Ponyboy Posted June 13, 2007 Report Share Posted June 13, 2007 Two year old house and the furnace burner is only 12 inches off of the slab. The furnace is a standard 85 percent with an air intake at the burner elevation. The gas water heater in the garage is installed directly on the slab. The pilot area is sealed, but the unit has combustion air intake vents on the sides at the slab. A gas/electric washer/dryer unit is also installed on the slab. I know the UBC required all gas burners to be above the 18 inch level. I recall from my last seminar that the IRC states all combustion sources gas and electric must be above the 18 inch level. The builder stated the rule applies to the air intakes of the appliances, which are below the 18 inch level anyway. What is the exact wording in the IRC? Would you call this out as a defect? Quote Link to comment Share on other sites More sharing options...
hausdok Posted June 13, 2007 Report Share Posted June 13, 2007 It sounds like a FVIR water heater, which is approved for installation on a slab in a garage. Yes, they have air intake vents, but they are designed to contain any flash in the burner pan, so, unless the City of Bothell requires them over 18 inches off the floor, it's fine. The furnace burners are, as you said, over 18 inches. It's the gas dryer's burner that you need to be concerned with. If the burner is in the bottom of the unit, where I see most of them, it's a risk. OT - OF!!! M. Quote Link to comment Share on other sites More sharing options...
hausdok Posted June 13, 2007 Report Share Posted June 13, 2007 I guess this is what you're looking for: IRC 2006 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 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. OT - OF!!! M. Quote Link to comment Share on other sites More sharing options...
Jim Katen Posted June 13, 2007 Report Share Posted June 13, 2007 Originally posted by hausdok I guess this is what you're looking for: IRC 2006 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 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. OT - OF!!! M. Actually, Chapter 13 doesn't apply to gas appliances. That's what Chapter 24 is for. Check out G2408.2 - Jim Katen, Oregon Quote Link to comment Share on other sites More sharing options...
Jim Katen Posted June 13, 2007 Report Share Posted June 13, 2007 Originally posted by Ponyboy . . . The gas water heater in the garage is installed directly on the slab. The pilot area is sealed, but the unit has combustion air intake vents on the sides at the slab. That's a FVIR water heater. As Mike said, the IRC allows them to be on the garage floor. . . . The builder stated the rule applies to the air intakes of the appliances, which are below the 18 inch level anyway. What is the exact wording in the IRC? Would you call this out as a defect? Yes, it's a defect. The builder is mistaken. That frequently happens to people who don't actually read the code. The code refers to the "ignition source" it doesn't mention the air intakes. - Jim Katen, Oregon Quote Link to comment Share on other sites More sharing options...
Ponyboy Posted June 13, 2007 Author Report Share Posted June 13, 2007 Ok, I learned something new, I have never seen an FVIR installed before. I was told at the last seminar that an ignition source would also include any electrical wiring or components. Quote Link to comment Share on other sites More sharing options...
Ponyboy Posted June 13, 2007 Author Report Share Posted June 13, 2007 This house in Everett also had other interesting installations. The crash protection post at the water heater is 4" ABS plastic, but a wheel stop is connected to the slab a little further infront of the water heater. Also in WA newer homes must have a Whole House Ventilation System. This house had the window air intake vents, but no exhaust fan timer. Quote Link to comment Share on other sites More sharing options...
hausdok Posted June 13, 2007 Report Share Posted June 13, 2007 Allllrrrriiiiiigggghhhhhty then! G2408.2 (305.3) Elevation of ignition source. Equipment and 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 hazardous locations and private 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 directly with a private garage through openings shall be considered to be part of the private garage. Exception: Elevation of the ignition source is not required for appliances that are listed as flammable vapor resistant and for installation without elevation. OT - OF!!! M. P.S. Brad, are you going to the Sunrise Review hearing on home inspection licensing in Burien today? Quote Link to comment Share on other sites More sharing options...
Ponyboy Posted June 13, 2007 Author Report Share Posted June 13, 2007 Yes Quote Link to comment Share on other sites More sharing options...
Scottpat Posted June 13, 2007 Report Share Posted June 13, 2007 Originally posted by Ponyboy Yes Please give us a report on what went on and who spoke if you have the time. Many of us are watching what is going on in Washington. Thanks!! Quote Link to comment Share on other sites More sharing options...
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