Going back to the first post and ignoring everything since:
Paying a contractor or framer $100 bucks or even a 12 pack to look at it and advise you probably would have been less time consuming and frustrating than suffering through this thread.
Is this wall structural?
- Thread starter ps2cho
- Start date
Paying a contractor or framer $100 bucks or even a 12 pack to look at it and advise you probably would have been less time consuming and frustrating than suffering through this thread.
Codyboy
Well-known member
Lol
A 100 bucks? This is 2025 not 1985.
A contractor won't even start his clapped out 1999 power stroke flat handle F250 for less than a 1000 bucks nowadays.
Also by "asking and doing " is how people learn.
That's why I mentioned a framer. Plenty of them will still stop by if they are in the neighborhood and laugh at you because you live in a rectangular house with trusses and no interior load-bearing walls for a 12 pack to drink that evening. Pretty decent tip for 5 minutes time.
TRWham
Well-known member
Almost certainly not structural, however, code (IRC M1307.3.1) does require protection from impact for a water heater in a garage (e.g. a wall or bollards). This wall likely was provided for that reason, though I would question its effectiveness given the incomplete framing (single top plate and no tie to the structure at the top).
Old Man Roger
Well-known member
Ahh. No such code in the parts of Florida I’ve lived in, never had a wall in front of any of my water heaters.
That seems plausible then. But reading that code it also mentions a raised platform is a form of barrier so wonder if thats good enough?
Ultimately I could just move the wall over if needed...
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These were the money shots.....just a partition.
Old Man Roger
Well-known member
All of mine were raised, you might be on to something.
larry4406
Well-known member
If gas water heater I think it needs to be 18” up off the floor.
Old Man Roger
Well-known member
Only ever had electric.
larry4406
Well-known member
Looks like any water heating device that can be deemed an ignition hazard needs to be raised 18”.
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whateg01
Well-known member
For it to avoid impact from an automobile it has to be above bumper height
manwithtools
ALLIANCE MEMBER
That's correct and there are certain models of gas water heaters that are rated for installation without being raised. I went through this with the home inspector on my last home sale. Bradford White Defender Safety System heaters are one such example, that's what we had. I had to teach the home inspector about those units.
Defender Safety System
mike93lx
ALLIANCE MEMBER
I guess who decides what height a bumper is?
The platform is 19" tall, plus 3" on the garage curb so its 22" tall total. I'd say for Miata that is plenty of protection RIGHT?
The only other thing I can think of is if the HOA made a rule on it, I will reach out and double check although I checked all the guidelines and it only discusses exterior modifications.
To be clear -- existing is electric, have no gas at the house here.
Old Man Roger
Well-known member
Don’t do that.
mike93lx
ALLIANCE MEMBER
Calling the hoa to ask about doing stuff inside your house is an absolutely wild idea
except when you sell these things come up and it ends up being a pain in the *** to deal with trying to close.
If I need to move the wall, I'll just move the wall and be done with it.
mike93lx
ALLIANCE MEMBER
The hoa has no involvement on this.
TRWham
Well-known member
It's in the International Residential Code, which is commonly the basis for local and state codes in the US. For example, Georgia is on the 2018 IRC with a couple of pages of state amendments from 2024. Florida is currently based on IRC 2021 which does include the protection requirement I quoted above.
Old Man Roger
Well-known member
I can‘t remember ever seeing a wall in front of a water heater. I‘ve seen a few in closets, but nothing like what the OP has.
Codyboy
Well-known member
Every morning I wake up, I think to myself " in what ways can I avoid calling the 'man' into my business"
Codyboy
Well-known member
For what it's worth, the house i grew up in built in 1972 had the gas hot water heater on a platform in the garage approximately 20 to 24 inches high.
Yes its a real pain, even 6 years ago when I had it replaced under home warranty they struggled to find one that would fit because its such a small enclosure. Problem to be solved shortly...
Old Man Roger
Well-known member
I had one in a closet under the air handler. Ya, hot and cold in the same closet. The intake for the ac drew the air right over the water heater, not enough room to even insulate the heater.
whateg01
Well-known member
Or whatever identifies as the bumper
whateg01
Well-known member
HOA...
To each their own.
To each their own.
To each their own.
To each their own.
To each their own.
To each their own.
...
mike93lx
ALLIANCE MEMBER
Yes I did, my HOA has never shown any major red flags for something like this, they were more than reasonable on a shed project plan I submitted…I know the general perception though.Did you ask them?
mike93lx
ALLIANCE MEMBER
I meant on the question about a platform being sufficient
larry4406
Well-known member
This thread has been an interesting read - protection from vehicle damage as well as ignition sources.
Found this Code citation regarding protection from vehicle damage.
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Regarding the ignition source concern, I am thinking it will depend on the OP's exact brand of heat pump water heater and suggest to read its manual and/or contact the manufacturer for their recommendations. Note the bolded sentence.
Digital Codes
ICC Digital Codes is the largest provider of model codes, custom codes and standards used worldwide to construct safe, sustainable, affordable and resilient structures.
codes.iccsafe.org
Many electric water heater thermostats have enclosed contacts, but they are not sealed gas tight. Therefore, if an electric water heater having a thermostat is located less than 18 inches (457 mm) from the bottom of the unit, both this section and Section M1307.3 require that the unit be elevated so the ignition source (thermostat) is at least 18 inches (457 mm) above the garage floor. Electric water heaters having all switching controls located above 18 inches (457 mm) from the bottom of the water heater are not required to be elevated.
I am not questioning if I need it raised - it already is and I am not changing that. I just need to see if the platform counts as a permanent barrier or not?This thread has been an interesting read - protection from vehicle damage as well as ignition sources.
Found this Code citation regarding protection from vehicle damage.
Digital Codes
ICC Digital Codes is the largest provider of model codes, custom codes and standards used worldwide to construct safe, sustainable, affordable and resilient structures.
Regarding the ignition source concern, I am thinking it will depend on the OP's exact brand of heat pump water heater and suggest to read its manual and/or contact the manufacturer for their recommendations. Note the bolded sentence.
Many electric water heater thermostats have enclosed contacts, but they are not sealed gas tight. Therefore, if an electric water heater having a thermostat is located less than 18 inches (457 mm) from the bottom of the unit, both this section and Section M1307.3 require that the unit be elevated so the ignition source (thermostat) is at least 18 inches (457 mm) above the garage floor. Electric water heaters having all switching controls located above 18 inches (457 mm) from the bottom of the water heater are not required to be elevated.Digital Codes
ICC Digital Codes is the largest provider of model codes, custom codes and standards used worldwide to construct safe, sustainable, affordable and resilient structures.
TRWham
Well-known member
None of us can say with certainty what would be accepted in your location. As is common among building codes, the IRC just says use an "approved" method, then doesn't really say what is approved. If you do not want a wall, maybe just install a bollard at the corner and one or two along the edge(s) of the platform and go on down the road. The last project we did with this situation we installed bollards and that was accepted.
Please note there is electrical in that wall that will need to be relocated if you do not reinstall a wall.
larry4406
Well-known member
I would wager no it does not count.
Wheel chock block anchored to floor or a bollard if you look at the examples cited...
You could always call your AHJ if you are so inclined to get their take since they approved your current installation.....
Bunsen Honeydew
Well-known member
Simple way, just reinstall the wall leaving room for the new tank, if inspector complains. Apparently the old wall was a sufficient barrier. Possibly a pony wall would be sufficient.
Had a real **** napoleon complex code inspector on a shop I set up years ago! Almost made us put transformers on 18” risers, until I convinced him there was never any fuel in the vehicles being worked on. (There was). He made my electrician remove the ground bonds from the NG lines. (Put them back as soon as we got a stamp).
After much consideration I think this is the best approach to avoid issues - just move the wall and be done with it. I considered bollards etc but it’s just even less space conscious…
With that said, what’s the best strategy to move the wall? pry out all the framing nails with a cats paw or similar and move it as one existing unit?
I also may not need to deal with the rewiring on the door bell either. If the excess wire is enough it’ll just work, if not I can move it up on the same wall I couldn’t care if it’s up higher…
If you have a sawzall, cut the floor anchors and nails attaching into the rear(?) wall.
Maybe you can save one side of drywall. At least one side has to be open to nail it back in properly. Make sure the moved wall ties into existing framing or added nailers of the rear wall.