[FONT=Arial][size=2]So I do an inspection yesterday and write the following: Water heater should be
raised 18 inches off the floor due to the fact that combustible materials are stored in this room. A licensed plumber is recommended to evaluate and estimate repairs before the close of escrow.
This is a 1962 home near ASU being used as a rental for 4 college girls so it has a 1 year old 75 gallon Gas water heater
Here is the e mail I receive today from the listing agent I removed the names
[FONT=“Calibri”], I did call two resources concerning the home inspection report issue that stated the “Water Heater should be raised 18 inches off the floor . . . “.[size=3]
Per -------------------- (General Contractor) he said if the home was built in 1962 the current owner does not have to change the height of the water heater. He further said, it is recommended as a safety issue, and may be current code in some municipalities, but it would have been grandfathered in. Per ----------- (Home Inspector) he said this would have been a pre-existing condition with no obligation on the part of the owner to make changes.
Here is my reply [FONT=Times New Roman]
Per the city of Tempe if it was a like for like replacement it would not require a permit that means exact size replacement. If you are changing capacity which most likely was done because 75 gallon water heaters were not a standard size it would require a building permit and fall under city code Sec M1307
*Section M1307.3. Elevation of ignition source. *Appliances having an ignition source shall be elevated such that the source of ignition is not less than 18 inches (457 mm) above the floor in garages. For the purpose of this section, rooms or spaces that are not part of the living space of a dwelling unit and that communicate directly with a private garage through openings shall be considered to be part of the private garage.
So Basically a permit was required to install this water heater which was obviously not issued and if it was then Tempe would have required it to be done to code and FYI they may have also required it to be protected from automobile damage as well.
The city wanted me to give the property owners address and information which I politely declined but if you want to get the city involved just call them. FYI after the fact permits cost more money and are sometimes a big headache.
Also if you read the instruction manual for that water heater it clearly states** **
“This water heater MUST NOT be installed in any location where gasoline
or flammable vapors are likely to be present, unless the installation is such to eliminate the probable ignition of gasoline or flammable vapors.
**Water heaters in residential garages must be installed so that all burner(s) and burner ignition device(s) are located not less than 18 inches (45.7 cm) above the floor and be located, or protected, to avoid physical damage. For other installations refer to local codes. In the absence of local codes, the water heater must be installed in compliance with the National Fuel Gas Code, (ANSI Z223.1- Latest Edition), or in Canada CAN/CGA B149.1 Natural Gas Installation Code (Latest Edition)
or CAN/CGA B149.2 Propane Installation Code (Latest Edition).”
So bottom line Permits that most likely were required were not issued and instructions were not followed**. **