Furnace in the bedroom -- big problem or no problem?

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Furnace in the bedroom -- big problem or no problem?

Conrad LegéPro Member
Chicago, IL · Member since 2017 · 104 posts · 35 votes

Hello BP, 

I am looking for some insight here. I have a small multi unit that I will be closing on in about two weeks. In one of the units I a plan on renting to tenants, there happens to be a forced-air furnace that is located in one of the bedrooms. This is something that both the inspector and my agent pointed out as a potential issue during the inspection. I understand that a gas burning appliance in a bedroom could be a potential safety hazard however from what I have read, this seems to be common thing in Chicago and I couldn't find anywhere that this is a direct code violation for the city.

My question is, is this something that I can get by with having a CO detector placed in the bedroom? Or is this a bigger problem that I need to rectify and should consider installing a 90 percent efficient heating unit or moving the furnace entirely to a proper space within the unit? Thoughts? 

I obviously want to create a safe living environment for my tenants but also I want to make cost-effective decisions at the same time. 

Thanks,

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Daniel Cullen
Specialist · Chicago · Member since 2015 · 64 posts · 56 votes
7y

John Warren you are incorrect.  This is a life safety issue and accurate information is critical. 

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  • John Warren
    Real Estate Broker · 3412 S. Harlem Avenue Riverside, IL 60546 · Member since 2015 · 6k+ posts · 5k+ votes
    7y

    @Conrad Legé is the furnace in the bedroom, or in its own closet within the room? In one of my recent acquisitions in Berwyn, we have furnaces in the units. Some of them are in closets in the living room, some of them are in the bedroom closets and some are in pantries in the kitchen. They are a bit loud in my opinion, but they don't pose a safety risk. You will need a carbon monoxide detector anyways by code, so make sure you have one. 

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  • Michael Noto
    Real Estate Agent · Southington, CT · Member since 2008 · 5k+ posts · 3k+ votes
    7y

    @Conrad Legé We have some apartments that have this configuration with the furnaces in the closets here in CT. As long as it is done legally by pulling a permit and getting it approved by the city this setup is OK. Just ask the sellers for a copy of the permit that was pulled. 

    1Reply
  • Thomas S.
    Member since 2016 · 13k+ posts · 12k+ votes
    7y

    If it has been in place for the life of the property why would it be a issue now. I assume this was a existing rental unit that has been such for a period of time and for that reason it should not be a issue.

    Many new landlords think when they buy a existing property that they need to change or improve things. If it was working the way it was there is no reason to reinvent the wheel. Unless the cost of change can be recouped through a higher rent within a couple of years it is money wasted.  

    Buy it, rent it, move on. 

    2Reply
  • Daniel Cullen
    Specialist · Chicago · Member since 2015 · 64 posts · 56 votes
    7y

    It is illegal to have a gas-fired, natural draft furnace in a bedroom or a bedroom closet.  Absolutely,  unequivocally illegal. I've swapped out 3 such furnaces and replaced them with sealed combustion furnaces. It's been the case for decades.

    4Reply
  • Daniel Cullen
    Specialist · Chicago · Member since 2015 · 64 posts · 56 votes
    7y

    Please don't give people bum advice. Stick to your area of expertise. 

    Section 304.5 of the Uniform Mechanical Code states, “Fuel-burning equipment shall not be installed in a closet, bathroom, or a room readily usable as a bedroom, or in a room, compartment or alcove opening directly into any of these.” This prohibition was apparently overlooked by the home inspector when you bought your home and by the people who have been servicing the system ever since.

    3Reply
  • Johann Jells
    Rental Property Investor · Jersey City, NJ · Member since 2011 · 1k+ posts · 876 votes
    7y

    @Daniel Cullen  I have several units with an atmospheric vented water heater in a closet in a room tenants frequently choose as their bedroom.  I get inspected by NJ every 5 years, just got inspected last month in fact, and have never had an issue other than suggesting a CO detector there is a good idea, in addition to the one outside the BR door. Now, these aren't code inspectors, they're from the NJ Dept of Consumer Affairs, but they enforce stuff like emergency lighting, painting fire escapes, and other safety issues, so I don't see how they could not be trained to spot combustion in a bedroom if that was a violation. He actually inspected the heaters, but only to make sure there was a downpipe on the safety release valve.

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  • Daniel Cullen
    Specialist · Chicago · Member since 2015 · 64 posts · 56 votes
    7y

    They can be located in a closet Johann as long as the closet is provided with sealed/weatherstripped doors and the combustion/dilution air for the gas-fired water heaters is ducted into that closet directly from outside. Otherwise, the installation is non-compliant. I run into this same question all the time, "if it's wrong then why didn't the AHJ call it out?" Since I'm from Chicago the answer is easy, 'was it the 19 year old building inspector who was the nephew of the union boss?" 'was it the inspector who got caught taking a $500 bribe to look the other way?" .....there's no accounting for why a code official would fail to flag such an installation but the wording is very clear in the Mechanical Code. It's been this way for the 20+ years that I've been inspecting homes. 

    1Reply
  • Stefan Milan
    Member since 2019 · 7 posts · 4 votes
    7y

    @Michael Noto. This man is correct. Legal and safe are the priorities.

    0Reply
  • Conrad LegéPro Member
    OP
    Chicago, IL · Member since 2017 · 104 posts · 35 votes
    7y

    @John Warren It is in within a closet. See pic below.

    @Daniel Cullen Thank you for clarifying the legality of this. Your description of a compliant furnace installation: are you able to tell by the pic above if this is compliant or not? If not, what do you think would be a more cost-effective option swapping it out for a 90 percent efficiency unit or moving it to another location within the unit?

    0Reply
  • Daniel Cullen
    Specialist · Chicago · Member since 2015 · 64 posts · 56 votes
    7y

    For some reason Conrad I am unable to view the photo. Can you email it to inspector dan at gee mail? 

    0Reply
  • Conrad LegéPro Member
    OP
    Chicago, IL · Member since 2017 · 104 posts · 35 votes
    7y

    @Daniel Cullen Will do.

    0Reply
  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    7y

    I'm with Daniel on this one. You should not have any gas furnaces or water heaters in a sleeping area.

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    1Reply
  • John Warren
    Real Estate Broker · 3412 S. Harlem Avenue Riverside, IL 60546 · Member since 2015 · 6k+ posts · 5k+ votes
    7y

    @Conrad Legé you should be fine if that is in its own closet like it appears to be. Technically, that is not in the same room as the bedroom since it has the door. I have three furnaces in my building that are in the closet, and there is no issue. Again, you need to make sure you have the property carbon monoxide/smoke detectors, but that is about it. 

    1Reply
  • Daniel Cullen
    Specialist · Chicago · Member since 2015 · 64 posts · 56 votes
    7y

    John Warren you are incorrect.  This is a life safety issue and accurate information is critical. 

    4Reply
  • Joe SplitrockPro Member
    Moderator
    Rental Property Investor · Sioux Falls, SD · Member since 2015 · 9k+ posts · 18k+ votes
    7y
    Originally posted by @John Warren:

    @Conrad Legé you should be fine if that is in its own closet like it appears to be. Technically, that is not in the same room as the bedroom since it has the door. I have three furnaces in my building that are in the closet, and there is no issue. Again, you need to make sure you have the property carbon monoxide/smoke detectors, but that is about it. 

    Look at the door on the closet. Notice that vent? The vent is for fresh air intake for the furnace. Or put in layman terms, it gives the furnace oxygen for combustion. The oxygen comes from the bedroom. Do you want to change your advice now?

    0Reply
  • Brian Pulaski
    Flipper/Rehabber · Montgomery, NY · Member since 2016 · 2k+ posts · 1k+ votes
    7y

    Legal or not, I'm not sleeping or having my kids sleep in a room with a furnace in the closet and a hole cut in the door to allow it to get air... I dislike having my boiler/water heater in a space off my kids play room, let alone a bedroom.

    0Reply
  • Johann Jells
    Rental Property Investor · Jersey City, NJ · Member since 2011 · 1k+ posts · 876 votes
    7y

    @Daniel Cullen  Not every city subscribes to national codes, smaller ones do because it's easier than making their own. I know for a fact that space heating with the hot water tank is legal here as long as the circulator is nonferrous, but many heating people nationally are horrified and say it's dangerous.  

    But assuming you're correct, what is my liability if the railroad apartment has 2 rooms on either side of the kitchen, each with their own hallway door, and the tenant chooses to use the room with the heater as bedroom? I didn't tell them to, but is it my responsibility to police them and forbid it?

    0Reply
  • John Warren
    Real Estate Broker · 3412 S. Harlem Avenue Riverside, IL 60546 · Member since 2015 · 6k+ posts · 5k+ votes
    7y

    @Joe Splitrock I am not sure what your point is about pulling oxygen from the bedroom... Yes, the furnace needs to pull fresh air in. If you have a house on a slab, your furnace will be pulling from a room you live in like a kitchen, bathroom or bedroom. My grandmother lived in a house with the furnace in a closet of the kitchen/living room combo. She was there for 60 years, and had no issues. She probably spent the same amount of time in the kitchen/living room as you would in a bedroom. 

    0Reply
  • Daniel Cullen
    Specialist · Chicago · Member since 2015 · 64 posts · 56 votes
    7y
    Originally posted by @Johann Jells:

    @Daniel Cullen  Not every city subscribes to national codes, smaller ones do because it's easier than making their own. I know for a fact that space heating with the hot water tank is legal here as long as the circulator is nonferrous, but many heating people nationally are horrified and say it's dangerous.  

    But assuming you're correct, what is my liability if the railroad apartment has 2 rooms on either side of the kitchen, each with their own hallway door, and the tenant chooses to use the room with the heater as bedroom? I didn't tell them to, but is it my responsibility to police them and forbid it?

    Gosh Johann.....liability is more of a legal question and I'm just a simple home inspector. As far as safety or performance are involved I would probably have to see some photos to hazard a guess. 

    0Reply
  • Dan L.
    Rental Property Investor · Albany, NY · Member since 2019 · 125 posts · 47 votes
    5y

    I know this is a late comment...

    Actually the vent on the door makes it more safe, but it really should be a much bigger vent. Should be a louvered door. Get the furnace all the oxygen it needs. The furnace being in a closet is not the problem. The furnace next to the sleeping quarters might be the problem.

    Even if it is legal, it probably is not smart. Not just for liability purposes, but it would make it harder to rent (as the other poster mentioned, I would not want to sleep like that nor would I want my kids to). I am buying a 4 unit that has a similar setup (one apartment has a furnace in a bedroom closet that serves all four units). For this reason and for others, I am looking to switch to electric heat throughout.

    0Reply
  • John Hynes
    Member since 2023 · 1 post · 0 votes
    3y

    Unfortunately I have come across this issue in the stare of Virginia and I will ask again for maintenance to unlock and open the wooden door 1 inch away from a in wall unit that may have gas heat all I know so far it is a one unit ac with heat. The first issue I had was the noise this creates in the bedroom then to see a thin wooden door only able to open by a deadbolt lock. there was no weather stripping and no vent in the door only about a 2 inch gap at the floor. When door is opened therecis only a 1 inch space from this unit. Would not a metal door be a requirement to use and the weather stripping for noise reduction?

    0Reply
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