Water heater inside the house...question

[David Nasser]

Is the write up for a overflow pan and overflow line
terminate in the pan?

[Robert Ernst]

I would say it needs a pan for sure. Some areas allow discharge into the pan. The pipe needs to be 6" above the pan. I would also question that strapping.

[Bob Elliott]

Any place that an overflow can cause damage ,needs a pan.

[Jered Chandley]

Since the enclosure is on the inside of the home a pan is definitely needed.

[Jeffrey R. Pope]

You should recommend a pan and flexible water-line connectors on the tank. In CA, the TPR cannot discharge into a pan, and will be required to terminate at the exterior upon replacement of the water heater.

In addition, the straps are improper by CA standards. They must be located in the upper and lower thirds of the tank.

[David Nasser]

Thanks everybody....

[Joe Funderburk, CMI]

2009 IRC allows discharge of the TPR into the pan.

[Jeffrey R. Pope]

Originally Posted by jfunderburk

2009 IRC allows discharge of the TPR into the pan.

CA does not follow the IRC.

[clambert2]

Joe,
We in Calif are not under the IRC.

David,
If the water heater is located where if it leaks it can cause damage the manufacturers requie a pan. The TP is not allowed to discharge into the pan, needs to go outside. If the TP cannot discharge outside then a Watts 210 valve and a Pressure relief valve need to be installed.

The straps top third and bottom third of the tank UNDER the insulation blanket NOT over it. And as Jeff said flexible water connectors with insulation also with proper clearance to the flue.

Chuck

[Joe Farsetta]

CA does not follow the IRC.

What's is going to take?

What's it going to take for everyone so STOP being on the Building Code bandwagon?

Will it take a lawsuit from the Seller?

A home inspection is NOT a Code inspection. When you quote the code, for WHATEVER reason, one needs to be damned sure that 1) it is covered in the Code, 2) the Code Enforcer in the area APPLIES your interpretation of the Code, and 3) the violation deals with SAFETY (IMO).

One can bring up an alternate as to what they have observed, but should refrain from stating that anything is a Code violation.

This discussion is a prime example of what I am saying. Codes are obviously not "one size fits all"

[clambert2]

Originally Posted by jfarsetta

What's is going to take?

What's it going to take for everyone so STOP being on the Building Code bandwagon?

Will it take a lawsuit from the Seller?

A home inspection is NOT a Code inspection. When you quote the code, for WHATEVER reason, one needs to be damned sure that 1) it is covered in the Code, 2) the Code Enforcer in the area APPLIES your interpretation of the Code, and 3) the violation deals with SAFETY (IMO).

One can bring up an alternate as to what they have observed, but should refrain from stating that anything is a Code violation.

This discussion is a prime example of what I am saying. Codes are obviously not "one size fits all"

I agree, however one code says this is ok and the State we live in and work in says it is NOT ok.

[James H. Bushart]

The building boom of 2000 through 2005 saw many structures built...quickly and cheaply...to meet the demand of the seller's market.

The perfect storm has almost fully developed....as these shoddy homes are beginning to crumble, are no longer increasing in value on an annual basis, are harder to sell to buyers who are struggling to qualify through tougher lenders, and banks are acquiring buildings they paid millions to finance and are settling for less to unload.

Sellers and AHJs, alike, are finding themselves being held accountable to an unprecedented degree by those who are stuck with these deteriorating structures.

You don't want to involve yourself in this cluster***** of confusion, interpretation and anger.

The role of a home inspector is to report the present condition of the property....not its compliance with a particular code or standard. If it is unsafe or can create property damage it is to be reported....even if the code at the time it was built, or as interpreted by the particular AHJ who sped by the property fifteen years ago...says it's okay.

Report it and move on....or go ahead and link the future of your business and your assets to the outcome of something you are neither qualified or required to do -- for a mere couple of hundred bucks.

[jhugenroth]

Originally Posted by clambert2

I agree, however one code says this is ok and the State we live in and work in says it is NOT ok.

Absolutely. We might not quote code in our reports, but it is the basis for what we put in them.

We don't have to report that we follow the IRC, or UPC, or any other standard.

But the fact remains, the rules are different in various locales whether we like it or not.

So, what would you have us do Mr Farsetta? Say that it's OK to allow the TPR to terminate into a pan? We here in CA should abide by the code that applies here for our reporting, not the standard in NY.

When Jeff said CA doesn't follow the IRC, but the UPC, then that means we must say that the TPR cannot terminate in a drip pan. Period.

If that's OK where you live, fine. But we don't have to say the word code in order to apply it in our reports.

[KEVIN WOOD]

Mr Hugenroth:

Joe is right. No codes should ever be mentioned in your report. The standards of safety for today. Or according to standards today.
Just because a code in your town allows you to put the TPR into the pan does not mean it is safe and acceptable. Just like some jurisdictions allow a vent exhaust termination closer to door ways and windows. This does not mean we need to tell people they need to change it. Codes are designed for minimum conditions allowed anything less is criminal.

[Richard Stanley CMI]

The entire codes are based on safety.
Everything you write has something to do directly or indirectly with code unless you are nothing but a driveby, realtor worshiping type of inspector.

I have inspected approx 5k homes and probably have a code quote in most of them. The only reason to be afraid of the code is when you don't know it. If a local ahj does not enforce some items in the code, then they just do not have any regard for the safety of their citizens that are paying them - especially when it involves their personal safety or destruction of their personal property.

As for the posted picture - I do not see access to exterior combustion air.
Is that a self closing, weather stripped door? It definitely should have a pan w/a drain from the pan to the extterior or to a waste receptor.