Water tanks in new construction

[slord (Simon Lord)]

@rlewis5

The discharge piping serving a pressure-relief valve, temperature-relief valve or combination valve shall:

1. Not be directly connected to the drainage system.
2. Discharge through an air gap located in the same room as the water heater.

Number 2 is king

[rlewis5 (Roy Lewis, CERTIFIED MASTER INSPECTOR RETIRED)]

They are all important.

[mwilles (Martin Willes, CMI)]

@slord

I would stop taking these internachi classes.

What a ridiculous statement. Obviously new inspectors need to understand that when it comes to plumbing there are many different set of codes and they just need to understand the codes in their area. Honestly stay away from being a code inspector and just contact a local plumber with questions.

[nrascol (Nicolae Rascol)]

Thank you all for the replies. This will help improve my reports and knowledge

[slord (Simon Lord)]

@rlewis5

The size of the drain line should match the outlet size of the relief valve, and an auxiliary pan with a 1” drain line, which drains to the exterior is required underneath when the unit is installed at or above the level of the living area

Interesting, my area we can discharge to a a floor drain

4. The local waste piping serving a water heater temperature
   and pressure relief valve, water treatment device, cross connec-
   tion control device or assembly, humidifier, sterilizer, or a furnace
   or air conditioner may discharge into the riser of a floor drain
   when installed in accordance with sub. (7) (b).
5. The indirect or local waste piping serving a water heater
   temperature and pressure relief valve, water treatment device,
   cross connection control device or assembly, or a furnace or air
   conditioner may discharge to a floor served by a floor drain so as
   not to create a health or safety hazard.
6. The indirect or local waste piping serving a water heater
   temperature and pressure relief valve or water treatment device
   may discharge through the cover of a clear water sump so as not
   to adversely affect floats by means of a fixed air gap installed in
   accordance with subs. (7) (a) 2. and (8).

And 7b is in reference to air gap hence why I said it was king
(7) AIR−GAPS AND AIR−BREAKS. All indirect waste piping and
all local waste piping shall discharge by means of an air−gap or
air−break into a receptor.
(a) Air−gap installation. The installation of an air gap shall
conform to any of the following requirements:

1. The distance of an air gap shall comply with one of the fol-
   lowing:
   a. The distance of an air gap serving indirect waste piping one
   inch or less in diameter and a receptor shall be at least twice the
   diameter of the indirect waste piping.
   b. The distance of an air gap between indirect waste piping
   larger than one inch in diameter and a receptor shall not be less
   than 2 inches.
   (b) Air–break installation. The air−break between indirect
   waste piping or local waste piping and the receptor shall be
   accomplished by extending the indirect waste piping or local
   waste piping below the flood level rim of the receptor and termi-
   nating at an elevation above the trap outlet.

[rlewis5 (Roy Lewis, CERTIFIED MASTER INSPECTOR RETIRED)]

I’ve been doing this for 40 years and I’ve seen it done correctly many ways.

[slord (Simon Lord)]

I like the put a bucket under it. Which in my opinion is just fine

[rlewis5 (Roy Lewis, CERTIFIED MASTER INSPECTOR RETIRED)]

@slord
Tell us a little about yourself. experience, location etc…

[mgoldenberg (Marc Goldenberg, Inspector # HI1365)]

@rlewis5

This is in my report.
It may not be appropriate for your area. However, I doubt it.

“According to present day requirements, water heaters should have a pressure relief valve and drain line which flows by gravity to the exterior, or downward to within 6 inches of the structure floor. The size of the drain line should match the outlet size of the relief valve, and an auxiliary pan with a 1” drain line, which drains to the exterior is required underneath when the unit is installed at or above the level of the living area. "

Wasn’t this one of the first changes to the 2001 FBC?
Most all homes, 80%, I inspect the drain lines goes thru the wall & terminates outside, like my home.

[mgoldenberg (Marc Goldenberg, Inspector # HI1365)]

I’m saying before the FBC most all went outside. Therefore, homes pre-2001 no pans.

[slord (Simon Lord)]

Pans are nice. I didn’t have one when I bought my house never had one in any other house.
Replaced heater put pan in happy. The old one discharged straight to the crawlspace.
I just shook my head. No shutoff valves improper flue filled with leaves.

[rlewis5 (Roy Lewis, CERTIFIED MASTER INSPECTOR RETIRED)]

Pans are required if the heater is at or above the living area.
Been that way for a very many years

[rlewis5 (Roy Lewis, CERTIFIED MASTER INSPECTOR RETIRED)]

I was doing the same .
The only time it would be different if it was a manufactured home. Then HUD would come into play.

[slord (Simon Lord)]

FBC chapter 5

504.7Required pan.

Where a storage tank-type water heater or a hot water storage tank is installed in a location where water leakage from the tank will cause damage, the tank shall be installed in a pan constructed of one of the following:

1. 1.Galvanized steel or aluminum of not less than 0.0236 inch (0.6010 mm) in thickness.
2. 2.Plastic not less than 0.036 inch (0.9 mm) in thickness.
3. 3.Other approved materials.

A plastic pan shall not be installed beneath a gas-fired water heater.

504.7.1Pan size and drain.

The pan shall be not less than 11/2 inches (38 mm) in depth and shall be of sufficient size and shape to receive all dripping or condensate from the tank or water heater. The pan shall be drained by an indirect waste pipe having a diameter of not less than 3/4 inch (19 mm). Piping for safety pan drains shall be of those materials listed in Table 605.4.

504.7.2Pan drain termination.

The pan drain shall extend full size and terminate over a suitably located indirect waste receptor or floor drain or extend to the exterior of the building and terminate not less than 6 inches (152 mm) and not more than 24 inches (610 mm) above the adjacent ground surface. Where a pan drain was not previously installed, a pan drain shall not be required for a replacement water heater installation.
Fbc 2020

[slord (Simon Lord)]

Chapter 28

P2801.6Required pan.

Where a storage tank-type water heater or a hot water storage tank is installed in a location where water leakage from the tank will cause damage, the tank shall be installed in a pan constructed of one of the following:

1. 1.Galvanized steel or aluminum of not less than 0.0236 inch (0.6010 mm) in thickness.
2. 2.Plastic not less than 0.036 inch (0.9 mm) in thickness.
3. 3.Other approved materials.

A plastic pan beneath a gas-fired water heater shall be constructed of material having a flame spread index of 25 or less and a smoke-developed index of 450 or less when tested in accordance with ASTM E84 or UL 723.

P2801.6.1Pan size and drain.

The pan shall be not less than 11/2 inches (38 mm) deep and shall be of sufficient size and shape to receive dripping or condensate from the tank or water heater. The pan shall be drained by an indirect waste pipe of not less than 3/4 inch (19 mm) diameter. Piping for safety pan drains shall be of those materials indicated in Table P2906.5. Where a pan drain was not previously installed, a pan drain shall not be required for a replacement water heater installation.

P2801.6.2Pan drain termination.

The pan drain shall extend full-size and terminate over a suitably located indirect waste receptor or shall extend to the exterior of the building and terminate not less than 6 inches (152 mm) and not more than 24 inches (610 mm) above the adjacent ground surface.

[mwilles (Martin Willes, CMI)]

Simon why are you quoting pan requirements from the UPC and IPC (IBC) making the false assumption they are from the same code book?

[mwilles (Martin Willes, CMI)]

@slord

If its a concrete floor or slab with a floor drain you wouldn’t need one.

Nope. What if that floor drain is 10’ away from the water heater?

[rlewis5 (Roy Lewis, CERTIFIED MASTER INSPECTOR RETIRED)]

It is no longer worth my time to debate this subject.

[mwilles (Martin Willes, CMI)]

I’m with ya Roy.

[slord (Simon Lord)]

@mwilles

Simon why are you quoting pan requirements from the UPC and IPC (IBC) making the false assumption they are from the same code book

I made a statement about pans to Marc regarding FBC because Marc mentioned FBC. Those two chapters are from FBC 2020. FBC has the residential chapter and the plumbing chapter stating the same thing. Except that residential says indirect receptor and does not include floor drain but a concrete floor with a floor drain is not going to have damage from leakage so a pan is not needed.
Roy thinks he is right but will not read it but will quote things like needing 1 inch pipe and it has to go outside. Besides the fact this only applies to new heater locations or construction. It explicitly says if a drain is not there one is not required.
He jumped on me saying they are always needed.
Show me the proof is what I am asking.
I’m not the one who started saying anything was required.