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 Guide to Electric Hot Water Heaters - Inspection, Diagnosis, & Repair
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InspectAPedia tolerates no conflicts of interest. We have no relationship with advertisers, products, or services discussed at this website.
Electric water heater repairs: here we explain how to install, troubleshoot, & repair electric water heaters. We describe the types of water heaters, the parts that make up an electric water heater, and here we provider a checklist for inspecting or troubleshooting electric water heaters. This article also provides links to detailed water heater diagnosis and repair articles found free at this website.
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
How do we Identify an Electric Water Heater & its Parts?
This series of articles describes how to inspect, operate, diagnose, and repair electric hot water heaters. The articles at this website will answer most questions about electrical 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. Reproduction of this web page electronically at other websites is prohibited.
Also see TIMERS for ELECTRIC WATER HEATERS. If you cannot find information you need here or if you have comments, questions, suggestions for inspecting and diagnosing water heaters Contact Us
The sketch at left shows the basic components of an electric water heater and is provided courtesy of Carson Dunlop Associates. It's easy to identify an electric water heater:
if you can find your water heater tank at all, take a look at what pipes and wires are connected to it. If you do not see any connection to a chimney, and if you do not see any oil or gas burner, your hot water tank is going to be one of these:
- An electric water heater: you'll find an electric wire entering the heater, usually at the top, and connected to a fuse or circuit breaker in your main electrical panel. Usually the circuit supplying power to the electric water heater will be 40A or larger. There will usually be just two water pipes connected to this device: cold-water in and hot-water out.
- An indirect-fired water heater: you'll find a circulator pump and four pipes connected to this water tank. See Indirect-fired Water Heaters for photos and details.
- A range boiler: you'll find four pipes connected to this water tank, no electrical wires. See Range Boiler Water Heaters for details and photographs of range boilers.
- A solar water heater tank: you'll see lots of pipes and wires connected to this tank, a circulator, controls, and more stuff. See Solar Water Heaters for photos and details about solar hot water heating.
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But watch out: sometimes an electric 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, such as a Tankless Coil for Hot Water.
Electric Water Heater Inspection Checklist
Water heater anode inspection and repair - see ANODES & DIP TUBES on WATER HEATERS
Drains: Water heater drain valve leaks: Check for leaks at the water heater drain valve. Most water heater manufacturers recommend that their water tank be drained periodically.
This process will help remove sludge and debris or mineral deposits that may have accumulated at the bottom of the water heater tank. Removing this debris can extend the life of the hot water tank, especially where electric and gas fired water heaters are involved. But since few people remember to open and drain the tank it may be that the drain valve does not open easily, or worse, it won't close. For details also see How to Drain a Hot Water Heater Tank
Heating Elements: how to test and repair a bad electric water heater heating element see Electric Water Heater Element Tests to determine if your water heater has a bad element, and if so, see Electric Water Heater Element Replacement
Insulation: Water heater insulation: look for insulation that has been improperly added to the water tank - it may be unsafe. See Insulate Hot Water Tank?
Leaks: Water heater leaks: 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. In our photo at above left an oil-fired water heater and an indirect-fired water heater are installed in tandem. That puddle on the floor needs investigation.
Mobile Homes: Water heater in mobile home: common defects - see MOBILE HOME WATER HEATER DEFECTS
Noises: Water heater clanking noises: check the electric hot water tank for lime, mineral, or silt deposits and build-up on the tank bottom and on the heating electrodes. Water heater hissing noises: on an electric water heater a hissing sound may be noticed when the heater is operating. This sound may be due to mineral scale or lime build-up on the heating electrodes. Remove, inspect, and clean the electrodes when this sound is observed. See WATER HEATER NOISES for details.
Water heater odor sources, causes, diagnosis, cure:
Odors or smells from or near the water heater, including sulphur or rotten egg odors (possibly dangerous), particularly if the heater has been left shut off and out of use for two weeks or more. Details are at HYDROGEN SULFIDE GAS.
Smells: Odors in hot water, particularly a sulphur smell may be due to a bacterial contamination in the hot water tank or due to a failing hot water heating tank sacrificial anode. See ANODES & DIP TUBES on WATER HEATERS. Also see ODORS IN WATER.
Also CHINESE DRYWALL HAZARDS discusses Chinese drywall odors, sulphur smells, and corrosive outgassing hazards in buildings. Major costs to remove this product, repair or replace electrical wiring, plumbing, and HVAC components may be involved, and there may be immediate safety hazards due to damaged smoke detectors or carbon monoxide detectors in buildings where Chinese drywall outgassing has caused damage.
Pipes & Valves: Water heater piping & valves: check the 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. There should be no shutoff valve installed on the hot water line leaving the water tank.
Relief Valve: Water heater temperature/pressure relief valve: Check the pressure and temperature relief valve on your water heater: look for evidence of corrosion, leaks, improper installation, etc. If the water heater relief valve is dripping or leaking, check for
- Abnormally high building cold water pressure (say over 60 psi) and if necessary, adjust the building pressure reducing valve
- A closed hot water piping system.
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. For details about water heater relief valves, please see Testing the Water Heater Temperature Pressure Relief Valve, and also see RELIEF VALVES - TP VALVES for heating equipment in general
Scale: Water heater scale, clanking noises, or reduced hot water quantity or temperature: see WATER HEATER NOISES for details about removing scale from a water heater. Water heater scale forming on electric water heater elements can cause water heater element failure, water heater noises, or reduced water heater output.
Temperature: Water heater temperature settings: Check the settings of the water heater temperature:
See Temperature of Hot Water is Too Low. On an electric water heater, temperature settings are usually made on a control hidden behind the upper and/or lower removable access panel covers that give access to the upper and lower heating element.
On a single element electric water heater, if the heating element has burned out there will be no hot water at all. On a dual heating element electric water heater, too little quantity of hot water can be traced to a burned-out lower element, while plenty of "hot" water that is never very hot can be traced to a burned-out upper water heater element. See Electric Water Heater Element Tests.
If the water heater is too hot there is a risk of scalding burns - check the electric water heater thermostat settings and also see ANTI SCALD VALVES.
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Key Articles on Water Heater Maintenance
Frequently Asked Questions (FAQs) about the installation, setting, troubleshooting or repair of electric water heaters
Question: how to find the source of a leak in a water heater
i have a reddring 210 water heater since 2001. the engineer could not locate the leak, which seems coming out from the base. he recommended a new one. any suggestion please. - Michael 8/20/11
Reply:
Michael, if your water heater is leaking from the tank itself and not just at a fitting such as at threaded fittings for a relief valve or control, then indeed it needs to be replaced.
Redring makes a wide range of water heating equipment, including demand water heaters, immersion water heaters, even solar water heating equipment. I'm not sure which 210 you have - a 210L solar heater ?
You might want to contact the company to ask for advice on tracking down your specific heater leak without damaging the heater or making it unsafe. Also inquire about your warranty coverage.
Redring water heaters in the U.K. (contact redring[dot]co[dot]uk or by telephone to 0844 372 7766.
Question: water heater relief valve leaks after the heater has been busy
no matter what tenp i set the thermostat at the trv lets out a about a 1/2 a cup of water after a hard use - Steve 7/30/12
Reply:
Steve, there are several conditions that can cause spillage from the temp/press relief valve on a water heater, including overheating, overpressure, water hammer, and leaks or defects in the valve itself.
I recommend taking a look at our TP valve article for water heaters found at two articles:
Don't hesitate to ask if questions remain after reading that pair of articles.
Question: how to diagnose bad odors seem to be coming from our water heater
Since mid - december we have experienced a bad chemical odor in our garage where the electric hot water heater is, we've cleaned out the garage but the smell came back as soon as someone used something with hot water, what should we do? - Jackie 1/31/2013
Reply:
Jackie, in the article above we list several odor problems that are traced to water heaters, from which I excerpt the two most common problem sources: bacterial contamination in the water heater or a bad sacrificial anode. You could also ahve sulphur in your building water supply but I figure you'd notice that first in the cold water.
Smells: Odors in hot water, particularly a sulphur smell may be due to a bacterial contamination in the hot water tank or due to a failing hot water heating tank sacrificial anode.
See ANODES & DIP TUBES on WATER HEATERS. Also see ODORS IN WATER.
Odors or smells from or near the water heater ...sulphur or rotten egg odors..., particularly if the heater has been left shut off and out of use... are explained at HYDROGEN SULFIDE GAS.
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Technical Reviewers & References
Related Topics, found near the top of this page suggest articles closely related to this one.
- [1] "Residential Electric Water Heater Installation Instructions and Use & Care Guide", American Water Heater Co., October 2001, American Water Heater Co., Johnson City, TN, [manufacturer of residential & commercial water heaters, also manufacturer of Polaris/Commercial water heaters], Tel: 800-999-9515, web search 1/12/2012, original source: americanwaterheater.com/support/manuals/res-elect.pdf [copy on file]
- [2] ANSI Z21.22 - 1986, provides requirements for pressure/temperature relief valves
and automatic shutoff devices for hot water supply systems
This [water heater pressure/temperature relief] valve must be marked
with the maximum set pressure not to exceed the marked
maximum working pressure of the water heater. Install
the valve into an opening provided and marked for this
purpose in the water heater, and orient it or provide
tubing so that any discharge from the valve exits only
within 6 inches above, or at any distance below, the
structural floor, and does not contact any live electrical
part. The discharge opening must not be blocked or
reduced in size under any circumstance. [1] American Water Heater, Op.Cit.
- 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., 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.
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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.
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Books & Articles on Building & Environmental Inspection, Testing, Diagnosis, & Repair
 The 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.
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