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  1. #1
    Join Date
    Aug 2012
    Location
    Columbus, Ohio
    Posts
    89

    Default Hot water heater in closet off of garage.

    House was built in 1961. The water heater is in a closet with a door off of the garage. The only other thing in the closet is the water meter and shutoff. The water heater sits on the floor which is level with the garage floor. Should it be elevated 18 inches or is it ok since it is technically not in the garage?

    Sorry no pics.

    NHIE Practice Exam

  2. #2
    Join Date
    Mar 2007
    Location
    Spring Hill (Nashville), TN
    Posts
    5,847

    Default Re: Hot water heater in closet off of garage.

    Quote Originally Posted by Tom Cissell View Post
    House was built in 1961. The water heater is in a closet with a door off of the garage. The only other thing in the closet is the water meter and shutoff. The water heater sits on the floor which is level with the garage floor. Should it be elevated 18 inches or is it ok since it is technically not in the garage?

    Sorry no pics.
    For safety I would report that it is not raised and then tell them they should raise it 18" for increased safety. What you have is a storage room and it would be easy for someone to place a gas can on the floor in the room. My rule of thumb is if a gas can could be set on the floor then it needs to be raised.

    Scott Patterson, ACI
    Spring Hill, TN
    www.traceinspections.com

  3. #3
    Join Date
    Mar 2007
    Location
    Columbus GA
    Posts
    3,746

    Default Re: Hot water heater in closet off of garage.

    Quote Originally Posted by Tom Cissell View Post
    House was built in 1961. The water heater is in a closet with a door off of the garage. The only other thing in the closet is the water meter and shutoff. The water heater sits on the floor which is level with the garage floor. Should it be elevated 18 inches or is it ok since it is technically not in the garage?

    Sorry no pics.
    Should it be raised 18", depends.
    If is a FVIR WH, then no, it is not required to be raised.
    As for "it is technically not in the garage.". Technically, it is in the garage.

    ' correct a wise man and you gain a friend... correct a fool and he'll bloody your nose'.

  4. #4
    Join Date
    Sep 2007
    Location
    Fredericksburg, VA
    Posts
    885

    Default Re: Hot water heater in closet off of garage.

    Why would one wish to heat hot water? "Hot water heater". Sorry. My facetious-ism for the day.

    The above statements are expressed solely as my opinion and in all probability will conflict with someone else's.
    Stu, Fredericksburg VA

  5. #5
    Join Date
    Jan 2014
    Location
    Pensacola, Florida
    Posts
    8

    Default Re: Hot water heater in closet off of garage.

    ? Gas or Electric?


  6. #6
    Join Date
    Jul 2013
    Location
    California
    Posts
    20

    Default Re: Hot water heater in closet off of garage.

    Is there fire separation? In other words, 5/8" Type X drywall (or equivalent such as 7/8" stucco) and 1-3/4" solid core door (or equivalent such as metal skin) with closer? Correct me if I'm wrong but it wouldn't be technically in the garage but a true separate room if there is fire separation but then there may be the issue of outside access, certainly one of code-mandated airflow if it's gas-fired.

    Obviously, raise it 18" and then you don't have to worry.

    Doesn't the local water authority require access to the water meter? Even if it has a wireless reader?


  7. #7
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
    Posts
    26,248

    Default Re: Hot water heater in closet off of garage.

    As long as it is a closet off the garage ... it is considered in the garage.

    The only way around that requirement is for the closet to open to the living space in addition to opening to the garage.

    But if the closet only opens to the garage ... it is a closet off, and part of, the garage.

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

  8. #8
    Join Date
    Mar 2007
    Location
    Washington State
    Posts
    579

    Default Re: Hot water heater in closet off of garage.

    How old is the water heater? In 2003 they started making FVIR (Flame Vapor Ignition Resistant) water heaters that do not require the 18" elevation in garages. However some local codes may still require 18" elevation.


  9. #9
    Join Date
    Mar 2007
    Location
    Succasunna NJ
    Posts
    574

    Default Re: Hot water heater in closet off of garage.

    As several have already stated, it's in the garage:

    "Appliances having an ignition source shall be elevated such that the source of ignition is not less than 18 inches (457mm) above the floor in 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 with a private garage through openings shall be considered to be part of the garage." M1307.3 of the 2006 IRC mechanical code.

    Darren www.aboutthehouseinspections.com
    'Whizzing & pasting & pooting through the day (Ronnie helping Kenny helping burn his poots away!) (FZ)

  10. #10
    Join Date
    Mar 2007
    Location
    Washington State
    Posts
    579

    Default Re: Hot water heater in closet off of garage.

    2003 International Fuel Gas Code 305.3 has an exception:
    "Elevation of the ignition source is not required for appliances that are listed as flammable vapor resistant and for installation without elevation."


  11. #11
    Join Date
    Dec 2008
    Location
    Maryland
    Posts
    2,777

    Default Re: Hot water heater in closet off of garage.

    Quote Originally Posted by Edward Best View Post
    ? Gas or Electric?
    OIL ? SOLAR ? GEOTHERMAL ? NUCLEAR ?


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