A Cliff/Cannon homeowner needed a gas water heater replaced in the basement of one of the neighborhood’s older houses. Stone foundation, low headroom, and the original venting running up through the middle of the room. These basements are full of character and short on working space, which is most of what makes a replacement here different from a newer home.
The Call
The existing water heater had reached the end of its service life. On the lower South Hill we see a lot of tanks that have outlived their expected lifespan by several years, still running, but with every part of them well past the point where a failure is a question of when rather than whether.
What We Found
Replacement was the right call, and the install needed more than a straight swap. The venting had to be reworked to meet current code, and the system needed a thermal expansion tank, which older installations in this part of Spokane frequently do not have.
An expansion tank takes the pressure that builds when water heats and has nowhere to go. Without one, that pressure works against the tank, the connections and the relief valve every time the unit fires.
The Replacement
We removed the old unit and installed a new Bradford White 50 gallon natural gas water heater rated at 40,000 BTU, with a new expansion tank mounted on the wall above it, new flexible connectors and reworked venting.
The job was permitted through the City of Spokane and inspected two weeks later. The inspector asked for seismic straps to be added, so we went back out and added them. That is how the process is supposed to work, and it is the reason we pull permits on water heater replacements instead of treating them as a quick swap.
The Finished Install
Materials and Equipment
- Bradford White RG250T6N natural gas water heater, 50 gallon, 40,000 BTU
- Thermal expansion tank
- New flexible water connectors and reworked venting
- Seismic strapping
- City of Spokane permit and inspection
Warranty
The tank carries its manufacturer warranty, and the installation is covered by our workmanship warranty.
Serving Cliff/Cannon and the Lower South Hill
We work throughout Cliff/Cannon and the lower South Hill, from the blocks around Sacred Heart and Lewis and Clark out to Cliff Park and the bluff. Water heaters in 99204 basements are often older than the homeowner realizes, and many were installed before expansion tanks and seismic strapping were required. Our water heater team can tell you what you have and what it would take to bring it up to standard. We also install tankless water heaters where basement space is tight, and we offer financing on full replacements. Our Raptor Titanium membership also covers an annual water heater flush and inspection, priority scheduling and a five year warranty on plumbing installations.
Need a water heater looked at?
Historic basements, tight closets and awkward venting are normal for us. We will come look at what you have.