Water heater in garage

[Keith Swift, PhD.]

Very interesting. Only one jurisdiction that I know of in Southern California mandates raisng gas dryers in garages, and I haven't heard anyone call it out in years. My laundry is in my garage, and the gas dryer isn't raised. In addition, my classic car reeks of gas after it has been driven. Must remember to keep my insurance current.

[Joe Hugenroth]

Keith,

Are you asking because you are merely curious, or from a liability standpoint? My PIA specifically disclaims free-standing appliances. A water heater is permanently installed, so it is considered part of the home.

Very few washers and dryers are left behind by the sellers here anyway.

[Keith Swift, PhD.]

I'm naturally curious, because I know for a fact that raising a gas dryer in a garage is or was mandated a few years back in one So. Cal. jurisdiction. I don't call it out, but often think about it. I disclaim washers and dryers also. PS I'm always concerned about liability living in La-la-land.

[Joe Hugenroth]

Originally Posted by kswift

PS I'm always concerned about liability living in La-la-land.

I hear ya. I think La-La-land includes ALL of California

[John McKenna]

It might be wise to make this a standard part of verbiage when
commenting about the house... in the fire safety section.

"Equipment & appliances having an ignition source shall be
elevated...18" above the floor... in private garages".

[jbreazeale]

That IRC rule also applies to furnaces. As far as I can determine, rceptacles are to be mounted at the same height as those withing the dwelling, they just have to be GFCI. But is does raise some interesting questions, since people store all kinds of combustibles in their garages.

[Russel Ray]

There's been several discussions about this topic over at inspectionnews.com over the years. While I don't remember the exact terminology used, it always seems to come down to the difference between a "permanently installed appliance" and an "attended appliance." Attended appliances such as dryers and washers are not required to be raised.

I had one inspection a couple of years ago where the dryer was raised 18 inches but the water heater was not. Well, at least the intent was there.

[Mark A. Timpani]

Russel is correct. This was on this board a couple months ago. I think Jeff Pope also said the same as Russel...

[Joe Hugenroth]

Originally Posted by mtimpani

Russel is correct. This was on this board a couple months ago. I think Jeff Pope also said the same as Russel...

Jeff and RR agreeing on something!! Now that's news.

[Russel Ray]

Originally Posted by jhugenroth

Jeff and RR agreeing on something!! Now that's news.

Jeff and I agree on a lot. Concrete cracks and swimming pools, however, are not included. I keep referring business to him because I just don't want to drive anywhere near La-La-Land.