Alaska Home Inspectors

Patrick Hartshorn

I have a 1985 home that has a 3 year old gas water heater with two little straps sheet metal screwed into the top rim and the heater box behind and beside it. The unit sits on a 16" bench giving it aobut 19" to the ignition.

I have recommended proper earthquake straps per the standards and placed this as a safety issue.

I was then asked where I got my backing for the requirement and is it necessary in this area (Wasilla)?

My answer was yes, and I sited 2003 IRC M1307.2 as a backing.

Question: Are we actually in the stated earthquake zones? I was told yes by a past inspector and I truly believe we are, but I am looking for a few more opinions.

Question: The water heater has a furnace to its right, heater box to the rear and a cabinet to the left, are there any other devices other than the standard wrap around straps in a case like this. There is really no wall to secure the straps too.

I do not feel that the present straps that are screwed into the heater lid with a sheet metal screw and then into the heater box with another screw will hold anything, not to mention a water heater full of water. There is effectively nothing holding the base but gravity.

Any suggestions, what would you do???

Pat
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"Advance Look Building Inspections" and "Environmental Safeguard Professionals" are owned and operated in Alaska by Patrick and Mamie Hartshorn. We are a division of Environmental Service Professionals (ESP) www.espusa.net.

Kevin Jones · Posted: Sun Mar 23, 2008 10:51 pm Post subject:

Here is the IRF reference and you will find the seismic category map for alaska attached. Hope that helps.

M1307.2 Anchorage of appliances. Appliances designed to
be fixed in position shall be fastened or anchored in an approved
manner. In Seismic Design Categories D1 and D2,water
heaters shall be anchored or strapped to resist horizontal displacement
due to earthquake motion. Strapping shall be at
points within the upper one-third and lower one-third of the appliance’s
vertical dimensions. At the lower point, the strapping
shall maintain a minimum distance of 4 inches (102 mm) above
the controls.
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Kevin D Jones
Quality Home Inspection
AK License #39
ICC Combination Residential Inspector
Level 1 Certifed Thermographer
ASHI Certified Member

Patrick Hartshorn · Posted: Mon Mar 24, 2008 10:11 am Post subject:

Thank you very much, I found that code by number and used it for reference but there was no reference to a graph in the book on seismic zones and I could not find one in that chapter.

I scrolled down and saw page 25 on your attachment and went there in my book, there it is! Stupid me.

Thank you very much, I already forewarded it to the realtor.

Pat H.
_________________
"Advance Look Building Inspections" and "Environmental Safeguard Professionals" are owned and operated in Alaska by Patrick and Mamie Hartshorn. We are a division of Environmental Service Professionals (ESP) www.espusa.net.