- Q.I am remodeling a
single-family house with a full basement. The furnace
and water heater are located in the basement. The local
fire marshal said that it's okay to locate propane
appliances such as furnaces and water heaters in the
basement. He cites the International Residential
Code (chapter 24) and the National Fire Prevention
Association LPG code. The local building
inspector, however, cites the Uniform Plumbing
Code, which he says disallows liquid-fired
appliances below grade, including in a basement. UPC
1213.6 is specific only to water heaters. Who is
right?
A.Mike Casey, a licensed
plumbing contractor in California and Connecticut
and coauthor of Code Check (Plumbing and HVAC)
responds: Sounds like the fire marshal and the
code official need to chat. In most municipalities,
the building official has the final say when it
comes to residential property modifications.
Additionally, the codes the fire marshal cites may
not be adopted in your town.
The 2000 Uniform Plumbing Code, section
1213.6, does indeed prohibit water heaters from
being installed in a basement or pit where "heavier
than air gas might collect and form a flammable
mixture." The 2000 Uniform Mechanical
Code, section 304.6, states about the same for
all liquid-fuel gas appliances.
I have known some jurisdictions to allow the
installation in basements as long as there are
provisions to allow unburned gas to drain away
(like a pipe) and/or an automatic sensor and gas
shutoff. You might ask the building official
whether he would approve an alternative method like
that.