7.8102.4 Storage Tank-Type Water Heater

Topic: 
Water Heating
Subtopic: 
Installation and Replacement
Desired Outcome: 
Safe and reliable hot water source provided that meets occupant needs at lowest possible cost of ownership
For supporting material, see Referenced Standards.
TitleSpecification(s)Objective(s)
7.8102.4a
Hazardous material removal

Health concerns in the removal and replacement of equipment (e.g., asbestos, other hazardous materials) will be identified

Written notification will be provided to occupants of the discovery of hazardous material, including contact information for regional EPA EPA U.S. Environmental Protection Agency, www.epa.gov asbestos coordinator

Occupant will be asked to contract with an EPA EPA U.S. Environmental Protection Agency, www.epa.gov -certified asbestos contractor to conduct abatement before decommissioning and replacement (occupant is responsible for abatement or remediation)

Remediate health hazards using EPA EPA U.S. Environmental Protection Agency, www.epa.gov -certified contractors

7.8102.4b
Decommissioning

Accepted industry procedures and practices will be followed to:

  • Remove old water heater and associated components
  • Seal any unused chimney openings
  • Remove unused oil tank, lines, valves, and associated equipment

Ensure worker and occupant safety

Preserve integrity of the building

Remove old equipment in a timely and efficient manner

7.8102.4c
New equipment installation

New water heater and associated components will be installed in accordance with local codes, accepted industry standards and practices, and manufacturer specifications

The system will be installed to be freeze resistant

Any existing water leaks will be repaired before installation begins

Any penetrations to the exterior of the home created by the installation of the equipment will be sealed

Where earthquake loads are applicable, supports shall be designed and installed for seismic forces

In instances where conflicts occur between the code and the manufacturer's installation instructions, the more restrictive provisions shall apply

Ensure worker and occupant safety

Preserve integrity of the building

Remove old equipment in a timely and efficient manner

7.8102.4d
Emergency drain pan

An emergency drain pan with a minimum depth of 1 1/2" and sufficient size and shape to receive all dripping or condensate if leakage would cause damage to the space should be installed.

A 3/4" drain line or larger will be connected to tapping on pan and run to an indirect drain or pumped to daylight

Collect and safely dispose of water escaping from the storage tank

7.8102.4e
Expansion tank

A stainless steel bladder expansion tank will be installed on the cold water side

Expansion tank shall be installed in accordance with the manufacturer's installation instructions

A direct connection with no valves between the storage tank and expansion tank will be installed

Protect the storage tank from expansion

7.8102.4f
Temperature and pressure relief valve

Correct temperature and pressure relief valve will be installed in accordance with manufacturer specifications

Temperature and pressure relief valve discharge tube will terminate within 6" of the floor, or as prescribed by local code

Discharge excessive energy (pressure or temperature) from storage tank to safe location

7.8102.4g
Dielectric unions (dielectric insulator)

Dielectric unions (dielectric insulator) will be installed in accordance with manufacturer specifications

Break the stray voltage electrical circuit through the storage tank

7.8102.4h
Backflow prevention

Backflow prevention will be installed in accordance with manufacturer specifications and all applicable codes  

Backflow devices shall be tested by a certified backflow assembly tester at the time of installation, repair, or relocation.

Protect water supply from contamination

7.8102.4i
Thermal efficiency and insulation

If additional tank insulation is installed, it will be rated a minimum of R-11 and installed to manufacturer specifications

If additional insulation is installed, it will be installed based on fuel type, making sure not to obstruct draft diverter, pressure relief valve, thermostats, hi-limit switch Hi-limit switch A protective electronic switch that keeps a burner from continuing to operate and damage the appliance , plumbing pipes or elements, and thermostat access plates

The first 6' of inlet and outlet piping will be insulated in accordance with manufacturer specifications

Pipe insulation must remain 3" from gas water heater vent

Heat traps will be installed on the inlet and outlet piping where not provided by manufacturer

Reduce standby loss Standby loss Heat loss through the outer part of a water heater. Energy that is used even when a device is turned off from near tank piping and storage tank

Ensure insulation does not make contact with flue gas venting

7.8102.4j
Required combustion air

Combustion air shall be calculated and provided in conformance with the applicable code adopted by the jurisdiction and manufacturer's installation requirements

In instances where conflicts occur between the code and the manufacturer's installation instructions, the more restrictive provisions shall apply

In absence of a local code, combustion air shall be calculated and provided in conformance with any of the following: NFPA NFPA National Fire Protection Association, www.nfpa.org 54, IFGC IFGC International Fuel Gas Code , or NFPA NFPA National Fire Protection Association, www.nfpa.org 31

Ensure adequate combustion air for operation of the appliance

7.8102.4k
Venting of flue gases

Combustion byproducts shall be removed in accordance with the applicable code adopted by the jurisdiction and manufacturer's installation requirements

In instances where conflicts occur between the code and the manufacturer's installation instructions, the more restrictive provisions shall apply

In absence of a local code, combustion byproducts shall be removed in accordance with any of the following: NFPA NFPA National Fire Protection Association, www.nfpa.org 54, IFGC IFGC International Fuel Gas Code , or NFPA NFPA National Fire Protection Association, www.nfpa.org 31

Ensure the safety and durability of the venting system

7.8102.4l
Combustion testing

Undiluted flue gases will be checked with a calibrated flue gas analyzer in accordance with accepted protocol

If combustion is not happening safely or to the appropriate combustion efficiency, diagnostics and adjustments will be done in accordance with manufacturer specifications and local codes

Confirm that combustion is occurring safely with appropriate combustion efficiency

7.8102.4m
Fuel supply

Electric, natural gas, and oil supply components will be installed to accepted industry standards and codes in accordance with NFPA70 ( NEC NEC National Electrical Code ) for electric, NFPA NFPA National Fire Protection Association, www.nfpa.org 54 for gas, or NFPA NFPA National Fire Protection Association, www.nfpa.org 31 for oil

Energy input required by the appliance will be in accordance with manufacturer specifications (e.g., ensure gas pipe size and pressure are adequate)

Provide sufficient fuel to the water heater, burner, or element

7.8102.4n
Discharge water temperature

Discharge water temperature at fixtures will not exceed 120 °F or as prescribed by local code

Install mixing valve when higher storage/generation temperatures are required

Ensure safe hot water supply temperature to fixtures

7.8102.4o
Commissioning of system

The following will be checked once the system has been filled and purged:

  • Safety controls
  • Combustion safety and efficiency
  • Operational controls
  • Fuel and water leaks
  • Local code requirements

Commissioning will be in accordance with manufacturer specifications and relevant industry standards

Ensure system functions safely

Keep cost of ownership as low as possible

7.8102.4p
Occupant health and safety

All spaces with combustion appliances will have a carbon monoxide ( CO CO Carbon monoxide ) alarm

Locations of CO CO Carbon monoxide alarms in the space shall be in accordance with state law and local codes

Ambient CO CO Carbon monoxide levels will be maintained under code-acceptable thresholds

Ensure occupant health and safety

7.8102.4q
Occupant education

Completed work will be reviewed

Completed work will be reviewed

Occupant/building operations staff/property manager will be educated on the safe and efficient operation and maintenance of the system, including:

  • Adjustment of water temperature
  • Operation of backflow preventer and pressure regulator
  • Importance of keeping operating manuals accessible

Educate occupant/building operations staff/property manager about the safe, efficient operation and maintenance of the system