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  1. #1
    mathew stouffer's Avatar
    mathew stouffer Guest

    Default Water heater drain pan

    This is an electric water heater on the third floor of an apartment complex, about 50 units. As you can see there is a pan with no drain (installed during an remodel in 08). Contractor said it's code and I know it is not. It's not the IRC, what section of the building code is this under.

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  2. #2
    Tim Saunders's Avatar
    Tim Saunders Guest

    Default Re: Water heater drain pan

    Quote Originally Posted by mathew stouffer View Post
    This is an electric water heater on the third floor of an apartment complex, about 50 units. As you can see there is a pan with no drain (installed during an remodel in 08). Contractor said it's code and I know it is not. It's not the IRC, what section of the building code is this under.
    Try this
    Drain-Pan: A drain pan is required when
    a water heater is installed in a location
    where leakage could cause damage to
    structure. The drain pan shall be installed
    with a minimum drain line that drains
    to the exterior of the building or approved
    location. The discharge pipe from
    the drain pan can be copper or PVC. The
    discharge from the temperature and pressure
    relief valve cannot terminate into the
    water heater drain pan. (508.4 & .5 C.P.C.
    2007)

    I have never worked in a jurisdiction that has allowed a drain line to terminate on the floor except for the T&P extension which I can not see in the pic.
    The drain pan has a drain all ready started, it should have been continued to a approved termination point.
    You could always recommend evaluation by a licensed plumber

    Question, is that dirt to the right of the water heater

    Have a great day

    Tim


  3. #3
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
    Posts
    26,248

    Default Re: Water heater drain pan

    Quote Originally Posted by mathew stouffer View Post
    As you can see there is a pan with no drain (installed during an remodel in 08). Contractor said it's code and I know it is not. It's not the IRC, what section of the building code is this under.
    Mat,

    It's the IRC.

    - P2801.5 Required pan. Where water heaters or hot water storage tanks are installed in locations where leakage of the tanks or connections will cause damage, the tank or water heater shall be installed in a galvanized steel pan having a minimum thickness of 24 gage (0.016 inch) (0.4 mm) or other pans for such use. Listed pans shall comply with CSA LC3.
    - - P2801.5.1 Pan size and drain. The pan shall be not less than 1 1/2 inches (38 mm) deep 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 minimum diameter of 3/4 inch (19 mm). Piping for safety pan drains shall be of those materials listed
    in Table P2904.5.
    - - P2801.5.2 Pan 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.

    The code gave the contractor two choices, the contractor thought he had three choices - do nothing - however, that choice (of "do nothing") was not offered him ... but he took it anyway ... so now he gets to pay for the cost of doing it right, which will cost a lot more than doing it right back then.



    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

  4. #4
    Join Date
    Apr 2007
    Location
    state of jefferson
    Posts
    520

    Default Re: Water heater drain pan

    jerry,
    would the irc apply to a 3 story apartment building?


  5. #5
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
    Posts
    26,248

    Default Re: Water heater drain pan

    Quote Originally Posted by brian schmitt View Post
    jerry,
    would the irc apply to a 3 story apartment building?
    Ah, Excellent point, Brian.

    No, the IPC would.

    I believe, though, you will find the wording exactly the same, or at least very very close.

    From the 2006 IPC.
    - 504.7 Required pan. Where water heaters or hot water storage tanks are installed in locations where leakage of the tanks or connections will cause damage, the tank or water heater shall be installed in a galvanized steel pan having a minimum thickness of 24 gage, or other pans approved for such use.
    - - 504.7.1 Pan size and drain. The pan shall be not less than 1.5 inches (38 mm) deep 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 minimum diameter of 0.75 inch (19 mm). Piping for safety pan drains shall be of those materials listed in Table 605.4.
    - - 504.7.2 Pan 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.



    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

  6. #6
    mathew stouffer's Avatar
    mathew stouffer Guest

    Default Re: Water heater drain pan

    Thanks. Have a great weekend.


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