart phones.
      Special Offer: For a 5% discount on any number of copies of the Home Reference eBook purchased as a single order. Enter inspectaehrb in the order payment page "Promo/Redemption" space.
    • The Illustrated Home illustrates construction details and building components, a reference for owners & inspectors.
      Special Offer: For a 5% discount on any number of copies of the Illustrated Home purchased as a single order Enter INSPECTAILL in the order payment page "Promo/Redemption" space.
    • The Horizon Software System manages business operations,scheduling, & inspection report writing using Carson Dunlop's knowledge base & color images. The Horizon system runs on always-available cloud-based software for office computers, laptops, tablets, iPad, Android, & other smartphones.

Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair

  • Our recommended books about building & mechanical systems design, inspection, problem diagnosis, and repair, and about indoor environment and IAQ testing, diagnosis, and cleanup are at the InspectAPedia Bookstore. Also see our Book Reviews - InspectAPedia.
  • Home Reference Book - Carson DunlopThe Home Reference Book - the Encyclopedia of Homes, Carson Dunlop & Associates, Toronto, Ontario, 25th Ed., 2012, is a bound volume of more than 450 illustrated pages that assist home inspectors and home owners in the inspection and detection of problems on buildings. The text is intended as a reference guide to help building owners operate and maintain their home effectively. Field inspection worksheets are included at the back of the volume. Special Offer: For a 10% discount on any number of copies of the Home Reference Book purchased as a single order. Enter INSPECTAHRB in the order payment page "Promo/Redemption" space. InspectAPedia.com editor Daniel Friedman is a contributing author.

    Or choose the The Home Reference eBook for PCs, Macs, Kindle, iPad, iPhone, or Android Smart Phones. Special Offer: For a 5% discount on any number of copies of the Home Reference eBook purchased as a single order. Enter INSPECTAEHRB in the order payment page "Promo/Redemption" space.
  • Carson Dunlop, Associates, Toronto, have provided us with (and we recommend) Carson Dunlop Weldon & Associates' Technical Reference Guide to manufacturer's model and serial number information for heating and cooling equipment
    Special Offer
    : Carson Dunlop Associates offers InspectAPedia readers in the U.S.A. a 5% discount on any number of copies of the Technical Reference Guide purchased as a single order. Just enter INSPECTATRG in the order payment page "Promo/Redemption" space.
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