7.8102.9 Non-Fired Storage Tank

Topic: 
Water Heating
Subtopic: 
Installation and Replacement
Desired Outcome: 
Provide safe and reliable hot water storage that meets the needs of the occupant/building management/building operations staff at the lowest possible life cycle cost
For supporting material, see Referenced Standards.
TitleSpecification(s)Objective(s)
7.8102.9a
Hazardous material removal

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

Upon the discovery of hazardous material, written notification and contact information for regional EPA EPA U.S. Environmental Protection Agency, www.epa.gov asbestos coordinator will be provided to appropriate people (e.g., occupant/building operations staff/property manager)

Property manager 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 (property manager is responsible for abatement or remediation)

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

7.8102.9b
Decommissioning

Decommission the applicable system components by completing the following in accordance with accepted industry procedures and practices:

  • Remove old water heater and associated components
  • Seal any unused chimney openings
  • Safely disconnect and secure any abandoned utility (fuel and electric) connections

Ensure the health and safety of the worker/occupant/building management/building operations staff

Preserve the integrity of the building and services

Remove old equipment in a timely and efficient manner

7.8102.9c
Site security

Work site will be secured to prevent unauthorized entry

Temporarily disconnected equipment will be locked up and tagged out

All trash and unused materials will be removed from work site daily

Protect the occupant from exposure to potential hazards

7.8102.9d
Equipment accessibility

Storage tank will be installed and plumbed to allow for inspection, maintenance, and replacement of the tank and its components

Anode rod, when present, will be accessible for replacement

Ensure the storage tank can be easily maintained and replaced

7.8102.9e
Storage tank location

Storage tank will be located to maximize efficient operation of the water heating system

Maximize operation of the water heating system

7.8102.9f
Storage tank installation

Verify storage tank size will meet the building water requirements

A new storage tank and associated components will be installed in accordance with accepted industry standards and practices and manufacturer specifications

Storage tanks will be installed level, with seismic bracing (when needed) and in a manner to prevent rust and corrosion

Storage tank will be installed on a housekeeping pad

Storage tanks shall be placed in a location that does not obstruct building egress or access, as required by local codes adopted by the AHJ AHJ Authority having jurisdiction

Ensure the health and safety of the worker/occupant/building management/building operations staff

7.8102.9g
Drain pan

A drain pan will be installed in accordance with storage tank manufacturer specifications and the following criteria:

  • Connected to 3/4" drain line or larger to tapping on pan
  • Run to drain, pump, or daylight

Collect and safely dispose of water escaping from the storage tank

7.8102.9h
Temperature and pressure relief valve

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

Storage tank will be connected to properly sized discharge tube and run to a safe location no greater than 6" from the floor or as prescribed by local code (in the absence of local code, as prescribed by UPC)

Safely discharge excessive energy (pressure or temperature) from the storage tank to a safe location

7.8102.9i
Dielectric unions (dielectric insulator)

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

Minimize corrosion between dissimilar metals

7.8102.9j
Stray voltage protection

Electrical connection to the water heating equipment should be made per manufacturer's instructions and per NEC NEC National Electrical Code ( NFPA NFPA National Fire Protection Association, www.nfpa.org 70)

Break the stray voltage electrical circuit through the appliance

7.8102.9k
Insulation

All piping and fittings will be insulated with fixed insulation to IECC IECC International Energy Conservation Code or ASHRAE ASHRAE American Society of Heating, Refrigerating and Air-Conditioning Engineers, www.ashrae.org 90.1, at a minimum

Tanks will be insulated to a minimum of R-12.5

Reduce heat loss from the storage tank and pipe

7.8102.9l
Electric components

Electric components will be installed to accepted industry standards and codes in accordance with NEC NEC National Electrical Code ( NFPA NFPA National Fire Protection Association, www.nfpa.org 70)

Provide electricity to the storage tank electric control components

7.8102.9m
Discharge water temperature

Discharge water temperature will be set not to exceed 120 °F or as prescribed by local code

Install mixing valve when higher storage/generation temperatures are required

Ensure water temperature is low enough to prevent scalding

Ensure water temperature is high enough to inhibit growth of pathogens (e.g., Legionella, etc.)

7.8102.9n
Gauges

Temperature and pressure gauges on storage tank will be installed and visible

Provide information for safe and effective operation of water heating system

7.8102.9o
Valves

Valves will be installed to isolate tank from water heating system and to allow for bypass in multiple tank systems

Allow for easy removal and maintenance of the tank

7.8102.9p
Commissioning of system

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

  • Safety controls
  • Operational controls
  • Valves
  • Water leaks
  • Temperature set point

Manufacturer specifications and all relevant industry standards will be met in commissioning

Ensure the system functions safely and is designed with the lowest possible cost of ownership

7.8102.9q
Education

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
  • Proper use of isolation valves
  • Need for inspection and replacement of anode rod
  • Importance of keeping operating manuals accessible

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