Electric water heater?

[Chris Mainka]

Do electric water heaters need to be at a height of 18" as well? I sure the answer is yes, but I thought I would ask yall before I write it up.

[James H. Bushart]

Uh....no. They don't.

Why are you sure...or why would you even think...the answer is "yes"?

Start with thinking about exactly what part of the water heater is required to be 18" from the floor and when.

[Bob Elliott]

One must be aware of the reason behind a code, before one can elaborate further.
Make suggestions based on code, plus common sense.

[Chris Mainka]

Thanks Bob - That is why I asked.

[Bob Elliott]

Not busting your chops as much as showing my reasoning when writing reports.
Required 18" is in garages for gas heaters only.

P.S (has nothing to do with water)(all about flammable gases)

[Jeffrey R. Jonas]

Originally Posted by belliott

P.S (has nothing to do with water)(all about flammable gases)

And that which can ignite them.

Now, if the electric WH was set-up like an old electric range, with the heat elements exposed and underneath the tank, I would say yes, 18 inches is necessary.

[James H. Bushart]

Perhaps you guys should explain to Chris under what circumstances a gas water heater in a garage would NOT need to be raised.

[Chuck Evans]

Originally Posted by jbushart

Uh....no. They don't.

Why are you sure...or why would you even think...the answer is "yes"?

Start with thinking about exactly what part of the water heater is required to be 18" from the floor and when.

I wouldn't be too quick to make that my final answer for all situations and jurisdictions. I have seen it required that the bottom element be elevated 18 inches above the floor.

IRC P2801.6 Water heaters installed in garages (note that this is in the plumbing section, not the gas fired appliance section).

Water heaters having an ignition source shall be elevated such that the source of ignition is not less than 18 inches (457 mm) above the garage floor.

The commentary goes on to describe ignition source as including "electrical component capable of producing a spark or an arc." and "This section effectively prohibits the installation of water heaters directly on the floor of residential garages."

R202 Ignition Source

A flame spark or hot surface capable of igniting flammable vapors or fumes. Such sources include appliance burners, burner ignitions and electrical switching devices

Excerpt from electric water heater installation manual http://www.americanwaterheater.com/s.../res-elect.pdf

Note: Local codes and requirements in your area may
require the installation of your water heater be
accomplished in a way that the bottom element is elevated
from the floor at least 18 inches.

If the bottom element is not at least 18 inches above the floor, I will comment on it. Lowboy units also often have the thermostat and contacts located near the bottom of the unit.

[James H. Bushart]

Originally Posted by cevans

I wouldn't be too quick to make that my final answer for all situations and jurusdictions. I have seen it required that the bottom element be elevated 18 inches above the floor.

We will agree to disagree.

Your interpretation would require all electrical receptacles to be elevated at that same height, as well, in addition to any other permanently installed electrical device, such as freezers. That is not what the code is addressing, here.

If it were, the same code would not forbid your scenerio and still allow for the FVIR gas heater to be placed on garage floor.

[Chuck Evans]

Originally Posted by jbushart

We will agree to disagree.

Your interpretation would require all electrical receptacles to be elevated at that same height, as well, in addition to any other permanently installed electrical device, such as freezers. That is not what the code is addressing, here.

If it were, the same code would not forbid your scenerio and still allow for the FVIR gas heater to be placed on garage floor.

M1307.3 Elevation of Ignition Source (mechanical section) addresses the issue with regard to appliances not specifically covered in other sections.

G2408.2 Elevation of Ignition Sources (fuel gas section) specifically addresses the issue relative to gas fired appliances (e.g., gas fired water heaters) and includes the exception for appliances listed as flammable vapor ignition resistant.

We can agree to disagree and we can agree to disagree with the standards, but the standards are what they are. The 18 inch standard in garages is not restricted to water heaters nor is it restricted to fuel fired appliances. The topic is addressed specifically in at least three separate sections of the IRC. This is not accidental.

Not directly related but I came upon this tidbit of Darwin's theory at work while looking for a real life example. A little humor to keep it light

Four or five years ago, Farina said, a couple of gentlemen in Anchorage put some rusty gun barrels in gasoline in the bathtub in their mobile home to soak. They thought that would remove rust while they went to the other room to have a smoke. The resulting explosion and fire almost removed them.

[James H. Bushart]

I stand firm that an "ignition source" (pilot and burner) is different from a "potential ignition source" (spark from an electrical receptacle, electric heating element in a water heater, etc) and the IRC is addressing open flames and sparks intended to ignite them, which is why this requirement is in the Mechanical and Gas codes (as you pointed out) and not the Electrical code portion of the IRC.

You can warn your client about anything you want, since codes do not restrict home inspection reports, but I would never write up an unelevated electrical water heater in a garage as being defective.

[Chuck Evans]

Originally Posted by jbushart

I stand firm that an "ignition source" (pilot and burner) is different from a "potential ignition source" (spark from an electrical receptacle, electric heating element in a water heater, etc) and the IRC is addressing open flames and sparks intended to ignite them, which is why this requirement is in the Mechanical and Gas codes (as you pointed out) and not the Electrical code portion of the IRC.

You can warn your client about anything you want, since codes do not restrict home inspection reports, but I would never write up an unelevated electrical water heater in a garage as being defective.

You can argue this both ways as many have and still do (including AHJs). You have chosen to ignore the reference to electrical switching devices in the IRC definition of ignition sources (not potential)

My point was that the answer was not so simple and straight forward as you indicated and for a TX inspector such as Chris your reply is downright wrong.

From the TREC SOP for Texas Real Estate Inspections (emphasis added):

(3) report as Deficient:
(A) inoperative unit(s);
(B) leaking or corroded fittings or tank(s);
(C) broken or missing parts or controls;
(D) the lack of a cold water shut-off valve;
(E) if applicable, the lack of a pan and drain system and the improper termination of the pan drain line;
(F) an unsafe location;
(G) burners, burner ignition devices or heating elements, switches, or thermostats that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor installation;
(H) inappropriate location;
(I) inadequate access and clearances;
(J) the lack of protection from physical damage;
(K) a temperature and pressure relief valve that:
(i) does not operate manually;
(ii) leaks;
(iii) is damaged;
(iv) cannot be tested due to obstructions;
(v) is corroded; or
(vi) is improperly located; and
(L) temperature and pressure relief valve discharge piping that:
(i) lacks gravity drainage;
(ii) is improperly sized;
(iii) has inadequate material; or
(iv) lacks proper termination;

So back to Chris' original question, for him the correct answer is emphatically YES, but only to the lowest electrical component. There is no reason Chris should be made to feel foolish for asking his question.

[Michael R. Boyett]

I agree Chuck...

[James H. Bushart]

You're right. TREC requirements were not considered in my answer. I was wrong. Sorry.

While I defer to your TREC requirements, I still disagree, however, with your IRC interpretation.

[Michael R. Boyett]

While debatable because of ambiguous wording (imagine that) even the 2006 IRC Commentary on this subject supports Chuck's interpretation in my opinion. It's not just a TREC thing.