I know there are all sorts of other things wrong in this picture. They already have been addressed. There seems to be some disagreement between a lot of licensed plumbers here, and I don't cite code. To me it's just plain stupid, but the two Realtors are fighting it out and I'm trying to help my side.
Any help from anyone is greatly appreciated. Thanks.
Originally Posted By: jpope This post was automatically imported from our archived forum.
Quote:
Location. Water heaters and storage tanks shall be located and connected so as to provide access for observation, maintenance, servicing and replacement.
You could argue that "codes" imply that water heaters are to be located in enclosures based on -
Quote:
Prohibited Locations. . . .Direct-vent water heaters are not required to be installed within an enclosure.
-- Jeff Pope
JPI Home Inspection Service
"At JPI, we'll help you look better"
(661) 212-0738
Originally Posted By: Jay Moge This post was automatically imported from our archived forum.
i don’t see anything to deflect rain water coming off the un-guttered roof. that alone (code or not) is an issue. i’d call it out. but then again i live in N.H. no one (that i’v seen so far) puts a water heater outside still to be servicing the house. thats crazy to me.
Originally Posted By: rray This post was automatically imported from our archived forum.
dduffy wrote:
Russel,
I would recommend building a shed around it, or building a shed and installing the heater in it...without a doubt.
That doesn't surprise me there is a Realtor involved....
We commonly use Realtors out here in California, so in some form or fashion they will be involved.
I recommended protection. My Client through her Realtor requested protection. Seller through Seller's Realtor only wants to do what is legally required. The only thing I'm aware of that is legally required relative to the water heater is seismic strapping, which is covered under California Health & Safety Code, Section 19211, which the purchase contracts and disclosures specifically refer to, and which is all that the seller wants to do.
This was a 1998 American Water Heater Company electric water heater.
Originally Posted By: away This post was automatically imported from our archived forum.
Russel,
I found this on the American Water Heater Company website. It is the installation manual, on page 4 is says to install in an indoor location. Granted this is for their current model.
Maybe try calling them and see if they ever produced a model that was rated for exterior installation.
If they didn't/don't, then obviously it is not installed correctly which means it violates code requirements. Hmmm, interesting dilemma since you don't want to cite code. Maybe use the possiblity that it is unpermitted work? That could be a legal angle.
Originally Posted By: mboyett This post was automatically imported from our archived forum.
. Does it ever freeze in SD? R?, I think with a little more investigation you will be able to safely say an outdoor, unprotected installation does not meet manufacturers installation instructions, voids the warranty, increases risks, etc.
Originally Posted By: rray This post was automatically imported from our archived forum.
away wrote:
If they didn't/don't, then obviously it is not installed correctly which means it violates code requirements. Hmmm, interesting dilemma since you don't want to cite code. Maybe use the possiblity that it is unpermitted work? That could be a legal angle.
Exactly the angle that I normally use, and did use. It could also be "non-standard installation" or "poor workmanship." There are many, many words to use other than those four-letter ones.
Originally Posted By: jpope This post was automatically imported from our archived forum.
rray wrote:
Seller through Seller's Realtor only wants to do what is legally required.
The only legal requirement is strapping as you said, and in the case you have pictured, it is improper.
Quote:
Anchorage of Appliances. . . .Strapping shall be in points within the upper one-third and lower one-third of the appliance's vertical dimensions.
Other considerations should include its base and the location of its disconnect.
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Ground Clearance. Appliances supported from the ground shall be level and firmly supported on a concrete slab or other approved material extending above the adjoining ground.
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Disconnecting Means. . . .Branch circuit breaker or switch located within sight of appliance or such devices in any location that are capable of being locked in the open position.
-- Jeff Pope
JPI Home Inspection Service
"At JPI, we'll help you look better"
(661) 212-0738
Originally Posted By: rray This post was automatically imported from our archived forum.
Thanks, Jeff.
All of the other stuff has been addressed, including some that is not visible in the picture. The seller, however, only wants to repair the stuff that is not visible in the picture, leave the platform (?) as is, and modify the seismic strapping to conply with CHSC Section 19211.
