Owner, inspector disagree over water heater safety
Q: We just replaced the water heater in our garage. Unfortunately, the building inspector will not approve the installation. The raised platform under the water heater is only 15 inches high, but the inspector insists on an 18-inch platform to comply with code. The problem for us involves the location of the water and gas. We cannot raise the platform without costly alterations to the pipes. Is there any way that we can be granted an exception to the 18-inch platform requirement?
A: The building inspector's demand for an 18-inch platform is based upon a common misreading of the Uniform Plumbing Code, which states, "Water heaters generating a glow, spark or flame capable of igniting flammable vapors may be installed in a garage, provided the pilots, burners or heating elements and switches are at least 18 inches above the floor level."
This does not say the water heater must be on an 18-inch platform. It says the source of ignition must be 18 inches above the garage floor. Because pilot lights, gas burners and electric heating elements are located several inches above the base of a water heater, an 18-inch platform is not necessary to raise those components to the height specified by code. In the case of your gas water heater, if the pilot and burner are is at least 3 inches above the base of the fixture, then a 15-inch platform will elevate the flames at least 18 inches above the floor.
Ask the building inspector to show you this paragraph in his code book. Then both of you can examine the burner to determine whether it is located at the required height above the garage floor.
Additionally, if the water heater is rated as Flammable Vapor Ignition Resistant (FVIR), then it may be exempt from the requirement for a raised platform.
Q: The house next door has been vacant for nearly two years because of a major mold infection in the structure. The owners are in litigation with the insurance company, and no resolution to the situation appears in site. Currently, we are trying to sell our home and are wondering what we should disclose to buyers. In view of the unresolved lawsuit, perhaps we should stay put rather than selling. Any advice you can offer would be appreciated.
A: The fact that the home next door has a mold problem does not necessarily implicate the health safety of your home. Unfortunately, the popular paranoia regarding mold might deter some prospective buyers. Therefore, full disclosure of the nearby situation is essential to avoid liability.
If you decide to sell your home, have a mold survey performed by a qualified professional. If the report findings show there is no mold infection in your home, the lab report can be used as part of your seller disclosure. Simply tell prospective buyers that the home next door has a problem but that yours has been tested and was found to be free of any related problems.
• To write to Barry Stone, visit him on the web at www.housedetective.com, or write AMG, 1776 Jami Lee Court, Suite 218, San Luis Obispo, CA 94301.
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