Water heater discharge pipe

[robertwells]

Hi All- did an inspection yesterday and the water heater was double strapped and had a pressure relief valve, but the discharge pipe hung down about a foot and a half from the top of the unit, just alongside the water heater and the end of the discharge pipe about 1/3 a way from the top of the heater. The unit is in the garage, and on a raised platform adjacent the furnace...does the discharge pipe have to divert any overflow outside, or into a drain(?) I tried to post a picture, but have never been able to figure out how to do here..."file too large"...Thanks!

 

[Mike Ault]

Here is the appraiser's responsibility for determining water heater compliance with MPR's.

The Appraiser must examine the water heater to ensure that it has a temperature and pressure-relief valve with piping to safely divert escaping steam or hot water.

Excerpted from HUD 4000.1 page 831 (revised 8/13/2025)

It doesn't say anything about "appraiser checking to see if it meets local code". I have heard the argument made that as long as the piping diverts the steam or hot water downward so it doesn't spray in a person's face then it's "safe".

YMMV.

 

[Terrel L. Shields]

Hi All- did an inspection yesterday and the water heater was double strapped and had a pressure relief valve, but the discharge pipe hung down about a foot and a half from the top of the unit, just alongside the water heater and the end of the discharge pipe about 1/3 a way from the top of the heater. The unit is in the garage, and on a raised platform adjacent the furnace...does the discharge pipe have to divert any overflow outside, or into a drain(?) I tried to post a picture, but have never been able to figure out how to do here..."file too large"...Thanks!

Use photo resizer to get the file below 1,000 kb

And yes, I would want an exterior drain although Mike may be right... sure would create a mess but not blow up like the Star Elementary school did.

 

[Tom D]

How often does a hot water heater blow, and you need a drain for some water on the floor. The discharge, water is away from your face while looking at it.

I got hot water on demand last time. Pays for itself, never run out of hot water, same constant water temp, nothing there to break

 

[robertwells]

Here is the appraiser's responsibility for determining water heater compliance with MPR's.

The Appraiser must examine the water heater to ensure that it has a temperature and pressure-relief valve with piping to safely divert escaping steam or hot water.

Excerpted from HUD 4000.1 page 831 (revised 8/13/2025)

It doesn't say anything about "appraiser checking to see if it meets local code". I have heard the argument made that as long as the piping diverts the steam or hot water downward so it doesn't spray in a person's face then it's "safe".

YMMV.

Hey Mike, thanks, and yes I saw that general wording in the handbook, but just haven't seen this...most I have seen are diverted away...I guess I could make it subject to inspection...

 

[Mark K]

I believe that most codes specify that the discharge pipe has to extend to within 6" of the floor. Most new construction will discharge to a drain but I don't think that's required.

 

[Mike Ault]

Hey Mike, thanks, and yes I saw that general wording in the handbook, but just haven't seen this...most I have seen are diverted away...I guess I could make it subject to inspection...

The "inspector" wouldn't know FHA MPR requirements as well as you do. We are not supposed to call for inspections simply to limit our liability. Would you call for an inspection of that item for a conventional loan? If the answer is no, then I would follow the handbook. The way I read it, there's no safety hazard to be corrected.

 

[DTB]

I believe that most codes specify that the discharge pipe has to extend to within 6" of the floor. Most new construction will discharge to a drain but I don't think that's required.

I think it also needs to be a metal pipe (copper or galvanized), at least that's how I install them

 

[Dale Floyd]

I think it also needs to be a metal pipe (copper or galvanized), at least that's how I install them

They use PVC around here.

 

[Tom D]

Hey Mike, thanks, and yes I saw that general wording in the handbook, but just haven't seen this...most I have seen are diverted away...I guess I could make it subject to inspection...

No no no. There is nothing unsafe about the current length. Subject to inspection, are you sure you didn't miss any other little minor thingy. Even FHA i would be fine, conv not a concern.
Please tell me the exact immediate safety, or health issue, with the current length. I know, it's isn't up to code.
Because building codes change from time to time and tend to reflect higher standards and improved technology, an important feature of building codes is that they apply only to new construction and are not applied retroactively to existing buildings. The subject is an existing improvements and per the zoning ordinance does not have to meet the requirements of a new property.

I think it also needs to be a metal pipe (copper or galvanized), at least that's how I install them

You can buy one at home depot, or lowes, under $10, pvc that screws in, you just cut it to length. Straight down. Why waste copper on a one time 10 year, maybe, happening.