flammable vapor ignition resistant

[Frank M. Carrio, CMI]

Originally Posted by Captain Beefheart

Taken out of the ICC thread: (Underlining is mine)

“While I can understand your confusion from reading the outdated (and, frankly, incorrect) commentary, the fact remains that the code itself is quite clear about how the provisions for gas water heaters are to be applied. And it is the CODE that is to be enforced. While the commentary can sometimes aid in enforcement and shed light on the intent of the code, this is not one of those cases. I have spoken with ICC this morning, and have been told that the section you quoted is incorrect and will be changed to properly reflect what the code says.

Please see section P2101.2, which refers to Chapter 24 for the installation of gas water heaters. Chapter 24 is the chapter that deals specifically with the type of appliance in question, and contains a specific provision regarding elevation, and an explicit exception for gas-burning, FVIR water heaters. Where the code contains both general provisions and provisions that apply to a specific appliance or situation, the more specific provision ALWAYS applies. This is entirely consistent with the clear intent that the installation of gas water heaters be governed by Chapter 24, as is stated repeatedly throughout the code.

This is not an issue of the more restrictive provision of the code vs. manufacturers instructions. It is two provisions within the code that are at issue. One of those is explicitly intended to be applied to gas-burning FVIR water heaters. It doesn't matter whether it is more or less restrictive: it applies, period.

Chapter 28 does, of course apply to the installation of gas water heaters with respect to their plumbing (water) connections and everything else that is not covered or overruled in Chapter 24. Paragraph 2801.6 may still need to be there for non-gas-fired water heaters, but it has no application to gas water heaters.

The proper application of the code to this issue has been explained in previous posts above, and again in this post. Further, we have explained why elevation may create or worsen other hazards, and that elevation has never been a desirable means of dealing with the risk of flammable vapor ignition. I think that the matter should be clear enough by now, and that there is no point in belaboring it further.”

Dave

“So... In the post above you provide a link to installing a Rheem water heater.
On the 1st page it says that it should not be installed in a mobile home.
So ... all of that information is;
A. Useless.
B. Provisional
C. Might or might not pertain to the subject at hand.”

Are you feeling OK; I’m starting to get concerned about your health!

Look people, I know you argue all the time your not code inspectors, but, the appliance must be installed according to code. Read the installation manual (that clearly states the WH shall not be used in a mobile home) (happy Frank?). Page 7 says “if local codes require the use of a stand kit to raise the water heater 18 inches…” Local code (including DFW, is that where you’re from Barry?) say’s it’s OK on the garage floor.

Remember, hopefully no one (including Frank) is ever sitting in a witness chair being questioned on ANY particular problem; if so you need specific back-up; and what better back-up then the ICC codes?

OK, I’m done with this thread.

Beef

Page 7 says “if local codes require the use of a stand kit to raise the water heater 18 inches…

[Barry Adair]

The folks that license all Real Estate Inspectors in Texas have their own rules...like them or not.


These rules trump all instructions and the codes. I don't agree but have to live or die (not work) by them



Below is the WH excerpt. Please explain to me how to report differently than I have stated as a "Safety Enhancement Upgrade" for FVIR or any garage installed unit and still maintain my license when my report is reviewed by anyone, client, realtor, legal eagle, or the authorities in charge of my licensure. The links should take you to the original website in case you think I edited on my own behalf. And as you can see Electric units have to also be elevated according to these rules. Hope this clarifies my position for all readers.

Texas Administrative Code

Next Rule>>TITLE 22EXAMINING BOARDSPART 23TEXAS REAL ESTATE COMMISSIONCHAPTER 535GENERAL PROVISIONSSUBCHAPTER RREAL ESTATE INSPECTORSRULE §535.229Standards of Practice: Inspection Guidelines for Mechanical Systems: Appliances, Cooling Systems, Heating Systems, Ducts, Vents and Flues, and Plumbing Systems

(k) Water heaters. The inspector shall:
(1) report the energy source;
(2) inspect the unit and report as in need of repair fittings that leak or are corroded;
(3) report as in need of repair temperature and pressure relief valve piping that lacks gravity drainage, is improperly sized (no smaller than the outlet fittings), has deficiencies in material, or lacks a correct termination;
(4) report as in need of repair a temperature and pressure relief valve that does not operate when the valve is of an operable type and operation will not cause damage to persons or property as reasonably determined by the inspector (for example, it would be reasonable not to operate the valve if there is improper or undetermined termination of the drain pipe, a corroded or damaged valve, improper installation of valve or drain pipe, the drain pipe is of inappropriate material or there is no water supply cut-off valve at the unit);
(5) report as in need of repair any broken or missing parts, covers or controls;
(6) report as in need of repair deficiencies in the burner, flame and burner compartment, the operation of heating elements and the condition of wiring;
(7) report as in need of repair deficiencies in materials used for the gas branch line and the connection to the appliance, the absence of a gas shut-off valve, or a valve that is not properly located, is inaccessible, or leaks;
( if applicable, report as in need of repair deficiencies in the vent pipe, draft diverter, draft hood and their condition, draft, proximity to combustibles and vent termination point, observing for adequate combustion and draft air;
(9) report as in need of repair the lack of a safety pan and drain (including the termination of the drain line) when applicable;
(10) report as in need of repair an unsafe location or installation; and
(11) inspect garage units or units which are located in rooms or enclosures opening into a garage and report as in need of repair the following:
(A) a lack of protection for physical damage to the unit; and
(B) burners, burner ignition devices or heating elements, switches or thermostats that are not a minimum of 18 inches above the lowest garage floor elevation.

[Brian A. MacNeish]

Jeez, Barry!! You folks have to do a real inspection down there. I'll have to read the TREC requirements some day(s) when I have time. I know that Texas was an early regulator of HI's (if not the first) so I see that requirements have gotten more stringent over the years. Good thing!

You work with the TREC stuff. Any opinions/general comments?

[Barry Adair]

The SoP is misguided, incorrect and inadequate on numerous points. Most if not all of these points have been presented to the commissioneers to no avail. These have also been under committee review and revision for a number of years, 6???. Some preach more prescriptive/exhaustive some less and some want none allowing individual inspectors to create their own business practices. We shall see. As of right now the link I posted are the LAW.

You may want to save a copy as they might change any day now, NOT

[Frank M. Carrio, CMI]

[quote=fcarrio]
Well said and too the point!

But ........... I have this vision of some overweight, out of shape, grown "man" wearing a helmet, mask, cape and a way, way too small pair of tights with the initials

"CB-H" on his chest trying to spin it " to his satisfaction.

Please try to be more professional.

[Frank M. Carrio, CMI]

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