Los Angeles Home Inspector Describes Proper Garage Hot Water Install
California Home Inspectors and Realtor's from time to time will find out the water heater has been relocated into a garage. As a home inspector for 11 years here in California this relocation usually leads to a laundry list of life safety issues for the potential home buyer. I felt it important to write this article on local installation requirements for a standard hot water heater. Here in Los Angeles County we have many requirements to meet. Height must be 18" to the center of the burner door. Seismic braces both top and bottom in seismic zones 3 & 4. Vehicle protection post set 30" in front of the water heater. The T&P drain line plumbed to exterior wall or other approved location. Approved vent flue with fire stops, flashing's, storm collar and cap. The job of the home inspector is to advise what a proper installation should be. And to make recommendation of needed repairs.
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