Inspector's check · Heating, cooling and water heater
Is hot water at the tap about 120°F, not hotter?
Run the hot tap nearest the water heater for a couple of minutes and hold a kitchen thermometer in the stream. The setting is on the gas valve or behind a cover panel on an electric heater.
Why it matters
Water at 140°F can scald skin in about 5 seconds, which is most dangerous for young children and older adults. 120°F is the usual recommendation, and it saves energy too.
If it's a problem
An inspector would write it up as “Water heater set too hot” and rate it safety first. Your options, with rough U.S. costs:
- DIY (usually best), $0 to $10: Turn the thermostat down a little, wait a few hours and test again. Turn off power to an electric heater before opening its panel.
- Handyman, $150 to $400: Fit anti-scald valves at tubs and showers.
- Pro, $250 to $500: Plumber adds a mixing valve at the heater so the tank can stay hot while taps get 120°F.
Get this on your own house's plan
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