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Discussion Starter · #1 ·
Hey folks,
I got a plumbing code question.

I do some work for a local realtor. She asked me to solve a problem between her buyer's inspector and the seller.

The inspector cited the house for not having the thermostat covered on the gas water heater (Rheem heater and there is no manufacturer cover or place to put one). I'm pretty certain that a gas thermostat shouldn't be covered by a panel as that would cover the pilot light tube and whatever other supply lines run through there.

Any help on where I can find the language in the ICC plumbing code to clear this up? The county where this is located adopts the ICC codes.

Thanks for thinking about this for me.
 

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Hey folks,
I got a plumbing code question.

I do some work for a local realtor. She asked me to solve a problem between her buyer's inspector and the seller.

The inspector cited the house for not having the thermostat covered on the gas water heater (Rheem heater and there is no manufacturer cover or place to put one). I'm pretty certain that a gas thermostat shouldn't be covered by a panel as that would cover the pilot light tube and whatever other supply lines run through there.

Any help on where I can find the language in the ICC plumbing code to clear this up? The county where this is located adopts the ICC codes.

Thanks for thinking about this for me.
Costello.... I'm no code guru either..... but I think you are talking about the gas valve on the WH.

Don't think you'll find that under code.... that should fall under MI (manufacturer instructions / specs).

I'd try their website for install instructins, and see if it ever came with that lift off cover plate. Some do...some don't.
 

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Discussion Starter · #3 ·
Costello.... I'm no code guru either..... but I think you are talking about the gas valve on the WH.

Don't think you'll find that under code.... that should fall under MI (manufacturer instructions / specs).

I'd try their website for install instructins, and see if it ever came with that lift off cover plate. Some do...some don't.
Thanks for the reply. The manual with the heater definitely doesn't have a cover of any sort over the thermostat. Good suggestion.
 

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If the WH is UL listed you are altering the appliance by putting a cover where none was factory installed.

By altering appliance you now assume liability for it.
 

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Wow, a home inspector with their head up their butt. I guess there is a first for everything. You need to establish that all parts are there as per the manufacturers manual. Since it is a UL appliance, if all parts are present, there is no legal or safety justification to fail the installation.

If the stat you are dealing with looks anything like this, tell the the guy to get lost. If the question is about something else, how about posting a pic?
 

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The Grand Wazoo
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If the WH is UL listed you are altering the appliance by putting a cover where none was factory installed.

By altering appliance you now assume liability for it.
The flip side of this is that you can get a gold plated butt plug UL listed by simply paying the listing fee, of course, if you did get it listed you'd probably get sued by Apple, as they have an exclusive marketing rights for overpriced crap for A-holes.
 

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Discussion Starter · #7 ·
Thanks everyone,

Anti-Wingnut, the thermostat I'm dealing with is very similar to the picture you posted. I don't think I have enough posts to allow me to put pictures up. I get some crazy requests from homeowners and realtors...

I've dealt with home inspectors enough to not be surprised by much anymore. Cracks me up every time i read one of their reports and see the three to four pages of disclaimers avowing that they are not experts in anything and won't be responsible for omissions, errors, gaffs, guffaws, goof ups, or anything else under the sun having to do with the inspection they are being hired to perform.
 

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Thanks everyone,

Anti-Wingnut, the thermostat I'm dealing with is very similar to the picture you posted. I don't think I have enough posts to allow me to put pictures up. I get some crazy requests from homeowners and realtors...

I've dealt with home inspectors enough to not be surprised by much anymore. Cracks me up every time i read one of their reports and see the three to four pages of disclaimers avowing that they are not experts in anything and won't be responsible for omissions, errors, gaffs, guffaws, goof ups, or anything else under the sun having to do with the inspection they are being hired to perform.
Costello... I get called on regularily for my wife's RE business on inspectors reports...

We actually do have a couple of good ones..... but a lot/mess of hacks

Sometimes takes me hours to find the right code reference or write a letter telling them why they are wrong...

Sometime I'll remember all their "goofs" and start a thread.

Best
 

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I agree to the above.

If it didn't come with it you don't need it..

Home inspectors are not tradesmen! Just wannabees!

They do nothing but take up parking places for the rest of us that go to work!
 

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I agree to the above.

If it didn't come with it you don't need it..

Home inspectors are not tradesmen! Just wannabees!

They do nothing but take up parking places for the rest of us that go to work!
Sorta disagree friend.... there are some/plenty good inspectors, who find legit problems, done by less than quality tradesman/builders.

Yes, just as in any profession, there are some very poor ones.

Do agree however,... I don't like anyone who took the parking space I wanted:laughing:
 

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MTN REMODEL LLC said:
Sorta disagree friend.... there are some/plenty good inspectors, who find legit problems, done by less than quality tradesman/builders.

Yes, just as in any profession, there are some very poor ones.

Do agree however,... I don't like anyone who took the parking space I wanted:laughing:
Sorry I got a little emotional, it's been along day. Lol
 

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Sorry I got a little emotional, it's been along day. Lol
Yeah.... I understand.... kinda like me when I've had to write a two page letter explaining why a UL heat tape can't be cut and hard-wired per some BI's objection to it being "plugged in".

Or why I might have to explain in writing why a combo HW and HW Heat system boiler go on with no "heat call"....... after the BI was running the dishwasher.

Or why shower and tub intersecting tile planes were grouted as opposed to caulked ... when they had an expensive caulk that mimics grout... guess he did not have fingernails to test it.

Or why there was a crack in a decking PT joist that had been there and was fine for 28 years with no surface deflection

Or why deck railings at 6" spacing might be grandfathered code

Or get this... there were wires spliced (wire nutted) in a sub panel

Or missing GFI's that are upstream GFI'd (I will say the sticker was missing)

Or no external to firebox gas valve, when it was right underneath his fat ass if he could see between his legs.....


etc...etc

Best.... I do understand

Peter
 

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Yeah.... I understand.... kinda like me when I've had to write a two page letter explaining why a UL heat tape can't be cut and hard-wired per some BI's objection to it being "plugged in".

Or why I might have to explain in writing why a combo HW and HW Heat system boiler go on with no "heat call"....... after the BI was running the dishwasher.

Or why shower and tub intersecting tile planes were grouted as opposed to caulked with a expensive caulk that mimics grout... guess he did not have fingernails to test it.

Or why there was a crack in a decking PT joist that had been there and was fine for 28 years with no surface deflection

Or why deck railings at 6" spacing might be grandfathered code

Or get this... there were wires spliced (wire nutted) in a sub panel

Or missing GFI's that are upstream GFI'd (I will say the sticker was missing)


etc...etc

Best

Peter
BI or Home Inspector?
 

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Discussion Starter · #15 ·
Yeah.... I understand.... kinda like me when I've had to write a two page letter explaining why a UL heat tape can't be cut and hard-wired per some BI's objection to it being "plugged in".

Or why I might have to explain in writing why a combo HW and HW Heat system boiler go on with no "heat call"....... after the BI was running the dishwasher.

Or why shower and tub intersecting tile planes were grouted as opposed to caulked ... when they had an expensive caulk that mimics grout... guess he did not have fingernails to test it.

Or why there was a crack in a decking PT joist that had been there and was fine for 28 years with no surface deflection

Or why deck railings at 6" spacing might be grandfathered code

Or get this... there were wires spliced (wire nutted) in a sub panel

Or missing GFI's that are upstream GFI'd (I will say the sticker was missing)

Or no external to firebox gas valve, when it was right underneath his fat ass if he could see between his legs.....


etc...etc

Best.... I do understand

Peter
Haha, I've written letters for about half of these and plenty of my own. :thumb up:

One of these days I'm gonna start charging for the letters, typically I get a list from the Realtor that has the HI's identified items that have to be fixed before going to closing.I usually end up writing up one or two items each time. Not big $$ jobs but they keep the guys busy and are typically quick in and out kind of things.

Agree that there are good and bad HI's out there as with any trade.

I am amused every time I read their disclaimers, I can't believe they get hired with the way they absolve themselves. Can't imagine trying to put similar language in my contract "Not responsible for miscalculations or errors in measuring. Not responsible for omissions in estimating necessary materials, providing proper insurance, or arriving to job location in a timely manner. Not to be held responsible for performing work in a professional tradesman-like manner..." :whistling
 

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The Grand Wazoo
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Haha, I've written letters for about half of these and plenty of my own. :thumb up:

One of these days I'm gonna start charging for the letters, typically I get a list from the Realtor that has the HI's identified items that have to be fixed before going to closing.I usually end up writing up one or two items each time. Not big $$ jobs but they keep the guys busy and are typically quick in and out kind of things.

Agree that there are good and bad HI's out there as with any trade.

I am amused every time I read their disclaimers, I can't believe they get hired with the way they absolve themselves. Can't imagine trying to put similar language in my contract "Not responsible for miscalculations or errors in measuring. Not responsible for omissions in estimating necessary materials, providing proper insurance, or arriving to job location in a timely manner. Not to be held responsible for performing work in a professional tradesman-like manner..." :whistling
I would not call home inspecting a trade, here you need no qualifications to do the work, just pay a fee of $125.00 for a certification as a home inspector, there is no test, nothing.
 

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KillerToiletSpider said:
I would not call home inspecting a trade, here you need no qualifications to do the work, just pay a fee of $125.00 for a certification as a home inspector, there is no test, nothing.
I agree/disagree with your post. I believe the idea of having a competent home inspection done is a good idea for home buyers to know what they are buying. But you are so on target with your assessment of how easy it is to become one. Here in ontario it is about the same. They do have an Ontario "association"...but as long as you pay your membership dues, all is good. I live in London and their is probably 20-30 of them. I'd trust 1 or 2. Most others are useless!
I looked into getting into it a number of years ago but decided against it for this reason: in order to stay busy you need to be referred by real estate agents. If you ***** up one of their sales because a house has issues, you don't get called again. I'm pretty sure real estate agents aren't supposed to refer any one "inspector", but, lets be realistic...they all have their "contact" who will ensure their buddies deal doesn't go South.
 

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I agree/disagree with your post. I believe the idea of having a competent home inspection done is a good idea for home buyers to know what they are buying. But you are so on target with your assessment of how easy it is to become one. Here in ontario it is about the same. They do have an Ontario "association"...but as long as you pay your membership dues, all is good. I live in London and their is probably 20-30 of them. I'd trust 1 or 2. Most others are useless!
I looked into getting into it a number of years ago but decided against it for this reason: in order to stay busy you need to be referred by real estate agents. If you ***** up one of their sales because a house has issues, you don't get called again. I'm pretty sure real estate agents aren't supposed to refer any one "inspector", but, lets be realistic...they all have their "contact" who will ensure their buddies deal doesn't go South.
Probably true in many cases.... but alot of RE agents do actually want to fully represent their clients.....

Those agents are looking for a HI that will identify and explain any existing or potential issues. Many HO's are not home savy, ... a missing GFI can sound pretty darn serious. A good HI will both explain in his report, and in subsequent conversation, will explain honest deficiencies in a "used" home.
 
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