Water Heater in Garage

[Stephen G Sheldon]

What is the code pertaining to water heater elevation in a garage, and are newer water heaters with closed systems exempt from this requirement?

[Jerry Peck]

What is the code pertaining to water heater elevation in a garage, and are newer water heaters with closed systems exempt from this requirement?


We have had several recent threads on that, and, yes, ignition sources are required to be raised 18" above the garage floor, and, for your last part of the question - yes, those are exempt from having to be raised that 18" (although it is not a bad idea to raise them anyway).

This is one of them: http://www.inspectionnews.net/home_inspection/plumbing-system-home-inspection-commercial-inspection/13574-electric-water-heaters.html

[Stephen G Sheldon]

Jerry,

Thanks for your response.

[Wayne Carlisle]

You may need to protect the water heater from damage (gas water heater) or raise it six feet.

[Jerry Peck]

You may need to protect the water heater from damage (gas water heater) or raise it six feet.


Wayne,

ANY appliance in a garage needs to be protected or raised. :)

[Wayne Carlisle]

He didn't ask about any appliance. He was asking the particulars on a water heater.

[Stephen G Sheldon]

Now you guys are confusing me. Unforyunately, it doesn't take much. Is a gas heater required to be raised or is it just a good idea?

[Jerry Peck]

You may need to protect the water heater from damage (gas water heater) or raise it six feet.


He didn't ask about any appliance. He was asking the particulars on a water heater.

I understand, but you stated "water heater from damage (gas water heater)" as though "(gas water heater)" only had to be protected or raised and an electric water heater did not need to be raised or protected.

So instead of just addressing "electric water heaters too" I addressed "all appliances" - because that is correct.

[Jerry Peck]

Now you guys are confusing me. Unforyunately, it doesn't take much. Is a gas heater required to be raised or is it just a good idea?

Yes, the gas water heater must be raised, unless it is the newer type which is exempt from that requirement, as do all ignition sources.

[Stephen G Sheldon]

Thanks for the clarification.

[Wayne Carlisle]

Jerry PeckQuote:

Originally Posted by Stephen G Sheldon http://www.inspectionnews.net/home_inspection/images/ca_evo/buttons/viewpost.gif (http://www.inspectionnews.net/home_inspection/plumbing-system-home-inspection-commercial-inspection/13822-water-heater-garage-post87407.html#post87407)
Now you guys are confusing me. Unforyunately, it doesn't take much. Is a gas heater required to be raised or is it just a good idea?


Yes, the gas water heater must be raised, unless it is the newer type which is exempt from that requirement, as do all ignition sources.




My comments below:

However, if it is a water heater that is flammable vapor ignition

resistant then it is allowed to be installed on the garage floor like Jerry stated HOWEVER you may need to raise it anyway if it is subject to vehicle impact damage except where protected by an approved means.



SECTION 305.3 (IFGC)

305.3 Elevation of ignition source.

Equipment and 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 hazardous locations and public garages, private garages,
repair garages, motor fuel-dispensing facilities and parking
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.
Exception:


Elevation of the ignition source is not required

for appliances that are listed as flammable vapor ignition
resistant.



SECTION 303 (IFGC)
APPLIANCE LOCATION
303.4 Protection from vehicle impact damage.


Appliances

shall not be installed in a location subject to vehicle impact
damage except where protected by an approved means.


So to sum it up......
A water heater may be installed on the garage floor IF it is listed as flammable vapor ignition resistant and it is protected from automobile impact. If it is not protected then it must be raised 6 feet tp protect the water heater from automobile impact.



305.5 Private garages. Appliances located in private garages
shall be installed with a minimum clearance of 6 feet (1829
mm) above the floor.
Exception:


The requirements of this section shall not apply

where the appliances are protected from motor vehicle
impact and installed in accordance with Section 305.3.

[Ron Hasil]

Personally I would check with the local plumbing inspector. I have been in towns that still require the FVIR type water heaters to be raised. Their reasoning behind this is a home owner or handyman may open the front access to service the heaters FVIR screen and not properly reseal the chamber with a new gasket.