Originally Posted By: bbyars This post was automatically imported from our archived forum.
OK, I was taught in my younger years that the only stupid question is the one you don’t ask. Now needless to say I have asked a lot of questions since those young days most have been legitimate, some I’d rather not discuss. With that said…
I did a pre-sale inspection yesterday and observed the water heater which is located in the garage area and is less than 18" off the floor (Burner was 15" above floor).
Ok-question is...
would the seller be obligated to raise the water heater to meet current code requirements? or is this grandfathered? the home was built in 1983.
Originally Posted By: lkage This post was automatically imported from our archived forum.
Bruce,
I don't know if he would be obligated or grandfathered but I would report something like this: (note "code" was not used)
Ignition sources, such as the water heater burner, that are less than 18" off the garage floor are a fire/safety hazard. I recommend that the water heater (burner now 15" above floor) be raised the additional 3" needed for enhanced safety.
-- "I have never met a man so ignorant that I couldn't learn something from him."
Galileo Galilei
Originally Posted By: rmoore This post was automatically imported from our archived forum.
Bruce…
Besides Larry's good wording, it seems to me that the standards of whenever the water heater was last replaced are the ones to be met...NOT the age of the home.
If it's the original water heater then it's going to need to be replaced (at the proper height) anyway. Either way, you are covered.
-- Richard Moore
Rest Assured Inspection Services
Seattle, WA
www.rainspect.com
Originally Posted By: William Dorsey This post was automatically imported from our archived forum.
Yes, this should definitely be mentioned as a need. Garages have a high degree of probability for explosive gasoline vapors to be present at times, like for instance when you accidentally spilled fuel filling the lawn mower. These vapors are heavier than air and will flow out over the floor until they eventually are dissipated to low non-explosive concentrations. The reason the 18" rule was established was to minimize the potential for explosions in the event that explosive vapors are present near the floor.
In most cities near me, you would also be required to enclose such appliances (like furnaces or hot water heaters) with fire rated walls with access via a fire rated door built inside the garage. Note that most heaters designed for heating garages tend to be ceiling mounted appliances which greatly diminishes the risk of explosion, but does not eliminate it.
With that said…