Alaska Home Inspectors

**Chris Roust** · Site Admin

How many of you include elevation of ELECTRIC water heaters in garages? This is an interesting topic. Some manufacturers recommend it and some do not. The code references are vague and appear to refer mostly to gas water heaters. Yet, the IAPMO Uniform Plumbing Code interpretation manual says that electric water heaters are also intended to be included in the requirement for 18" elevation from the floor as the electric elements and limit switches could ignite flammable vapors near the floor.

In Juneau it is even trickier as the Building Department ignores the IAPMO interpretation and allows electric water heaters directly on the floor. Some of the newer units seem to be elevated and some are not.

I have been including elevation of electric water heaters in garages in my "Suggested Upgrades" and explain why. I have no idea if they are being elevated based on this but at least the client is informed of the potential danger.

Patrick Hartshorn · Home Inspector

I would say they rate along with outlets or anything else electric, keep them above 18".

I do see them now and then outside the natural gas service areas, but the ones I see away from the natural gas are mostly propane.

I would recommend electirc heaters be at the correct height just to be sure. If other electrical sources have to be that high then the electrical parts of the heater should too.

Pat.

Kevin Jones · Home Inspector

Here is the reference from the IRC. The ignition source definition is from chapter 2 of the IRC.

M1307.3 Elevation of ignition source. Appliances having an
ignition source shall be elevated such that the source of ignition
is not less than 18 inches (457 mm) above the floor in garages.
For the purpose of this section, rooms or spaces that are not part
of the living space of a dwelling unit and that communicate
with a private garage through openings shall be considered to
be part of the garage.

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.

I hope that helps!

Carol Perkins · Home Inspector

What is every one doing about vehicle stops in front of water heaters in the garage? Are you calling them if they are not Natural Gas? Not in the direct Line of travel? Are sitting on a 24 inch platform? Question

Patrick Hartshorn · Home Inspector

Yes I do recommend them regardless of where the appliance is or what kind of appliance??

I never was told that there is a difference in the codes as to the "type" of appliance or the "location" of the units, just that bollards are required for impact protection??

Maybe I am over doing it? We'll see what others say.

Pat

**Chris Roust** · Site Admin

The 2006 IRC is pretty definite that all mechanical system "appliances" in a garage should be "protected." It is a little vague on how.

Kevin Jones · Home Inspector

Within the MOA I go by their handout requirements (See attached) Outside the MOA I go by the current code requirement for protection. FYI I could not find my reference to it however if I remember correctly protection of appliances in garages has been referenced in code books at least since 1964.