Garland Tx Water Heater Requirements Updated
Category: Garland TX
Effective September 2007, the Texas State Legislature enacted into the Plumbing License Law additional wording to specifically include water heaters in their list of plumbing fixtures, required by law, to have a plumbing permit issued prior to installation. In addition, the law provides that such installations be done according to current codes by a Garland TX licensed master plumber and inspected by a licensed plumbing inspector.
City of Garland Texas Water Heater Installations Requirements:
The City of Garland follows 2009 IPC and 2009 IRC Codes (Updated on 03/31/2014)
A permit must be obtained for a water heater replacement. An inspection must be made of all water heater replacements. Approximate times can be scheduled for the inspections (within 2 hours). The homeowner needs to contact the inspector directly to set up the appointment. Inspectors can be reached between 7:30 – 8:30 and from 3:30 – 4:00. An adult must be present to complete inspection.
T & P valve must be installed and operating properly. T & P drained must be at least ¾” copper or CPVC. It must terminate on the garage floor or outside and be turned down approximately 6” of the garage floor or ground. A shut off valve is required on the cold water pipe at the water heater. Water heaters in garages are ONLY required to be elevated when required by the manufacturer’s installation instructions – FVIR water heaters do not require 18 inch elevation. Dielectric connections are only required to be installed when required by the manufacturer’s installation instructions. A pan and drain is required on any water heater in an attic, on the second floor, over pier and beam construction or when there is an existing pan and drain. The drain must be 3/4’” and drain outside between 6” – 24” off the ground. An emergency drain pan is not required if home is on a concrete slab.
Gas water heaters: A gas shutoff valve is required within 6 feet of the water heater. It must be accessible and be in the same room with the water heater. Combustion air must be provided for a gas water heater in a closet or in a small room. Type B vent (double wall) is required into and through the attic (or other concealed space). There must be 1” clearance between the vent and sheet rock, wood, insulation and combustibles. A gas water heater in a bathroom or bedroom must be installed inside a closet used solely for the water heater. The closet must have a threshold and a solid door that is weather-stripped. Water heater vent cap must have proper clearance above the roof. Water heater vent cap must be 8’ from any vertical walls or have proper clearance above the roof that is supported by a wall within 8’ of the vent cap. (Direct vent water heaters can be installed according to manufacturer’s instructions.)
Water heaters in attics: The water heater must be within 20’ of the attic access. Permanent steps or a permanent ladder is required into the attic (pull down starts are ok) the attic access and the path to the water heater must be large enough to install the new water heater and remove the old water heater. A light that can be switched from the attic access is required. A 24” wide catwalk to the water heater plat form is required. A 30” x 30” work platform in front of the water heater controls is required. A pan with a drain that terminates outside is required. The vent cap on a gas water heater must be at least 5’ above the draft collar.
All Water Heaters require an emergency drain pan. If inside the home, drain pan requires a boiler drain so that the homeowner can easily attach a hose if leakage occurs. A flood stop is strongly recommended by the City of Garland Building Inspectors, however it is not required to pass inspection. If the water heater is located in the garage, the water heater does require a drain pan and the drain line to be piped to the outside of the home or to the curb stop. (3/31/2014).
Expansion Tanks are required if on a closed loop water system.
All natural gas and propane water heaters require a sediment trap on gas line to the water heater.
City of Garland TX Building Inspections 972-205-2300
For more information on water heaters and water heater pricing in Garland TX please visit our website.
*This is for informational purposes only and there is no guarantee as to its accuracy, as each city updates codes without notification. Please contact your city for up to date information regarding your project.
