Originally Posted By: cpetty This post was automatically imported from our archived forum.
I inspected a house the other day and the water heater was sittig on the floor.No pan.It is reqiured to be 18’’ above the floor.This bulider said because it was electric that rule was not accurate!
Originally Posted By: bking This post was automatically imported from our archived forum.
I assume you are talking about a garage installation…
Electric ones are required to be 18" also unless they are a new type that are sealed. Most AHJ's do not enforce the code for electric but you should report it as being a source of possible ignition in the event of a gas spill etc.
Originally Posted By: kmcmahon This post was automatically imported from our archived forum.
Although an electric WH has a source of ignition, it is not located in the same place as a gas fired heater…usually it has two elements at different elevations on the tank. (higher than a gas fired unit)
Originally Posted By: Monte Lunde This post was automatically imported from our archived forum.
Electric water heaters to not need to be elevated 18" off of the floor. Where is the ignition source on a electric water heater? There are gas water heaters that are design (flammable vapor resistant type) to be set on the floor. I don’t believe that a pan is required on a gas or electric water heater on a concrete floor in a garage. If this water heater is on a wood joist or rafter, than a pan would be required.
A barrier (bollards) are required if the water heater (gas or electric) is not elevated 18" in a garage.
-- Monte Lunde CCI, CCPM, CRI
Viking Construction Services Inc.
Code Check - reads the same as your copy of Code Check West.
Code Check Plumbing (SECOND EDITION) reads as "Ignition source elevation min 18in above garage floor or floor of room open to garage EXC Appliances listed as flammable vapor resistant and OK for floor install ........F53 [1307.3, 2801.6] {510.1}
I do not believe that "burner/heating element" has the same meaning as "burners or elements".
-- Monte Lunde CCI, CCPM, CRI
Viking Construction Services Inc.
Originally Posted By: cpetty This post was automatically imported from our archived forum.
well I wrote it up as an area of saftey concern and that it should be elavated.Gasoline has an flash point of 63 degrees.All vapors hover in the first 10’’ of air space.I told him He has been lucky not to have killed anyone in the past.
Originally Posted By: rcooke This post was automatically imported from our archived forum.
Monte Lunde wrote:
Electric water heaters to not need to be elevated 18" off of the floor. Where is the ignition source on a electric water heater? There are gas water heaters that are design (flammable vapor resistant type) to be set on the floor. I don't believe that a pan is required on a gas or electric water heater on a concrete floor in a garage. If this water heater is on a wood joist or rafter, than a pan would be required.
A barrier (bollards) are required if the water heater (gas or electric) is not elevated 18" in a garage.
The thermostat breaks 240 volts when the temp comes up and makes 240 volts when the temp drops . This I am sure could be more then adequate to ignite gas fumes .
NACHI Where We all Learn
Originally Posted By: Steven Brewster This post was automatically imported from our archived forum.
2003 IRC reads as follows:
Water heaters installed in garages. Water heaters having an ignition source shall be elevated such that the source of ignition is not less than 18"(457mm) above the garage floor.
Does anyone have an IRC 2003 Commentary that would answer the question of the 18" stand for both, or just for gas fired. I would just think that an electric water heater with sealed switches, plastic cover, insulation over the plastic and then a metal cover installed over the access, would not pose a serious threat of igniting flammable vapor. I could be wrong?
ignition
n 1: the process of initiating combustion 2: the mechanism that ignites the fuel in an internal-combustion engine [syn: ignition system] 3: the act of setting on fire or catching fire [syn: firing, lighting, kindling, inflammation]
Originally Posted By: Monte Lunde This post was automatically imported from our archived forum.
Roy,
I sorry but, I don't buy your statement.
Steven,
After going to water heater manufactures site and reading there manuals. Three things are clear 1. There is a warning label for all gas water heaters concerning the 18" height. 2. There is no warning label for electric water heaters concerning the 18" height. Some manufactures state that you can place a electric water heater on the floor. 3. All manufactures will defer to the local jurisdiction on installation.
cpetty,
To answer your question, what does your local jurisdiction have to say about the 18' elevation rule?
Our local jurisdiction has ruled that electric water heaters can be placed on the floor in garages. The propane water heaters have to be elevated 18'. No gas water heaters, because of no gas line serving our area.
-- Monte Lunde CCI, CCPM, CRI
Viking Construction Services Inc.
Originally Posted By: rcooke This post was automatically imported from our archived forum.
cpetty wrote:
According to ICC & IRC an electric water heater is allowed on floor in garage.I think this is a very important to all inspector to note if face
with the water heater (electric only) on floor in an enclosed garage for
liability reason make note that this could be a hazard zone storing Flammables close by.
This could be acceptable because the bottom thermostat is about 18 inches of the floor
the top of course is about 48 inches.