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  • Page three hot water heater not code compliant!

    Well here we go again.
    I'm told my hot water heater is not compliant with current code!

    My high pressure relief valve line is six inches above the ground.
    The hot water heater is installed in a hall way and I'm told the
    pressure relief line must be routed outside...I keep telling them it's
    impossible!

    I have a 4" curb in the space where the water heater and water softener
    are located and a floor drain!

    So ....After a lot of arguing I keep telling them "I' grandfathered"
    They say NO as any new install must meet current code!
    I say this is not a new install it's a replacement ...no structure or
    anything is being changed except for the tank!

    Well what may happen now is the plumber???? will determine how to route a
    line to the floor drain...I told them it will require bending 3/4" copper to a 22" diameter
    to get around to the drain which is behind the hot water heater tank!

    I also said I'm not paying an arm or leg for this work! also said I want a union
    in line so it can be taken apart when the tank needs replacement in the future.


    Worse case this time they will not do the work and will simply leave the new water heater at my
    front door....I asked " why didn't you do that last Tuesday"????

    My answer "DUH"

    I realize the importance of "the code" BUT this house is 48 years old.....
    and has aluminum wiring! when I installed a new electrical panel
    I did not have to rewire the house as I was grandfathered..although if I could
    I would have pulled out the aluminum wire and install fresh copper!

    Replacing windows did not require a building permit or anything unless structure was changed..
    That's logical

    Replacing a hot water heater ...bad goes out new goes in.....
    No earthquake braces required here..

    Am I asking for too much????


    Cactus Man

  • #2
    Re: Page three hot water heater not code compliant!

    Well, I can tell you this for some areas, including here.

    Your "grandfathered" means nothing at times. The installation can be seen as "new" dependent upon code and authority. They can interpret it to not be grandfathered in some way and must meet current code. And it can be done real quick with the slightest difference.

    All of a sudden you need a permit, an expansion tank, the T&P ran to the outside. Can't get it outside? Oh yes you can, through the crawlspace. No crawlspace? Drill through the walls. No drilling? Some sort of pump through the attic.

    I know of a building here that's about 40 years old. They did an upfit on it with new cabinets where sinks would be relocated a few feet to the left or right, etc. Permits were pulled so that everything was above board. Rough in approved.

    At the final the plumbing inspector failed everything because the building was not currently ADA compliant. That's right, just moved the faucets & drains around and he wanted to lock the building down.

    Then it's beaten into us, the business owner's heads, that if we deviate at ALL from any of these B.S. rules that are there to "protect", then we will be responsible for anything outside of these rules, you WILL sue us, and our insurance will not pay for it.

    So someone installs the heater as you request. You go on vacation. The T&P goes off fully and your drain is blocked and can't keep up. You come home to the house flooded. Ruined. You'll put in a claim to your homeowners. They call in one of these disaster specialists that will average a fee of $50,000.00 to $100,000.00. Your insurance will/should pay. Then they will turn around and seek subrogation (full payment for everything) against the installer. An investigation (Monday morning quarterbacking/judgement) will be done and a report will state that "T&P was not ran to the outside per current code causing flooding of the residence...." and the installers insurance may pay the subrogation and cancel his/her insurance, or will not pay and then your homeowners' insurance will sue them.

    All over a T&P line.

    Common sense means nothing. Welcome to our world.

    Comment


    • #3
      Re: Page three hot water heater not code compliant!

      Bob is exactly on the money with this. TP has to be routed outside here as well. Does it ever get cold in your area? We put water heaters outside quite often.
      Buy cheap, buy twice.

      Comment


      • #4
        Re: Page three hot water heater not code compliant!

        watts makes a "watts 210" valve that will replace the t&p valve. this is for a gas heater and shuts off the gas if the temperature gets too high.


        you also said that there is a floor drain in the heater room. that should be sufficient as long as the room is boxed in and the water can only get to the floor drain.


        your best bet is to have them deliver the heater and have install it yourself or hire a local outside of the warranty co. very few ever get a free install. most charge you for anything and everything. from being a 2 man job, to being upstairs, in a closet, a return line to reconnect, delivery, disposal, new connectors, venting, anything they can pad the bill with.


        had a customer that had a 75 gallon heater under warranty from American home shield. their so called free replacement was more money than if I just bought the heater and installed it. a total scam.


        rick.
        phoebe it is

        Comment


        • #5
          Re: Page three hot water heater not code compliant!

          No such thing as "grandfathered". If the t&p needs to be installed to code it gets done. If you have a closed system then you will need an expansion tank. If you have high water pressure you will need a prv. Etc etc. etc. If you don't agree then we walk. Just that simple.

          Just wait until April of 2015 when the new water heater efficiency laws take place. Oh boy we're going to have fun then. Hope you're ready!

          Comment


          • #6
            Re: Page three hot water heater not code compliant!

            I would take pictures of your WH the way it sits now.


            Then I would install the new one, because you need a shower we can smell you all the way over on the east coast.


            On Monday I would go the local permit office & ask them what needs to be done to replace your WH.


            Be there when they open up, because that is the best time to get an inspector to talk to.


            Do not tell them you already replace it.


            If they say just replace the WH. I would get that in writing & sue the warranty company in small claims court.


            Also let the warranty company that you are retired & you have plenty of time to see that they do right by you.


            I hate doing work for retired people they have to much time to bug you.

            Comment


            • #7
              Re: Page three hot water heater not code compliant!

              Fudd nailed it,almost ! He forgot the MK 141 Hand grenade, Flash Bang ,for Sears !
              I can build anything You want , if you draw a picture of it , on the back of a big enough check .

              Comment


              • #8
                Re: Page three hot water heater not code compliant!

                Well it's done!

                I'm not very happy but I now have hot water!
                The service guy was not friendly what so ever!
                The service guy did not put any protection on the hall carpeting
                The service guy did leave the carpet dirty!
                The service guy did install a new 50 gallon gas fired hot water heater'
                and ran copper line to the drain.

                The service guy sweated all the copper causing the smoke detector to alarm
                over and over again without any concern.
                I finally went over to it and removed from its location until he finished.

                The service guy was NOT a licensed plumber!!!!! he is a "technician" who is working under the
                owner's plumbing license!!!! I was stuck so I allowed him to proceed


                Now he did not add a union to allow for disconnecting the copper or
                allow movement of the water heater if necessary!

                It took the service guy over 45 minutes to light the pilot and keep it lit
                this does worry me! He was here from start to finish almost 3 hours!

                He did not provide any instructions as to operating the unit..he pointed to
                the manual and then to the placard on the tank explaining how to relight
                the pilot light if needed.

                This thing has a blinking LED and other bells and whistles ugh!
                Why not a simple hot water heater that does not need disassembly to clean some sort
                of filter ring!

                I sure hope he did not screw up the exhaust pipe to the outside I'll never know unless
                I crawl into the attic to verify he did not mess it up!

                Then I signed a paper indicating he did the work.
                I did not receive any paperwork what so ever!

                Well hopefully I'll have hot water for 6 years before another failure and then I'll simply
                buy a water heater and install it myself.....

                Oh and the new water heater is not even one with an energy star rating!!!!!

                Thanks to all the followed my dilemma and replied.


                Cactus Man

                Comment


                • #9
                  Re: Page three hot water heater not code compliant!

                  I'm glad you have hot water!
                  Last edited by ironranger; 03-01-2014, 08:33 PM.

                  Comment


                  • #10
                    Re: Page three hot water heater not code compliant!

                    I don't think any standard gas water heater is energy star rated.

                    David

                    Comment


                    • #11
                      Re: Page three hot water heater not code compliant!

                      For the last 11 years, all our heaters are fvir sealed combustion chambers. No more matches to light the pilot. The led gas control is about 3 years old. All new heaters have a very fine screen that can get plugged with lint, and dust. Not an issue for most heaters, unless installed in laundry rooms or outside.

                      Rick.
                      phoebe it is

                      Comment


                      • #12
                        Re: Page three hot water heater not code compliant!

                        Originally posted by Dhal22 View Post
                        I don't think any standard gas water heater is energy star rated.

                        David
                        There are some energy star rated gas WH.

                        Mark
                        "Somewhere a Village is Missing Twelve Idiots!" - Casey Anthony

                        I never lost a cent on the jobs I didn't get!

                        Comment


                        • #13
                          Re: Page three hot water heater not code compliant!

                          I don't think any standard 50 gal gas meets the rating. A rare conventional, power vent, etc water heater will meet the rating.

                          David

                          Comment


                          • #14
                            Re: Page three hot water heater not code compliant!

                            Originally posted by Dhal22 View Post
                            I don't think any standard 50 gal gas meets the rating. A rare conventional, power vent, etc water heater will meet the rating.

                            David
                            Bradford White makes a model that is atmospheric vent that uses a blower to pull air through a tightly restricted baffle that has an energy star rating. http://www.bradfordwhite.com/sites/d...ture/124-B.pdf

                            Ron Hasil Lic #058-160417
                            Ron's Facebook
                            A-Archer Sewer & Plumbing specializing in:
                            Tankless Water Heaters | Drain and Sewer Cleaning
                            Sump and Ejector Pumps | Backflow RPZ Testing

                            Comment


                            • #15
                              Re: Page three hot water heater not code compliant!

                              That heater isn't approved for my area. It needs to be ultra lo-nox. Needs to meet scaqmd requirements. Very few heaters are avaliable for us out here.

                              Rick.
                              phoebe it is

                              Comment

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