By Barry Stone
Dear Barry,
We just purchased a brand new home and had it professionally inspected, just to play it safe. One of the problems listed in the home inspector's report involves the water heater. The report recommended that the overflow pipe be extended to the outside of the building, rather than into the garage. When we checked with the building department, the local inspector told us that the water heater is correctly installed and that the overflow pipe complies with the intent of the building code. With two conflicting opinions, how do we decide who is right? - Dale
Dear Dale,
Building codes are often the subject of interpretation, controversy, and debate among professional inspectors. In some cases, codes are written in ambiguous terms, rendering dogmatic postulation somewhat difficult, if not downright impossible. In this case, however, the code verbiage is clear and concise, leaving little room for uncertainty or divergent opinions.
According to the Uniform Plumbing Code, a water heater shall be equipped with a pressure temperature relief valve. The purpose of this valve is to prevent the water heater from exploding in the event of an over-heated tank. It is further required that the relief valve be connected to an overflow pipe, to direct escaping steam and hot water to a safe location where bystanders are not likely to be scalded.
In 1988, a new provision was added to this code, requiring the overflow pipe to be terminated at the exterior of the building. Prior to this code change, it was permissible for an overflow pipe to terminate at the interior of a garage or dwelling. The purpose for altering this regulation was to prevent water damage to the interior of the building and to personal property.
When disagreements arise regarding interpretations of various building codes, a reliable rule of thumb is to ask, "What is the intent of the code?" When we consider the intended purpose, it is often quite simple to render a reasonable interpretation. In this case, the intent is to prevent interior water damage. If a building inspector contends that an interior overflow pipe is in keeping with that intent, common sense would suggest that he reconsider that position. Accordingly, the overflow pipe should terminate at the exterior of the building.
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