Originally Posted By: dgertgen This post was automatically imported from our archived forum.
Hello I have a quick one (I think). I was instructed that the furnace and water heater are not to be located in the bedroom or bath. A realtor is disagreeing with me. They are not sealed combustion but there is a cold air intake for them.
Originally Posted By: jeffghooper This post was automatically imported from our archived forum.
Not allowed.
G2406.1 (303.1) General. Appliances shall be located as required
by this section, specific requirements elsewhere in
this code and the conditions of the equipment and appliance
listing.
G2406.2 (303.3) Prohibited locations. Appliances shall not
be located in, or obtain combustion air from, any of the following
rooms or spaces:
1. Sleeping rooms.
2. Bathrooms.
Originally Posted By: jtroth This post was automatically imported from our archived forum.
I would have safety concerns, especially with locations in the bedroom. Also if the air intake for the furnance is in the bath then I can see humid air from showers being circulated around the house more than that being vented to the outside. Excessive moisture is beneficial to mold.
Originally Posted By: whandley This post was automatically imported from our archived forum.
If any building official advises you that the installation of a gas fired water heater and or forced air heating unit is acceptable in a bedroom and or sleeping area, ask for the specific code he is basing that decision on. UBC & UMC would disagree. I encountered an installation a few years ago with a hall closet mounted FAU which also had a double sided closet entry off the back side into an adjacent bedroom. The seller ended up installing a fixed wall system at the closet between the FAU and bedroom. They first argued and then consulted the city of Laguna Beach, a local HVAC Contractor and the Gas Company. All three agreed that the installation was in violation of code and unsafe for multiple reasons, including but not limited to fire safety issues, combustion air issues and of course the possibility of carbon monoxide/products of combustion being released into the sleeping area. If the real estate agent is going to over ride your safety concerns, ask them to put it in writing on their company letterhead, dated and signed with copy provided to your client prior to close of escrow.
Originally Posted By: Steven Brewster This post was automatically imported from our archived forum.
Came across this the other day.
The gas water heater was installed in the bath across from the water closet (about 1-2 feet). Bath was approx. 8' x10', window is painted shut and there was not a vent in the bath door. Bathroom is adjacent to bedroom. After firing the heater up for a few minutes there was good draft but I got dizzy. Wrote it up! Talking about a hot seat! Wow!
Originally Posted By: dgertgen This post was automatically imported from our archived forum.
The house was built in 1950. But the basement was finished much more recently.
I feel it is our responsibility to inform the client about the problem and tell them why regardless of the year of the home. Even if it was acceptable in the past we must tell them about the dangers now. It is not up to us to tell anybody to fix the problem, that is for the buyer to decide if they want it fixed, will have it fixed for leave it as is.
Originally Posted By: bkelly2 This post was automatically imported from our archived forum.
Steven Brewster wrote:
Came across this the other day.
The gas water heater was installed in the bath across from the water closet (about 1-2 feet). Bath was approx. 8' x10', window is painted shut and there was not a vent in the bath door. Bathroom is adjacent to bedroom. After firing the heater up for a few minutes there was good draft but I got dizzy. Wrote it up! Talking about a hot seat! Wow!
Don't fall for that "Grandfathered" stuff. Write it up as against common safety standards/practices and let the chips fall where they may. Knob & Tube, AL wiring, asbestos, etc were all common building practices.
-- "I used to be disgusted, Now I try to Be amused"-Elvis Costello
Originally Posted By: jeffghooper This post was automatically imported from our archived forum.
Only, fuel fired appliances such as gas, not electric. Some fuel fired, direct vent, derive all air from exterior in a sealed system, are permitted.
DO NOT change your reports as suggested as if anything happens, you could be liable.
If the LAHJ wants to OK something that falls below the Mininum allowed Code, make them put it in writting, they work for you, not the other way around. Then when something happens, their soverign imunity will not protect them.
Building Codes are NOT recommendations, they ARE the minimum allowed requirement. Anything less is an Illegal structure on premises and a potential safety hazard. EVERYTHING that is contained in teh codes is there because;
1. Someone was hurt.
2. Someone died.
3. Property was damaged.
Only a very foolish AHJ would put something in writting as OK if it did not meet the minimum code. I do not get my direction from them, and I do not suggest you do, UNLESS, they want to cover you later if a suit occurs.
This item has been in the codes since the 1970's. ALL of the codes.