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Water heater types, installation, inspection, safety, codes

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Water heaters for mobile homes or manufactured homes.

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Mobile Home Water Heaters

Multiple repairs indicates freezing pipe history (C) Daniel Friedman

Water Heater Hazards in Mobile Homes

Here are examples of some common defects & safety hazards found at water heater installations in mobile or manufactured homes. This is by no means an exhaustive list.

The water heater shown below, located outside of a New York mobile home, is not likely to have a long life and may be unsafe.

Mobile home water heater (C) Daniel Friedman

Mobile home water heater (C) Daniel Friedman

Mobile home water heater (C) Daniel Friedman

Mobile home water heater (C) Daniel Friedman

Mobile / Manufactured Home Water Heater Codes & Standards

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Reader Comments, Questions & Answers About The Article Above

Below you will find questions and answers previously posted on this page at its page bottom reader comment box.

Reader Q&A - also see RECOMMENDED ARTICLES & FAQs

On 2022-01-27 by Inspectapedia Com Moderator - hot skin on water heater?

@Larry,

forgive me but I don't understand the problem. Can you define what you mean by "hot skin" ?

I don't know if you're talking about people or the surface of a water heater, or something else.

On 2022-01-27 by Larry

I have a seasonal home using as a cabin in mn. I have a problem with hot skin, how do I trace down what is causing it. We needed to replace the electric water heater which was located outside of the home.

The new water heater we located inside the home and ran new wiring using same circuit breaker of the replaced water heater. I am not sure if we had hot skin before we replaced the water heater.

On 2021-07-14 by (mod) - Electric box is blocking service door to water heater

@Peggy OBrien,

It certainly sounds as if you're describing a working space requirement violation for the water heater as well as a possible safety hazard.

As for who pays? Whose electrical box is it?

On 2021-07-14 by Peggy OBrien

Electric box is blocking service door to water heater, is that a code violation? Who would be responsible for paying for it to be moved? Mobile home is on rented lot.

On 2021-06-30 by inspectapedia.com.moderator - what codes prohibit installing an electrical box or wiring under a water heater where it can get wet?

@Cierna,

Sorry if I was not clear before when I addressed this; you will not find electrical code that addresses every possible mistake an installer might commit in electrical wiring.

So, for example, the code won't say "don't put an electrical box under a water heater" nor will it say "don't put an electrical box where it might get wet"

Instead it might say that when wiring is run or boxes placed in damp or wet locations, the appropriate water-resistant materials must be used.

From your text we still have no idea what sort of "electrical box" was placed under your heater; a fuse box, breaker box, switch, receptacle, junction box or what

406.9(B)(1) Receptacles of 15 and 20 Amperes in a Wet Location.

Receptacles of 15 and 20 amperes, 125 and 250 volts installed in a wet location shall have an enclosure that is weatherproof whether or not the attachment plug cap is inserted. An outlet box hood installed for this purpose shall be listed and shall be identified as “extra duty.” All 15- and 20-ampere, 125- and 250-volt non locking-type receptacles shall be listed weather-resistant type.

On 2021-06-30 by Cierna

@inspectapedia.com.moderator, What I need to know is which specific code states electrical boxes and wiring should not be placed in a position where they may get wet when a building, in this case a manufactured home, is being put together/installed. If you know which section of code regarding electrical issues covers this it would really help me…

On 2021-06-30 by inspectapedia.com.moderator (mod)

@Cierna,

I may still be missing something but basically if you have an electrical junction box or fuse box or circuit breaker box that is stopped off, that is it's got power to it but it is not delivering power to anything and there is not a shred of a reason why you wouldn't simply remove it and take that circuit back to an earlier junction box where is why Richard terminated with twist on connectors or otherwise removed completely.

None of this involves more than trivial cost and shouldn't be a topic of dispute.

On 2021-06-30 by Cierna

@inspectapedia.com.moderator, thanks for your fast reply. I guess I wasn’t clear in my question, as I was trying to be economical with words, that it was a gas water heater and it was unclear even to the company doing the repairs what the electrical box was actually for/designed to power.

I have already reached out to the code enforcement people for manufactured homes in SoCal but they aren’t returning my calls/being responsive so I doubt I can get a letter out of them.

It does seem like a common sense type of thing, but the insurance company, who has already paid out quite a bit for the repairs, is insisting on having the actual code before even considering additional payment…

On 2021-06-29 by inspectapedia.com.moderator (mod) - mobile home electric water heater wiring

@Cierna,

More on electric water heater wiring:

The California electrical code is of course modeled on the U.S. National Electrical code that has similar paragraphs:

California Electrical Code

Part III Disconnecting Means

422.30 General

A means shall be provided to simultaneously disconnect each appliance from all ungrounded conductors in accordance with the following sections of Part III.

If an appliance is supplied by more than one branch circuit or feeder, these disconnecting means shall be grouped and identified as being the multiple disconnecting means for the appliance.

Each disconnecting means shall simultaneously disconnect all ungrounded conductors that it controls.

422.31 Disconnection of Permanently Connected Appliances

and excerpting from

422.11

(3) Water Heaters and Steam Boilers

Resistance-type immersion electric heating elements shall be permitted to be subdivided into circuits not exceeding 120 amperes and protected at not more than 150 amperes as follows:

Where contained in ASME-rated and stamped vessels
Where included in listed instantaneous water heaters
Where installed in low-pressure water heater tanks or open-outlet water heater vessels

Informational Note: Low-pressure and open-outlet heaters are atmospheric pressure water heaters as defined in IEC 60335-2-21, Household and similar electrical appliances — Safety —

Particular requirements for storage water heaters.

(A) Rated at Not over 300 Volt-Amperes or 1/8 Horsepower

For permanently connected appliances rated at not over 300 volt-amperes or 1/8 hp, the branch-circuit overcurrent device shall be permitted to serve as the disconnecting means where the switch or circuit breaker is within sight from the appliance or is lockable in accordance with 110.25.

(B) Appliances Rated Over 300 Volt-Amperes

For permanently connected appliances rated over 300 volt-amperes, the branch-circuit switch or circuit breaker shall be permitted to serve as the disconnecting means where the switch or circuit breaker is within sight from the appliance or is lockable in accordance with 110.25.

Informational Note: For appliances employing unit switches, see 422.34.

and

422.13 Storage-Type Water Heaters

A fixed storage-type water heater that has a capacity of 450 L (120 gal) or less shall be considered a continuous load for the purposes of sizing branch circuits.
Informational Note: For branch-circuit rating, see 422.10.

On 2021-06-29 by inspectapedia.com.moderator (mod) - water heater electric box installed under floor right under water heater

@Cierna,

This is a troubling problem Cierna, in that the model or adopted building codes can not anticipate every crazy thing that an installer or electrician, or plumber, or DIY-homeowner might do with water heaters and electrical wiring.

So the codes will be more-general and the local building code compliance inspector is expected to interpret and judge what she encounters in the real world. The local code compliance official's word is the final legal authority.

Electrical Wiring Code for Water Heaters

The California Electrical Code 2010 CEC 422.30 and 422.31B require that an electric water heater must have a shut-off switch that is in view of the water heater.

Your installation, placing the heater's electrical fuse or breaker box underneath the floor below the heater is not likely to be able to meet that requirement.

Other sources of authority on water heater electrical wiring for strange wiring errors:

So easiest would be a letter from your local inspector citing the electrical box location as a violation that must be corrected. A helpful letter would point out that it's not only unsafe but is a fire risk should water from a failing heater leak into and short the wiring.

Second-easiest is a copy of the manufacturer's installation instructions that describe wiring and wiring placement, as building codes also require that appliances be installed according to the manufacturer's instructions. Failing to do so is also a "code" violation.

If you don't have the manual for your water heater see WATER HEATER AGE & Manuals - home

If you find the manual for your water heater there will be a manufacturer's telephone-help number; you might also give them a call to ask for a statement or reference document.

On 2021-06-29 by Cierna

I own a manufactured home that’s about 20 years old and the water heater recently failed. In making the repairs, it was discovered that an electrical box had been installed directly under the water heater in the subfloor. I was told this was not up to code and paid for the box to be relocated.

I’m trying to get reimbursed through insurance and they are asking for the specific code for a manufactured home in CA that prohibits an electrical box from being installed under a water heater. Can anyone tell me this? Thanks for your help!

On 2021-06-25 by inspectapedia.com.moderator (mod)

@Joe Gresham

thanks for the update; keep us posted, and of course, stay safe

On 2021-06-25 1 by Joe Gresham - water heater in 32 y.o. Oakwood Mobile Home, Greenville SC

This is in Greenville South Carolina be home is oakwood brand and is about 32 years old. The water heater I believe is 13 years old and it seems to be working just fine still.

Everyone is safe and fire has been avoided I am going to look further into it when I get off work today. Will post a picture for you whenever I get back thank you

 

On 2021-06-24 by inspectapedia.com.moderator (mod) - turn off unsafe electric water heater immediately

@Joe Gresham,

Watch out: TURN OFF the WATER HEATER circuit breaker and leave it off IMMEDIATELY if you have not already done-so.

You are describing a serious building fire hazard. I am relieved that you already realized this.

Electrical problems have become the hazard most-often reported to us by our readers who live in or work on mobile or manufactured homes, and fires in those homes are particularly worrisome as in older homes the fire exits may not all be accessible as they should be.

I don't know but I suspect that you are hearing electrical arcing that can occur at any electrical device or connector failure, often louder when higher voltages and higher current flow are involved, such as at an electric water heater.

What can start as a loose connection or a failing electrical switch or sensor gets worse quickly: the arcing across a loose connector burns metal surfaces, increasing electrical resistance, increasing heat, and thus can ignite a fire.

Please let us know what's happening in this home and that everyone is safe and that you've avoided a fire.

Post a photo of the heater and of its data tag (one photo per comment) if you can and tell us the home's country, city, age, and the heater's age.

On 2021-06-24 59 by Joe Gresham - Burning smell and smoke in middle bathroom when I cut on the breaker to the water heater

Burning smell and smoke in middle bathroom when I cut on the breaker to the water heater. Also a loud sound, kind of like an electric motor burning up..
Nott coming from the water heater itself.. looks like the H2O heater is wired in 14-3, but I've not had any trouble with it for a decade or so...

What in the world is wired into that circuit to make such a awful noise? Obviously a huge risk of fire here so i need to fix this ASAP. Have much experience with the workings of residential homes but not a lot of experience with mobile homes.

On 2021-01-29 - by (mod) - can I use a #12 wire on an electric water heater?

Karla

Like Mark Cramer says .... it depends.

A #12 wire circuit must be fused at 20A

A #10 wire could be fused at 30A but if it also feeds a #12 wire you've got to fuse circuit at 20A to protect the smallest gauge wire from overheating and causing a fire.

On 2021-01-29 by Karla

Is it bad to put wire number 10 from a water heater to wire number 12 in a mobile home?

On 2021-01-18 by (mod) - home suffered water & mold damage due to water heater leak

Mobile home water heater Leak caused extensive mold contamination & water damage (C) InspectApedia.com LaceyLacey:

I'm sorry that your dad's home had to suffer such terrible water and mold damage and contamination; however a drip pan alone would not be likely to have prevented the damage you show - unless it also provided a direct drain to the exterior, which many do not.

Rather, it was the prolonged leakage of a water heater in an area that nobody inspected, perhaps because nobody knew that they should check on the heater and because the area was not readily accessible.

By the way, it sounds odd to say that a brand new home was outfitted with a water heater that was already 20 years old and that the damage was not discovered for another 20 years, making the heater 40 years old. Perhaps you can show me a sharp photo of the water heater's data tag and another of the heater itself and third of the leak point.

On 2021-01-18 by Lacey Hernandez

My dad happened to be out of state undergoing chemotherapy and radiation treatment when this happened. And due to the marriage line.not being properly joined, i found as i was doing the demolition work, mold had already been present in the interior of the drywall and insulation.

After a week of drying out the home, with water supply shut off to prevent any further leaking

Mobile home water heater Leak caused extensive mold contamination & water damage (C) InspectApedia.com Lacey ... Mobile home water heater Leak caused extensive mold contamination & water damage (C) InspectApedia.com Lacey

Has anyone else had a problem with your manufactured home being bought brand new from the retailer, and installed on your property, but no drain pan was put underneath the 20 YEAR OLD water heater in the water closet, hidden behind 2 interior doors plus a screwed on access panel?

Because we did! And it destroyed our home after 20 years when tje bottom rusted out (it was 20 years old when installed!)which our insurance won't cover.

On 2020-10-03 by Anonymous - popping noise under house beneath water heater

Mac:

Any electric heat system that is installed by wiring an electrical circuit (as opposed to plugging in an electric heater to a wall receptacle) will be on its own dedicated electrical circuit.

Watch out: you are describing a fire or shock hazard. You need help from an electrician.

Leave the misbehaving circuits switched OFF.

On 2020-10-03 by Mac

Would the heat strip receptacle be wired in series with the bathroom and bedrooms? Is the heat strip receptacle a isolated circuit?

Water heater leaking, threw single pole breaker to 2 bedrooms and bath. Reset breaker and hear popping under neath the house below water heater and breaker trips killing circuit again to bedrooms and bath. Could it be the receptacle getting wet below water heater. Heat strip receptacle?

 

On 2020-09-03 - by (mod) - water heater switch melted and burned my wall

Yes you do, Laura,

Watch out: As you are describing fire and shock hazards.

On 2020-08-30 by laura - do I need an electrician?

our modular home is 10 years old. We've had electrical issues since the warranty expired. It seems like the 3 outlets in the dining room are on the breaker with the exterior outlet.

If I plug a vacuum in the dining room outlet, the breaker trips. The switch for the water heater in the closet melted and burned my wall. The outlets in the kitchen only the lower plug in works. It is 200 amp service all electric. Do I need an

 

On 2020-04-26 by Diane

I'm selling my mobile home in Prescott, and need underbelly insulation to about half of the home. Do you know of any contractors that does this sort of project?

Need the work done asap. Please call me at 352-428-2887. Thank you. I also need the water heater replaced. HELP!

On 2020-04-03 - by (mod) - plumbing code for manufactured home water heater

Brenda

We give such codes in the article above on this page, but the first place to start is with the manufacturer's instructions for your specific brand and model water heater as along with the final inspection by your plumbing official, those are the final authority on proper safe water heater installation.

On 2020-04-02 by Brenda

I need to review the plumbing code for manufactured homes for a hot water heater installation.

On 2020-02-26 - by (mod) - where can the water heater be located in a mobile home?

James

In Mobile Homes the water heater is often installed into a closet or utility space whose access door is on the exterior of the home. I don't think the issues here in your note are focused on the location of the heater but rather that the entire installation sounds unsafe.

If the landlord does not respond to written notice of unsafe conditions then the options are to move or to obtain help from the local Building Department. When I hear about very poor conditions such as you describe I suspect that there may be other poorly maintained or incorrectly installed features or equipment in the home and thus you should be alert for other safety hazards as well.

On 2020-02-25 by James foster

What is the law when it comes to the room a water heater is in.

My daughter is in a double wide and the whole water heater closet is rotted. Water heater was reinforced by 4×4 underneath but brace is rusted hanging off door frame on outside of mobile home. No straps secure it and it rocks dangerously.

The structural soundness looks very unprofessional. And I believe a vent that's old and hanging should be connected. Very unsafe

On 2020-02-14 - by (mod) - wiring needed to install an electric water heater in a mobile home

You won't have to rewire the entire building, but you might need to add a circuit for an electric water heater.

A lot depends on whether an electric was ever installed there in the past.

A careful inspection should make it immediately obvious if there's an electrical outlet at the proper amperage and voltage for a water heater right at the location of the present propane one.

On 2020-02-14 by Johnny b

Looking at buying a 98 single wide.
Has a propane water heater..not a fan of propane..will the trailor have wiring and power to change to electric or will I have to rewire the house?

On 2020-02-10 - by (mod) - loud banging noise in mobile home

Daymon

Let's start by tracking down the sound source in more detail. Yes both heat and plumbing equipment can make a banging sound.

Eg. banging in a scale-clogged water heater (need to de-scale and clean the heater) and banging water pipes, and /or banging from a home heating system (that could be very dangerous) .

Metal ductwork can also make a banging noise when heated or cooled.

On 2020-02-10 by Daymon

We have a manufactured home and keep hearing a loud banging sound. Heat and hot water works but we are wondering if it could be from either of them?

On 2019-07-09 by Matthew - electric hot water heater stopped working

i was doing the dishes and noticed my power was off, i checked the inside breaker box and nothing was different,i checked the outside breakers and it was fine, once i went back inside the power was back on but i noticed my ac was not working i did everything i could think of to get it going and nothing is working.

the next day i noticed my water was not getting hot so now i have a non-working water heater and a non-working ac unit what could be the cause?

 

On 2017-12-11 by (mod) - cost to move a water heater or furnace is as much as installing a new one

Scott,

OPINION: If I were being charged $2000 to remove and replace a furnace that was fifteen years old I would consider paying for a new furnace to be swapped in at that time.

On 2017-12-11 Scott said: repairs after a water heater leak

Post water heater leak our insurance is paying to replace the subfloor and walls in our modular home's entry space.

We took out the room's walls and enclosures around the furnace and water heater ourselves. It's a late 90's build. We have an electric water heater and coleman shoehorned in gas with evaporator coil encasement furnace.

It's only a few inches but do we still need separate enclosures for the water heater and furnace?

The furnace needs to be disconnected and moved for which we were quoted $2000. Besides getting a 2nd quote I was wondering if we should replace the furnace? It's a 1994 Coleman system with a blend air system.

At a minimum the evaporator coil needs to be replaced but the cost just to have it moved has me thinking we should just bite the bullet. Given the price and unique properties of working on modular homes I thought asking here would be prudent.

Question: where is the water heater in a 1998 Summit mobile home?

(May 4, 2014) Anonymous said:
where is the location of hot water heater in a1998 summit moble home

Reply:

Anon, I can't cite a specific always-location, but if you don't see the water heater accessible from inside, often you'll find a door in the mobile home's exterior wall - from outdoors - that opens to give access to the heater.

If your heater uses gas or oil, walk away from the home far enough to see its roof - look for the chimney or vent as that will typically be right over the water heater.

If your water heater is electric you can find it by following the electrical wire circuit for that appliance.

Question: water running even after main shutoff is closed

(Mar 28, 2014) janis said:
I can still hear water running after the main shut off water valve to the mobil home has been turned off. Why? Is there another location for another valve? There isn't any water coming from the taps but the hot water tank seems to want to continue to fill.

Reply:

Janis

On some mobile homes the water heater may be fed by a separate feeder line beneath the home and "ahead" of what you think is the main water shutoff. Take a look inside the water heater closet and also look beneath the home. Follow the water supply pipe from where it is first visible.

Let us know what you find.

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