inspecting the plumbing system

INSPECTING THEINSPECTING THE PLUMBING SYSTEM

By

Bob MulloyBob Mulloy

A HAPPY HOME HAS A FUNCTIONAL FLOW, FUNCTIONAL DRAINAGE, PLENTY OF HOT WATER AND NO LEAKS.

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THIS SEMINAR CONTAINS:• A LITTLE PLUMBING 101

• A LITTLE CODE

• A REVIEW OF THE MA STANDARDS OF PRACTICE

HELPFUL DIAGRAMS AND PICTURES• HELPFUL DIAGRAMS AND PICTURES

• BIZZARE PHOTOGRAPHS

• NARRATIVE REPORT WRITING SAMPLES• NARRATIVE REPORT WRITING SAMPLES

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WHERE DOES A HOME INSPECTOR START TO INSPECT THE PLUMBING SYSTEM?TO INSPECT THE PLUMBING SYSTEM?

FOLLOW THE FLOWFOLLOW THE FLOW

FOLLOW THEFOLLOW THEFOLLOW THE FOLLOW THE STANDARDSSTANDARDSSTANDARDS STANDARDS

OF PRACTICEOF PRACTICE4

OF PRACTICEOF PRACTICE

A BRIEF REVIEWA BRIEF REVIEW OF THE MA S.O.P.

AND THE PLUMBINGPLUMBING

SYSTEMSYSTEM5

266 CMR 6 00: Standards of Practice

(5) System: Plumbing

266 CMR 6.00: Standards of Practice

(a) The Inspector shall ObserveObserve:1. The exposed Readily Accessible and Observablee e posed ead y ccess b e a d Obse ab e

interior water supply and distribution system including:

a. Piping materials, including supports and insulation.

b. Fixtures and faucets.

c. Functional Flow.

d. Leaks.

e. Cross Connections.

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266 CMR 6 00: Standards of Practice266 CMR 6.00: Standards of Practice


(a) The Inspector shall Observe:Observe:2. The exposed Readily Accessible and Observable exterior

and interior drain waste and vent system, including:

a Traps; drain waste and vent piping; piping supportsa. Traps; drain, waste, and vent piping; piping supports

and pipe insulation.

b. Leaks.

c. Functional Drainage.

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(a) The Inspector shall Observe:Observe:( ) p

3. Hot water systems including:

a. Water heating equipment.

b. Normal Operating Controls.

c. The presence of Automatic Safety Controls.

d. The exterior of the chimneys, thimbles and vents.

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(b) The Inspector shall IdentifyIdentify::

1 Th t ( ) d diti f t di t ib ti i i1. The type(s) and condition of water distribution piping

materials (Brass, Copper, Steel, Lead, Plastic, Other).

2. The type(s) and condition of drain, waste, and vent piping2. The type(s) and condition of drain, waste, and vent piping

materials (Brass, Copper, Cast Iron, Galvanized, Lead,

Plastic, Steel, Other).

3. The type of water heating equipment (Gas, Electric, Oil,

Tankless, Solar, Other), and the nameplate capacity of the

water heating equipment (gallons and/or gallons per

minute).

4 The location of the main shut off valve

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4. The location of the main shut off valve.

R t OR t O


(c) The Inspector shall Report OnReport On1. The water heater.

2. The exposed flue piping and the existence of thimbles in

the chimney.

3. The Readily Accessible and Observable waste and water

distribution systems.y

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(d) The Inspector shallshall:1. Operate all plumbing fixtures where practical, including

their faucets if readily Accessible.

2 Note:2. Note:

a. The presence of a pressure/temperature valve and

vacuum relief valve at the water heater.

b. The existence of Cross Connections if Readily

Accessible and Observable.

c. The existence of any visible leaks.

d. Conditions that prevented him/her from inspecting any

f th Pl bi C t d S t

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of the Plumbing Components and Systems

(e) Exclusions: Including but not limited to 266 CMR 6.04(5)(e)1.

through 6 the Inspector shall not be required tonot be required to:through 6., the Inspector shall not be required tonot be required to:

1. Test the operation of any valve except Readily Accessiblewater closet flush valves and fixture faucets.

2. Collect engineering data on the size of or length of waterand/or waste systems and/or remove covering materialsand/or waste systems and/or remove covering materials(Engineering/Plumbing services).

3. Report On the adequacy and/or the efficiency of the in placet t id ffi i t h t t t th d llisystems to provide sufficient hot water to the dwelling,

sufficient water supply, or drainage for the dwelling (Engineering services).

4. State the effectiveness of anti-siphon devices (Engineering/Plumbing services).

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5. Determine whether water supply and waste disposal systems areand waste disposal systems are public or private (Seller/Seller's Representative responsibility).

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6. Observe, Operate, or Report On:a The exterior hose bibsa. The exterior hose bibs.b. Water conditioning systems.c. Fire and lawn sprinkler systems.d. On-site or public water supply quantity and quality.y y ye. On-site (Title V Inspection, 310 CMR 15.00) or public waste

disposal systems.f. Foundation sub drainage systems.g Whirlpool tubs except as to functional flow and functionalg. Whirlpool tubs, except as to functional flow and functional

drainage.h. Interior of flue linings.i. Underground utilities, pipes, buried wires, or conduits (Dig

Safe).j. Equipment related to on-site water supply systems.k. Water filtration Components and Systems.

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KEEP YOUR HEAD ABOVE WATER BY INSPECTING & REPORTING ON THE PLUMBING SYSTEM ACCURATELYREPORTING ON THE PLUMBING SYSTEM ACCURATELY

You can avoid ending uphere by recognizing that

fi t t i th$ your first master is theMASSACHUSETTS S.O.P.Your report must comply

$

or your license is at risk!

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16I WONDER IF HIS NAME IS JOHN?

WHAT IS A PLUMBING SYSTEM?WHAT IS A PLUMBING SYSTEM?

A plumbing system is something that provides a potablep g y g p pwater supply, disposes of non-potable water and alwayskeeps the two separate.

Potable water: Water free from impurities present inamounts sufficient to cause disease or harmfulphysiological effects. Its bacterial and chemical qualityp y g q yshall conform to the requirements of the regulations ofthe Massachusetts Department of Environmental QualityEngineering.

Non-potable water: Water not safe for drinking,personal or culinary use.

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p y

CMR Rules & Regulations:CMR Rules & Regulations:

Plumbing System. The plumbing systemincludes the water supply and distributionpp ypipes; plumbing fixtures and traps; soil, wasteand vent pipes; building sanitary and stormdrains including their respective connectionsdrains including their respective connections,devices, and appurtenances to their connectionwith any point of public disposal or otheracceptable terminal within the property line.

248 CMR 10 00 Massachusetts Plumbing Code

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248 CMR 10.00 Massachusetts Plumbing Code

BASIC PRINCIPLES:Water enters you house through a pressurized

water line.

After being split into hot and cold water lines, thewater supply runs to each fixture in your home.water supply runs to each fixture in your home.

Once used, fresh water becomes waste water,and it enters the drain waste vent (DWV) systemand it enters the drain-waste-vent (DWV) system.

Gravity now takes over, pulling the waste waterdown a series of sloped, ever larger pipes towardthe house sewer.

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WHY IS PLUMBING IMPORTANT TO INSPECTORS?

• Water is the perpetrator of damage in a home and the plumbingsystem intentionally distributes water to most, if not all rooms in thehome and then routs it out againhome, and then routs it out again.

• Unfortunately, much of the plumbing system isconcealed by finished surfaces like an iceberg.y g

• Clients have little understanding of the plumbingsystem and rely on the home inspector forprofessional evaluation.

• Inspecting the plumbing system is only part of the job. The homeinspector also needs to educate the client about how the systeminspector also needs to educate the client about how the systemworks, what to monitor and when to contact a plumber.

• The plumbing inspection Report must Identify what was observed,what was not observed identify materials and report adverse

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what was not observed, identify materials and report adverseconditions.

COMPONENTS OF A RESIDENTIAL WATER SYSTEMWATER SYSTEM

• SERVICE PIPE

• MAIN VALVE

• METER

• PRESSURE REDUCING VALVEPRESSURE REDUCING VALVE

• SECOND SHUT-OFF VALVE

• WATER CONDITIONING / FILTRATION EQUIPMENT

• MAIN WATER TRUNK LINE

• BRANCH LINES

• RISER PIPES• RISER PIPES

• WATER HEATER

• FIXTURES & FAUCETS

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• DRAINS / TRAPS / WASTE / VENT PIPING

HOW DO YOU INSPECT ANDINSPECT AND

DESCRIBE THE INTERIORTHE INTERIOR

WATER SUPPLY ANDAND

DRAIN, WASTE AND VENT PIPING

MATERIALS?22

S

SUGGESTED PLUMBING SYSTEM FIELD PROCEDURESFIELD PROCEDURES

• TELL THE CLIENT WHAT YOU ARE DOING!• START INSPECTING FROM THE SOURCE.• OBSERVE THE WATER SUPPLY.• OBSERVE THE TRUNK LINE WITH YOUR FLASHLIGHT.• OBSERVE THE BRANCH LINES WITH YOUR FLASHLIGHT.

ASK THE REALTOR OR THE CLIENT TO RUN THE WATER BRIEFLY AT EACH• ASK THE REALTOR OR THE CLIENT TO RUN THE WATER BRIEFLY AT EACH FIXTURE WHILE YOU EXAMINE THE DWV WITH YOUR FLASHLIGHT.

• OBSERVE THE WATER HEATER, CONTROLS AND BREACHING.• MEASURE THE HOT WATER TEMPERATURE & RECORD IT.• EXAMINE ALL FIXTURES & FAUCETS, RISERS, SHUT-OFF VALVES, TRAPS,

FUNCTIONAL FLOW AND FUNCTIONAL DRAINAGE.• SIMULTANEOUSLY OPERATE THE HIGHEST BATHROOM FIXTURES.

OBSERVE THE LAUNDRY HOOK UPS• OBSERVE THE LAUNDRY HOOK-UPS.• IDENTIFY & DISCLAIM A SUMP PUMP.• REPORT THE TYPES OF PIPING MATERIALS, TYPE OF HOT WATER

EQUIPMENT AND REPORT ADVERSE CONDITIONS.

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EQUIPMENT AND REPORT ADVERSE CONDITIONS.

PRACTICE RISK MANAGEMENT

DISCLAIMER: THE CONDITION OFUNDERGROUND PIPES OR PIPES THATARE HIDDEN BY FLOOR, WALL ORCEILING COVERINGS, AND THEIRREMAINING LIFE IS UNDETERMINED ANDREMAINING LIFE IS UNDETERMINED ANDEXCLUDED FROM THIS REPORT AS THEYARE NOT READILY ACCESSIBLE FORINSPECTION.

NOTE: The above disclaimer does not mean that a homeinspector should ignore a suspected or concealed problem.

Report what you see or suspect and recommend furtherinvestigation.

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THE SOP REQUIRE YOU TOOBSERVE THE PARTS OF THEPLUMBING SYSTEM THAT ARE“READILY ACCESSIBLE.”

YOU DO NOT HAVE TO STAND ONYOUR HEAD TO INSPECT PIPINGSYSTEMS AND FIXTURES.

YOU DO NOT HAVE TO LIFTSUSPENDED CEILING TILES, MOVESTORED GOODS OR FIXTURES ORSTORED GOODS OR FIXTURES ORAPPLIANCES IN ORDER TOPROVIDE ACCESS FORINSPECTION.

SIMPLY DOCUMENT WHAT YOUCAN SEE AND WHAT YOU CAN’TSEE

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SEE.

MAKE THE MA DEFINITIONS PART OF YOUR REPORTTHE DEFINITIONS LISTED IN THE S.O.P.

WILL SUPPORT YOUR OBSERVATIONS AND REPORTAS THEY ARE DEFINED AS LAW

Readily Accessible: Capable of being reached quickly for visual inspectionwithout requiring the Inspector to climb over or remove any personalproperty, to dismantle, to use destructive measures, to resort to portablel dd d/ ti hi h ill lik l i l i k tladders and/or any action which will likely involve risk to persons orproperty.

Fully Depreciated: Item/System inspected is no longer under the manufacturer’swarranty, and it is reaching the end of its serviceable life. The Item/System/Componenthas no dollar or salvage value, and replacement should be anticipated.

Functional Drainage: A drain is functional when it empties in a reasonable amountof time and does not overflow when another fixture is drained simultaneously.

Functional Flow: A reasonable flow at the highest fixture in a dwelling when another

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Functional Flow: A reasonable flow at the highest fixture in a dwelling when anotherfixture is operated simultaneously.

Plumbing Services: As defined in M.G.L. c. 142 and 248 CMR 2.04

• WE ARE NOT REQUIRED TO PERFORM A CODE COMPLIANCE INSPECTION.

A FEW WORDS ABOUT CODES

• THE PLUMBING CODE PROVIDES A LEGAL AUTHORITY, A DEFINITION

OF TERMS AND REQUIREMENTS OF WHICH A HOME INSPECTOR MUST BE

FAMILIARFAMILIAR.

• THE S.0.P. DEFINES WHAT YOU ARE REQUIRED TO OBSERVE AND REPORT

ON, BUT THE PLUMBING CODE SHOULD BE SUBJECTIVELY USED TO MAKE

JUDGEMENTS AND TO RECOGNIZE ADVERSE CONDITIONS.

• CMR 248 COMMONWEALTH OF MASS FUEL GAS AND PLUMBING CODES.

• CMR 248 is available on-line: http://www.state.ma.us/reg/boards/pl/cmr.htm

• HAVE YOU EVER CALLED THE PLUMBING INSPECTOR AND ASKED A

QUESTION? HIS ADVICE IS FREE AND HE HAS THE LEGAL AUTHORITY

TO SUPPORT YOUR FINDINGSTO SUPPORT YOUR FINDINGS.

• CMR: PRINCIPLE NO. 18 – PROPER MAINTENANCE. PLUMBING SYSTEMS

SHALL BE MAINTAINED IN A SAFE AND SERVICEABLE CONDITION FROM

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THE STANDPOINT OF BOTH MECHANICS AND HEALTH.

DESCRIBE THE WATER SUPPLY

NOTICE: YOU ARE NOT REQUIRED TO DETERMINE IFREQUIRED TO DETERMINE IF THE WATER SUPPLY AND WASTE DISPOSAL SYSTEMS ARE PUBLIC OR PRIVATE. (owner’s responsibility)

EVERY HOME MUST HAVE POTABLE WATER (AS SPECIFIED IN 248 CMR 2.14)

ALWAYS REPORT AN ABANDONED WELL

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ALWAYS REPORT AN ABANDONED WELL

RISK MANAGEMENT: DOCUMENT WHO SAID WHAT!

REPORT WRITING EXAMPLE:

Observation: As attested by the listing realtor “the home hasObservation: As attested by the listing realtor, the home haspublic water.” I observed a copper water service pipe, main shut-off valve and water meter at the front of the basement. No visibleproblems were observed where readily accessible.

Analysis: In my opinion, copper is a sign of a quality waterservice. DISCLAIMER: The condition of buried piping isEXCLUDED from this report. Be advised that the true condition ofthe buried water service pipe from the street to the home isundetermined and that any future need to perform repairs orreplacement is the financial responsibility of the home owner.

Recommendation: Monitor functional flow and pressure.

NOTE: Massachusetts has a “sunshine law” that allows folks togo to the water supplier and ask for a copy of the most recent

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water test near their purchase.

IF WELL WATER IS DISCLOSED, REPORTIT AND GIVE THE CLIENT DIRECTIONIT AND GIVE THE CLIENT DIRECTION.

ADVISE THE CLIENT THAT FURTHERADVISE THE CLIENT THAT FURTHERINVESTIGATION IS NEEDED.

RECOMMEND THAT THE CLIENT HAVE THEWELL WATER QUALITY TESTED NOWWELL WATER QUALITY TESTED NOW,PRIOR TO COMMITMENT.

REDUCE YOUR RISK WITH A DISCLAIMER:

DISCLAIMER W ll d th l flDISCLAIMER: Well depth, seasonal flowrates, water quantity and quality testing andfuture performance are undetermined andare beyond the scope of this limited visual

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are beyond the scope of this limited visualinspection.

REPORT: WATER SUPPLY SHUT-DOWN

Observation: The water supply to the home TELL THEpp ywas shut-down at time of inspection.

Analysis: As the water supply was shut-down I was NOT able to fully evaluate the

TELL THE CLIENT, BUT

ALSO REPORTIT IN WRITING!

down, I was NOT able to fully evaluate theoperational condition of the plumbingsystem. True conditions regarding leaks,functional flow, functional drainage, fixtures& faucets and hot water are undermined& faucets and hot water are undermined.Further investigation is needed.

Recommendation: You should discuss thisproblem with your realtor and your attorneyNOW. I advise that you request that thewater service be restored and that theplumbing system be fully inspected for your INSPECTOR

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p g y y p yprotection. INSPECTOR

TYPICAL ADVERSE CONDITIONS FOR WATER SUPPLY SYSTEM

PRESSURE TOO HIGH OR TOO LOW FINE THREADED BRASS

POOR SUPPORT CRACKED OR BRITTLE FITTINGS

LACK OF ACCESS NOISE WHEN SHUTTING OFF FAUCET

WATER PIPES IN A COLD LOCATION BAD TASTE OR SMELLWATER PIPES IN A COLD LOCATION BAD TASTE OR SMELL

RUSTY PIPES & VALVES TEMPORARY REPAIRS

PITTED PIPES LEAD HAZARDS (95/5 SOLDER ONLY)

LIMING CORROSION NOT ENOUGH HOT WATER

EXTERIOR & INTERIOR LEAKS WATER NOT HOT ENOUGH (max. 112 F. @ shower, 130 F. @ faucet)( @ , @ )

GALVANIZED PIPES TOO LONG TO GET HOT WATER

ELECTROLYSIS WORK DONE WITHOUT A PERMIT

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THE WATERTHE WATER SERVICESERVICE

All water service pipe shall be a minimum dia of 1 inch continuous

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All water service pipe shall be a minimum dia. of 1 inch continuous pipe with no joints. Generally buried a min. of 5 feet deep. The water service should terminate within 5 feet of where it enters the building.

The Inspector is NOT required to determine if th t l i bli i tif the water supply is public or private

Bob’s advice: IDENTIFY THE WATER SUPPLY IF DISCLOSED orWATER SUPPLY IF DISCLOSED or OBVIOUS:

Public water supplypp yPrivate well water supply

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REMEMBER YOUR CLIENT’S EXPECTATIONS REGARDING THE PLUMBING SYSTEMREGARDING THE PLUMBING SYSTEM

WHAT DO PEOPLE WANT?WHAT DO PEOPLE WANT?

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A PUBLIC WATER supply comes from a city or town well or pp y yreservoir, then travels to treatment plants, then up to a water tower and next through street mains to each home.

A fitting called a “corporation stop” is where the house main attaches to the street main.

A valve called a “curb stop” is present near the front lot line and is used to open and close the water service to th hthe home.

Most buildings have one buried water service pipe from the curb stop to the basement, and one main shut-off valve and water meter in the basement.

36(see next illustration)

Curb Stop. Owned and maintained by the company, the curb stop is a valve that can be opened and closed to control the supply of water to the propertyto the property.

Curbstop

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stop

Sometimes the curb stop can be a SAFETY HAZARD!

The water pressure to theThe water pressure to thehome may be high, requiringthe installation of a pressurethe installation of a pressureregulating valve, or the waterpressure may be low requiringa pressure boosting pumpa pressure boosting pump.

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Pressure Regulating Valve

The desired low pressure is fixed by turning the nut thus opening

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The desired low pressure is fixed by turning the nut, thus opening or closing the balanced valve which is supported on the flexible disc and the spring.

Pressure Regulating ValvePressure Regulating Valve

STRAINER MAY NEED CLEANING IF FLOW IS REDUCED

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REDUCED.

WATER PRESSURE:

DO YOU EVER MEASURE IT?

ARE YOU REQUIRED TO MEASURE IT?

WHEN SHOULD YOU MEASURE IT?

WHAT PRESSURE IS GOOD OR BAD?

WHAT CAN BE DONE IF THEPRESSURE IS TOO LOW OR TOOHIGH?HIGH?

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The water pressure in PSI can be read at an outside

The water capacity can be determined by timing how long it takes to fill afaucet.

40-80 PSI is desirable.

how long it takes to fill a 5-gallon bucket.

A minimum of 5-gallons

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gper minute is needed.

LOW WATER PRESSURELOW WATER PRESSURE

• 40-80 psi rule of thumb.(60-70 psi is best)

• When less than 40 psi, there may below street pressure, an obstruction, apipe break, a pump problem or anundercharged pressure tankundercharged pressure tank.

• Further investigation with the waterdepartment or a plumber may beneeded.

• May need to install a booster pumpand pressure tank.

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Booster Pump

Can be used with a public or well waterCan be used with a public or well watersystem when low pressure is a problem.

Th t t h f t i d dThe pump starts when a faucet is opened andruns continuously, without pressurefluctuations

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fluctuations.

ADVICE FOR THE CLIENT:Don’t misinterpret low water flow at a faucet orshower head for low water pressure.

The problem may be as simple as a water-conservingflow restrictor. Suggest further investigation andexperimentation from simple to complex, with anexperimentation from simple to complex, with anexpensive pressure boosting system as a lastalternative.

Low water flow may also be caused by mineraldeposits that build-up inside old galvanized ironpipes Check that the main and secondary valves arepipes. Check that the main and secondary valves arefully open. If a pressure reducing valve is present,clean the strainer. Examine the water pipes for kinks

d46

or damage.

WOW! 144 psi

47HIGH WATER PRESSURE CAN BE A SAFETY HAZARD!

HIGH WATER PRESSUREHIGH WATER PRESSURE

• OVER 80 PSI = ACTION LEVELLEVEL.

• PIPES, FITTINGS, VALVES, FIXTURES ,ARE AT RISK.

• THERE IS A POTENTIAL FORPOTENTIAL FOR PERSONAL INJURY OR PROPERTY DAMAGE.

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OBSERVE THE SUPPLY PIPE WHERE IT ENTERS THE HOME REPORT THE MATERIALSENTERS THE HOME, REPORT THE MATERIALS AND DOCUMENT ANY ADVERSE CONDITIONS.

• LEAD• BRASSBRASS• GALVANIZED• COPPER• COPPER• PLASTIC• OTHER• OTHER

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To scratch or not to scratch, any war stories in the audience

Inspect the water service materials:Inspect the water service materials:

Lead

SteelSteel

Copperpp

Plastic

YOU MUST IDENTIFY & REPORT

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LEAD PIPING CONTROVERSY

• 80-100+ YEARS OLD.• Gray in color, soft, moldedGray in color, soft, molded

connections.• Lead service pipes are a source of

controversy between possible health hazards and age replacement.

• LEAD IS A POISON!NOTE:• How do you advise the client?

• Better safe than sorry, recommend REPLACEMENT.

NOTE:

SOLDERING FLUXESCONTAIN SALTS WHICHMAY PRODUCE A GREEN

• Note: Lead solder will be covered in slide #50.

MAY PRODUCE A GREENSLIME OR CORROSION IFNOT CLEANED AWAYFROM SWEATED JOINTS.

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Observation: As viewed at the front of the basement, the water linefrom the street to the home appears to be composed of LEAD.

Analysis: WARNING - the use of lead water piping has beendiscontinued as lead can leach out into the drinking water and cause leadpoisoning. Be advised that the old water line is “fully depreciated” andpoisoning. Be advised that the old water line is fully depreciated andmay need unpredictable age replacement at significant expense to YOU.(DISCLAIMER: Reporting on water quality or the presence of heavymetals is beyond the scope of this limited visual inspection.)

Recommendation: While the old lead supply line may still befunctional, I advise that you seek replacement estimates prior tocommitment for the health of your family The city water department cancommitment for the health of your family. The city water department canprovide you with a list of local contractors with whom they coordinatesuch water line replacements. If water line replacement is not within yourbudget, then I recommend that the drinking water be tested for leadcontent by a state certified laboratory prior to commitment.

CMR: THE LOCAL INSPECTOR OF PLUMBING SHALL TEST A MINIMUM OF TWOFITTINGS FOR LEAD SOLDER USING A BOARD APPROVED TEST METHOD. IFLEAD SOLDER IS FOUND THE INSPECTOR OF PLUMBING SHALL ORDER ALL

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LEAD SOLDER IS FOUND, THE INSPECTOR OF PLUMBING SHALL ORDER ALLNEW JOINTS REMOVED.

LEAD SOLDERLEAD SOLDER

• Only 95/5 solder is allowed.D f b t t?• Do you perform a swab test?

• Inform the client and let them decide upon a course of action.

ANOTHER REPORT WRITING EXAMLPE:

Homes built before 1987 are likely to have 50:50 lead / tin solderedjoints in the copper water pipes Be advised that lead is a healthjoints in the copper water pipes. Be advised that lead is a healthhazard in high concentrations. There is a controversy that the oldlead solder is not a problem as it has been coated by mineralswithin the pipes over the years that prevent the lead from leachinginto the water. Be further advised that this argument may be

t b t t l d t t i th t l i d t i dcorrect but true lead content in the water supply is undetermined.

If you have health concerns, then suggested options include:further testing of the solder for lead content, further testing of the

f l d l f ll ld l d ld d

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water for lead content or replacement of all old lead solderedjoints if present.

LEAD WATER SERVICE:

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FUNCTIONAL BUT OBSOLETE AND “FULLY DEPRECIATED.”

REPORT A LEAD WATER SERVICE

Lead water service

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GALVANIZED STEEL OR IRON WATER SERVICESERVICE

• Appears larger than i inewer piping.

• May exhibit corrosion.• May have a repair y p

sleeve.• Found in older homes.• Durable but subject toDurable but subject to

interior corrosion.• Subject to interior

calcification.• Obsolete, may require

costly age replacement.• A magnet will stick to it.

REPORT THAT THE SERVICE IS CORRODED, LEAKING AND

IN NEED OF AGE REPLACEMENT NOW

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A magnet will stick to it. REPLACEMENT NOW.

STEEL water service:STEEL water service:

• If the main supply pipe leading from the street to themeter is made of steel, the client may be in for a sizablerepair bill in the near future and reduced water flow.

• Most steel main supply pipes were installed more than 30-40 years ago, and are nearing the end of their service life .

• The cost for upgrading the main supply line from the citywater main to the home belongs to the homeowner.

REPORT a steel water service as FULLY DEPRECIATED!

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REPORT AN OBSOLETE WATER SERVICE

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Iron pipe becomes clogged over time, reducing your water flow

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REPORT WRITING EXAMPLE:

Observation: As attested by the owner,“the home has a public water supply.” At thefront of the basement, I observed an old

l i d t l bli t l igalvanized steel public water supply pipebefore a water meter that exhibited signs ofextensive corrosion and active leakage asseen in the adjacent photograph.j p g p

Analysis: In my opinion, the water service pipe is fully depreciated andis in need of immediate age replacement to prevent leakage interior wateris in need of immediate age replacement to prevent leakage, interior waterdamage and loss of service. (Be advised that the financial responsibility ofreplacing a water service pipe belongs to the home owner from thebasement to the street line).

Recommendation: In order to determine the influence on yourbudget, you should consult the local water department and a licensedplumber NOW and request a cost estimate for the installation of a new

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plumber NOW, and request a cost estimate for the installation of a newwater service.

A “dresser or repair sleeve” indicates an old t i th t h b t h d

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water service that has been patched.

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WHAT WILL YOU REPORT ABOUT THIS WATER SERVICE?

REPORT A SERVICE PIPE THAT IS FULLY DEPRECIATED BUT STILL FUNCTIONAL.

64RECOMMEND: MONITOR FOR LEAKAGE , FLOW PROBLEMS. BUDGET FOR AGE REPLACEMENT.

Suppose you find the water service partly buried in a dirt floor:

• What will you do?

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• What will you report?

• Is there a potential for concealed damage?

The water service must be properly supported with approved pipewith approved pipe supports.

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INFORM THE CLIENT:

Th h iCOPPER SERVICE

The house main belongs to and is the responsibility of the homeownerhomeowner.

Min. 1 inch dia. type “K” copper

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NICE SERVICE, WELL SUPPORTED

SYSTEMS & PROBLEMS OVERLAP BUT STAY FOCUSED:

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FOUNDATION CRACK? WATER INFILTRATION? PIPE SUPPORT? GROUNDING? SOLE PLATE?

Plastic water service:

Polyethylene plastic, or Polybutylene plastic tubing.(Plastic pipe shall bear the ASTM marking and number)

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PLASTIC WATER SERVICE

• Polybutylene.y y• Gaining universal acceptance.• Identified by it’s color.• Uses compression fittings.Uses compression fittings.• Can be connected to other

types of piping.

SLEEVE

SLEEVING: PIPES THAT PASS THROUGH CONCRETE WALLS ORFLOORS ARE REQUIRED TO BE PROVIDED WITH SLEEVESHAVING AN ANNULAR SPACE OF ONE-INCH BETWEEN PIPE ANDSLEEVE

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SLEEVE.

The water meter

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The water meter:The water meter:

The water meter belongs to the town or city water departmentThe meter is usually located atThe meter is usually located at the wall facing the streetA shut-off valve should be present on each side of the meterThe meter is usually made of brassThe meter is usually made of brassThere will be a clear dial on top of the meterThe meter measures water usage like a car’s odometerM t h l h t “ t t d ” tt h d tMost homes also have a remote “water meter reader” attached tothe exterior of the homeNewer electronic meters can be read off-site

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Freeze protection needed

Most homes have a remote water reader

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THE MAIN SHUT-OFF VALVES.O.P. 266 CMR 6.00 (b)4. The Inspector shall Identify the location of the main shut off valveIdentify the location of the main shut-off valve.

Should be located before the meter

Check for leaks

DON’T operate the valve!

Should be accessible

Might be a gate valve or ball valve

Report the location

Report that you did not test it

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DON’T TOUCH THAT VALVE!REPORT THAT YOU DID NOT TEST THE MAIN & WHY

NOTICE: Be advised that the main watershut-off valve was not tested during thehome inspection and that its truepoperational condition is undetermined.The valve was not tested as the inspectorwould be liable for breakage, leakage org , gloss of water. Further investigation andtesting are needed.

SOP: YOU ARE NOT REQUIRED TO OPERATE THE MAIN HOUSE SHUT-OFF VALVE!

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INFORM THE CLIENT IN WRITING!

DON’T EVEN TOUCH THE MAIN SHUT-OFF VALVE!

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If you can’t find the main shut-off and meter, LOOK OUTSIDE

78

REPORT THE WATER SERVICE LOCATION.

DO YOU ANTICIPATE ANY POTENTIAL SEASONAL PROBLEMS?

79

Report a missing secondary shut-off valve after the meter

80

A valve should be present on each side of the meter

81

TEACH YOUR CLIENT

82

A blocked gas meter shutoff gvalve is a fire & explosion hazard

83

LETS LOOK AT SOME PICTURESLETS LOOK AT SOME PICTURES

WHEN INSPECTING THE WATER SUPPLY,WHEN INSPECTING THE WATER SUPPLY, OTHER SYSTEMS OVERLAP:

ELECTRICAL

EXTERIOR

STRUCTURE

ELECTRICAL

FINAL REPORT

84

DISCLAIM IT BUT REPORT IT AND EXPLAIN IT’S

90

FUNCTION AND HOW TO MAINTAIN IT.

Observe Identify and Report on the

Di t ib ti S tDi t ib ti S tDistribution SystemDistribution System

93

The distributionsystem is undersystem is underpressure.

Depending on the age of thep g ghome, the distribution system mayconsist of multiple types of pipingconsist of multiple types of pipingmaterials.

94

YOU as the HomeInspector are requiredt Ob Id tifto Observe, Identifyand Report of theand Report of thedistribution system.y

95

PROTOCOLPROTOCOLPROTOCOLPROTOCOLStart at the water meter

Follow each distribution pipe

Look for signs of corrosion

Look for signs of oxidation

Look for leaks

I t th l d fittiInspect the valves and fittings

Inspect the pipe supports

Identify the materialsIdentify the materials

Report finished surfaces that obstructed access

Report on your observations

97Report a shut-down water service

SIZING: To ensure adequate flow at the faucets, pipingfmust be large enough at the beginning of the system so there

will be enough available water if more than one faucet is open.Mains are usually ¾” dia. to 1 ½” DIA. and branch lines are ½”diadia.

The water service pipe will vary depending on the size of thebuilding and the number of fixtures. It must be of sufficientsize to furnish water to the building in the quantities and at thepressure required in 248 CMR per tables and demand factors.

The service pipe material can vary depending on the age of thep p y p g ghome, and may not be the same as the interior water supplypiping

98

FIELD PROCDURE: START AT THE SERVICE AND FOLLOWEVERY EXPOSED PIPE WITH YOUR FLASHLIGHT.OS OU S G

Observation: The exposed copper water pipes were inspectedObservation: The exposed copper water pipes were inspected where readily accessible and no visible problems were detected.

REPORT THAT THERE WERE NO VISIBLE PROBLEMS, AS

100

THAT DOCUMENTS THAT YOU DID INSPECT THE COMPONENT.

A ¾ inch trunk line and ½ inch branch lines and risers is common

102

A ¾ inch trunk line and ½ inch branch lines and risers is common

Know Your PipingKnow Your Piping Materials

BRASS PIPING• 1920’S to late 1940’s.• Yellowish / red color.

M t ill t ti k t it• Magnet will not stick to it.• Obsolete, may require age replacement.

103

Brass PipesBrass PipesBrass PipesBrass Pipes

BRASS Develops white pods of corrosion or pitting with age due toBRASS – Develops white pods of corrosion or pitting with age due tothe leaching of zinc. Pitting is usually present on fittings and on thebottom of horizontal runs.

104

(Note: Alert your client that the brass pipes and hidden riser pipes mayall be fully depreciated. There is a latent possibility of failure.)

OBSERVATION: MIXED PIPING IS PRESENT WHERE EXPOSED. THE OLD BRASS PIPING EXHIBITED PODS OF WHITE COLLORED CORROSION.CORROSION.

ANALYSIS: PORTIONS OF THE MIXED PIPING MATERIALS ARE FULLY DEPRECIATED. THERE IS A POTENTIAL FOR LEAKAGE AND CONCEALED DAMAGE.

RECOMMENDATION: ASK A PLUMBER TO FURTHER INVESTIGATE THE PLUMBING SYSTEM AND TO

CORRODED BRASS is caused by leaching zinc.

PLUMBING SYSTEM AND TO PROVIDE A COST ESTIMATE FOR AGE REPLACEMENT OF THE WATER PIPES.

REPLACE

105

Galvanized Iron or Steel Piping

GALVANIZED – Iron or steel pipe treated with

Galvanized Iron or Steel Piping

p pzinc to retard corrosion. Galvanized pipesare very susceptible to hidden interior

fcorrosion that may impede water flow, andexterior corrosion at pipe runs and threadedfittingsfittings.

(Alert your client that the exposed(Alert your client that the exposedgalvanized pressure pipes and the riserpipes may all be fully depreciated.)

106

GIVE YOUR CLIENT DIRECTION

107Report the piping as “fully depreciated.”

COPPER

WATER PIPES

• 1940’s to present.

• Newer water service.

Utili es soldered or scre ed joints• Utilizes soldered or screwed joints.

• Comes as rigid or flexible piping.

• Identified by it’s copper color• Identified by it s copper color.

• Identified by the color codes.• Older 50/50 lead solder may be

i i f th li t109

an issue, inform the client.

• Magnet will not stick to it.

COPPER - TYPE “L” COPPER is now theonly type allowed in residential homes (code1990). Type “L” has a blue runner and isthicker than type “M”.

Only 95/5 solder is allowed. Copper pipesmay exhibit soldered joint failures leaksmay exhibit soldered joint failures, leaks,pinholes and greenish colored corrosion(caused by the acidic and / or mineral content( yin the water.)

111

112Extensive oxidation on copper pipes – replacement needed

Report that repair is needed

113

REPORT CORROSION

RISER: (definition) “A water supply pipe which extends verticallyone full story or more to convey water to branches or to a groupof fixtures.”

REPORT: Only the readily accessible and exposed portions ofthe riser pipes were inspected. There is a possibility ofconcealed corrosion, water damage, decay and mold. Further

114

investigation is needed.

CAN YOU IDENTIFY THE PIPING MATERIALS?

115

People do strange things, these pipes were painted!

Copper piping canCopper piping can be rigid or flexible

116

119

CORROSION: COPPER TO BRASS PIPING

NEW CONSTRUCTION PHASE INSPECTION

THE ROUGH IN WATER PIPES ARE READY FORTHE ROUGH-IN WATER PIPES ARE READY FOR PRESSURE TESTING

120

Consider these points:• Grommets?• Wire supports?• Wire run?• Isolation distance?• Pipe supports• Metal stud?Metal stud?• Safety hazards?

121

DRIP LEAKS ARE

EASY TO MISSEASY TO MISS

DEAD GIVE AWAY

122

Observation: Inspection of the readily accessible andp yobservable copper water pipes, fittings and valves revealed areasof active drip leaks.

A l i Pl bi i d d NOW t t f thAnalysis: Plumbing repairs are needed NOW to prevent furtherleakage and interior water damage or flooding. There is a potentialfor concealed damage.

Recommendation: You should ask a plumber to furtherinvestigate the water pipes to determine each area of neededrepair and to perform all repairs in accordance with thep p prequirements of the plumbing code.

(Note: Further investigation by a plumber may reveal otherplumbing problems not documented in this report )

123

plumbing problems not documented in this report.)

REPORT MISSING DIELECTRIC UNIONS

Electrolytic corrosion can beminimized by removing thedissimilar piping materials or by

124

installing isolating connectors.

125URGENT REPAIR IS NEEDED. (Give your client direction)

126Hey, shut the water off QUICK!

NICE JOB!NICE JOB!

127

Polybutylene pipes

PLASTIC – Observe thePLASTIC Observe theplastic piping for jointfailures. Polybutylene ispermitted for ater pipespermitted for water pipes.

128

REPORT ONCRIMP

CONNECTIONS

LEAKS PLAGUE POLYBUTYENE PLUMBING

131

LEAKS PLAGUE POLYBUTYENE PLUMBING

Observation: The water supply system consist of gray Polybutylenel i i i bl d i h i l i iplastic piping assembled with simple crimp connections.

Analysis: Be advised that the fittings used with this type of pipingmay corrode or become brittle after exposure to the chlorine and othermay corrode or become brittle after exposure to the chlorine and otherchemicals in treated drinking water, causing leaks and water damage.Polybutylene piping problems have lead to a large class action suit in1993. Further investigation is needed.DISCLAIMER Th diti f P l b t l t t bDISCLAIMER: The condition of a Polybutylene system cannot bedetermined in the course of a normal home inspection, since virtually allof the piping is hidden behind wall coverings.

Recommendation: While there may be no signs of leakage orproblems where exposed at time of inspection, you would be wise toask a plumber to re-inspect the plumbing system and to considerupgrading to copper piping

132

upgrading to copper piping.

MANIFOLDS

FITTINGS

133

The manifold provides a common location from which all the plumbing fixtures are supplied by home-runs.

PEX:Cross-linked polyethylene (commonly known as PEX) is a high temperature, flexible polymer water tubing

134http://www.ppfahome.org/pex/index.html

PEX is installed using only mechanical fittings or compression fittings.

Cross-linked Polyethylene (PEX)

PEX is a thermoset material made from medium or high density polyethylene that is modified to have improved properties.

PEX is an excellent material for plumbing.

PEX piping can be used in hot and cold water distribution systems and for hydronic radiant heating.y g

PEX is more durable under temperature extremes,

PEX is more resistant to chemical attack.

PEX better resists creep deformation.

The smooth interior will not corrode.

PEX i l f b k i t tPEX is also very freeze- break resistant.

PEX systems have fewer joints and are easier to install.

PEX lowers the cost installation over traditional plumbing materials.

135

PEX lowers the cost installation over traditional plumbing materials.

PEX136

PEX

Chlorinated polyvinyl chloride (CPVC)

Chlorinated polyvinyl chloride (CPVC) pipe, tube, and fittings have been successfully used in hot and cold water distribution systems since 1960.

CPVC piping systems are: Environmentally friendly. y yProvide long service life. Easy to install and handle. Corrosion resistantCorrosion resistant. Cost effective. Widely accepted by codes.CPVC piping and

www cpvc com

CPVC piping andfittings are joined with CPVC cements.

137

www.cpvc.comhttp://www.ppfahome.org/pdf/cpvc_manual.pdf

CPVC piping and fittings are very user friendly because it is the same size as copper piping and is easy to assemble withthe same size as copper piping and is easy to assemble with mechanical or grip-style mechanical fittings.

138

SO EXPECT THE UNEXPECTED

I ti f th dil ibl d b bl t f th

Report writing example:

Inspection of the readily accessible and observable parts of thepiping distribution system revealed areas of workmanship thatdo not comply with generally acceptable practice. Repair isneeded.

In order to determine the impact on your budget, you shouldask a licensed plumber to further investigate the entireplumbing system NOW in order to identify all deficiencies andplumbing system NOW, in order to identify all deficiencies andto provide a cost estimate for repairs/upgrading, etc.Note: All plumbing should be done in accordance with therequirements of the plumbing code.

139

CPVC: CHLORINATED POLYVINYL CHLORIDE

WOULD YOU HAVE THOUGHT OF THIS?OF THIS?

140

266 CMR 6.00 5(a)2(a) INSPECTOR SHALL OBSERVE PIPE INSULATION

Observation: The exposed hotwater pipes exhibited loose andincomplete insulation.

Analysis: Hot water pipesshould be fully insulated toprevent standby heat loss.Simple repair is needed.Simple repair is needed.

Recommendation: Repair orreplace the pipe insulation asrequired.required.

WHAT ABOUT SWEATING?

SWEATING OCCURS WHEN THE COLD WATER LOWERS THESURFACE TEMPERATURE IN THE PIPING BELOW THE DEW POINTAND ALLOWS HUMIDITY IN THE AIR TO CONDENSE. SO WHY NOT

141

INSULATE THE COLD WATER PIPES ALSO?

FREEZING: No water supply or drainage pipes shall be installedoutside of, or under, a building in an exposed, open and / or

142

, , g p , punheated area, or in an outside wall unless adequate provision ismade to protect such pipes from freezing.

Observation: Exposed pipes are present withinunheated spaces (garage crawl space etc )unheated spaces (garage, crawl space, etc.)

Analysis: Be advised that pipes within unheated spacesshould be insulated to prevent winter freeze-upp pproblems, leaks and interior water damage. Repair isneeded.

Recommendation: Hire a tradesman to insulate thepipes as required.

PHYSICAL DAMAGE: All exposeddrainage, vent or water piping inresidential garages must be protectedagainst ph sical damage from motor

143

against physical damage from motorvehicles.

The plumbing system was shut-down in this home at

144

time of inspection, yet a burst pipe was observed.

145

REPORT WATER PIPES IN AN EXTERIOR WALL

Observation: As seen in the unfinished basement, exposed water piping entersan exterior wall.

Analysis: Be advised that this practice is no longer allowed as the piping will besubjected to potential winter freeze-up problems and leakage. The pipes are alsonot readily accessible for full inspection and maintenance.

R d ti I d i th t hi l b t l t ll h i t

146

Recommendation: I advise that you hire a plumber to relocate all such pipes tothe basement area for security.

VALVES ARE PART OF THE DISTRIBUTION SYSTEM AND SHOULDDISTRIBUTION SYSTEM AND SHOULD

ALSO BE INSPECTED

• MAIN SHUT-OFF VALVE

• SECONDARY VALVESECONDARY VALVE

• RISER PIPE VALVES

• INDIVIDUAL FIXTURE VALVES

• WATER HEATER VALVES

• BOILER VALVES

• CHECK VALVESNote: All water supply valves must be accessible for maintenance.

147

TWO TYPES OF VALVES

1. BALL VALVE –has1. BALL VALVE has a lever handle.

2. GATE VALVE – old valve with rotary handle.

CMR: ALL VALVES AND FITTINGSSHALL BE INSTALLED IN CORECTRELATIONSHIP TO THE DIRECTIONRELATIONSHIP TO THE DIRECTIONOF FLOW.

MOST VALVES HAVE AN ARROWCAST INTO THEM INDICATING THE

148

CAST INTO THEM INDICATING THEDIRECTION OF FLOW.

Ball Valve

149

TYPES OF VALVES

150VALVES SHOULD BE ACCESSIBLE FOR SERVICING

Inspect a saddle valve leading to a dehumidifier or refrigerator ice makerdehumidifier or refrigerator ice maker, as they often leak.

151

THE INSPECTOR SHALLOBSERVE ANY LEAKSOBSERVE ANY LEAKS

REPORT ALL LEAKS:REPORT ALL LEAKS:LEAKS IN SUPPLY PIPINGLEAKS IN PRESSURE PIPING

(TRUNK LINE)

LEAKS IN BRANCH PIPINGLEAKS IN RISER PIPESLEAKS IN RISER PIPESLEAKS AT VALVES LEAKS AT FITTINGS LEAKS AT FIXTURESLEAKS IN DWV PIPINGLEAKS WATER HEATER

153

LEAKS WATER HEATER

REPORT TAMPERING OR HOME OWNER ALTERATIONS.

C S GOO O SCMR: DURABLE MATERIALS AND GOOD WORKMANSHIP.“THE PIPING OF THE PLUMBING SYSTEM MUST BE OF DURABLEMATERIAL, FREE FROM DEFECTIVE WORKMANSHIP AND SODESIGNED AND CONSTRUCTED AS TO GIVE SATISFACTORY

154

DESIGNED AND CONSTRUCTED AS TO GIVE SATISFACTORYSERVICE FOR ITS REASONABLE LIFE.”

Observation: Inspection of the exposed distributionpiping in the basement revealed areas of substandardworkmanshipworkmanship.

Analysis: Be advised that plumbing modificationsshould only be done by a licensed plumber and that any DIY

substandard workmanship may present sanitary hazardsor performance problems.

Recommendation: You should perform a permitRecommendation: You should perform a permitsearch on this property NOW, to determine if a requiredplumbing permit was obtained and if local inspectionswere completed. Ask a plumber to further investigateh i l bi h ld b ddi i lthe entire plumbing system as there could be additional

hidden problems.

CMR Rules & Regulations: Workmanship. “Work of such

PERMIT: Other than simple maintenance repair of fixtures and

character that will fully secure the desired and needed results.”

155

faucets, a permit is required and shall be issued to a licensedplumber ONLY.

Water Hammer: “All building water supply systems in which quick acting valves are installed shall be provided with

156

devices to absorb high pressure resulting in closing of these valves.”

RECOGNIZE OLD TYPES OFSHOCK ARRESTERS

fWATER HAMMER: When water flow iscut off suddenly, a shock wave bouncesback toward the supply. Air chambersand shock arresters absorb the energy

157

and shock arresters absorb the energyof the shock waves.

THE INSPECTOR SHALL OBSERVE PIPE SUPPORTS.(Adverse supports subject pipes to stress )(Adverse supports subject pipes to stress.)

Minimum Support:Cast iron 5 feet

All piping must besupported by approved Cast iron 5 feet

Copper 6 feet for 1 ¼” and smallerThreaded 12 feetCPVC 3’ for 1” or smaller

supported by approvedconventional pipe clamps,brackets or strapping toabsorb thermal motion CPVC 3’ for 1” or smaller

PVC < 1 ½” dia. every 3 feetPVC > 1 ½” dia. every 4 feet

without stressing thepiping.

Traps supported at discharge pipeVertical pipes at each storyHorizontal pipes at each change of

directionAll supports must allow expansion

and contraction

158

DWV over 20’ long, an expansion joint is needed.

REPORT NON-APPROVED PIPE SUPPORTS:REPORT NON APPROVED PIPE SUPPORTS:

• STICKS

STRING• STRING

• ROPE

• WIRE TIES

• NAILS PIPE SUPPORTS MUST BE DESIGNED TO ALLOW FOR

• ELECTRICAL WIRE

• TAPE

EXPANSION AND CONTRACTION WITHOUT STRESSING THE PIPE.

• OTHER PIPES

• RAGS

PIPE SUPPORTS MUST BE COMPATIBLE WITH THE PIPING TO PREVENT ELECTROLYTIC

160

• RAGS ELECTROLYTIC CORROSION.

KEEP HOT & COLD PIPES 6” APART.

NAILS USED AS HANGERS WHAT PROCESS IN HAPPENING?

162

NAILS USED AS HANGERS. WHAT PROCESS IN HAPPENING?

Observation: Inspection of the exposed pipingObservation: Inspection of the exposed pipingsystems in the unfinished basement area revealedareas of unsupported pipes.

Analysis: Be advised that water pipes, drain, waste& vent pipes, and gas pipes; are all required to besupported by approved pipe hangers clamps orsupported by approved pipe hangers, clamps orbrackets. Pipes that have inadequate, missing ornon-approved supports may be subjected to stressconditions that may lead to leakage problems.Repair is needed.

Recommendation: I advise that you hire a plumberRecommendation: I advise that you hire a plumberto further investigate the plumbing system and tocorrect or install pipe supports as required.

163

INSPECT

JOINTS & CONNECTIONS

ALL EXPOSED JOINTS

ANDCONNECTIONS

165

NEW CONSTRUCTION: PIPES ARE SHIELDED FROM DAMAGE.

166

Check the pipe supports

167Missing, improper, improper spacing, incompatible, non-approved

COMMON PIPING PROBLEMS

• Mixed materials – Ferrous an non-ferrous pipes will suffer from and electrolyticaction if not separated by a special insulating union. Most often this union is missingin older homes and corrosion is present.p

• Water hammer – Caused when the water that is traveling under pressure issuddenly stopped by a valve, fixture or appliance (dishwasher or washing machine).Vibrations caused by the water hammer may loosen up pipe fittings resulting inVibrations caused by the water hammer may loosen up pipe fittings resulting inleaks. Air chambers, additional pipe supports and pressure reduction may alleviatethe problem.

• Freeze-ups – Piping should be protected from the elements and should not belocated within an outside wall. (Alert your client when there is a freeze-up potential,outside wall, unheated basement, crawl space or attic.) You should become familiarwith “winterization” procedures, especially if the home will be vacant.

• Supports – Frequently inadequate, missing or not approved. Stress.

V l M hibit ki l k i D ’t t th !

168

• Valves – May exhibit packing leaks or corrosion. Don’t operate them!

The Home Inspector is NOT required to:6. Observe, Operate, or Report On:

a. The exterior hose bibs.

OLD GALVANIZED PIPES AND CORRODED

169

VALVES ARE FULLY DEPRECIATED.

EXTERIOR FAUCETS

• DOCUMENT IF THE FAUCETS ARE OBSTRUCTED BY SHRUBS.

• DOCUMENT WHEN THE FAUCETS ARE SHUT-DOWN.

• DOCUMENT BROKEN FAUCETS.• DOCUMENT LOOSE FAUCETS.• DOCUMENT LEAKS.• ALWAYS RECOMMEND

UPGRADING TO NEW ANTIFREEZEFAUCETS WITH A BACK FLOWFAUCETS WITH A BACK-FLOW PREVENTER.

170

Observation: The home has older outside faucetsth t i l d i i t t i t fthat require seasonal draining to prevent winter freeze-up problems.

Analysis: While functional, the older outside faucetsrequire seasonal maintenance by closing basementvalves and draining water from the pipe Be advisedvalves and draining water from the pipe. Be advisedthat old sill cocks lack a check valve and may presenta sanitary hazard.

Recommendation: While no repairs are required, youmay elect to update the outside faucets by installingy p y gmodern automatic draining, antifreeze type valves withcheck valves to protect the public water supply frompossible cross connection hazards

171

possible cross connection hazards.

Observation: At time of inspection, the outside faucetsand water pipes were drained and shut-down for thewinter.

A l i A th f t & i h t d tAnalysis: As the faucets & pipes were shut-down toprevent freeze-ups, their true operational condition isundetermined. Further investigation is needed.g

Recommendation: Each outside faucet should betested when seasonal temperature permits.

(Note: Consider optional retirement of the old typefaucets and upgrading to new antifreeze, self-drainingf t ith h k l S h l illfaucets with check valves. Such new valves willeliminate the need for winter maintenance while betterprotecting the public water supply from contamination.)

172

g y )

THE HOME INSPECTOR SHALL OBSERVE CROSSSHALL OBSERVE CROSS

CONNECTIONSA PIPING ARRANGEMENT OFOTHERWISE SEPARATE SYSEMS THATOTHERWISE SEPARATE SYSEMS THATALLOWS THE POTABLE WATER TOBECOME CONNECTED TO ACONTAMINANT.

173

174Cross connections can cause people serious illness and injury

The distance between a spout pand the flood level of the fixture is called an “air gapair gap” is

fthe most used method of preventing back-siphonage.

175

BACKFLOWTHE PROCESS THAT ALLOWS

THE CONTAMINATION TO TAKE

PLACE IS CALLED

BACKSIPHONAGE OR

BACKPRESSURE BACKFLOW

176

“Putting backflow into motion can begin in many ways. Forbuildings on a public water system a water main break or a firebuildings on a public water system, a water main break or a firetruck pulling on a fire hydrant can start a backflow event. Amalfunctioning water pump that supplies water to a building ona private water source can cause a backflow as well.”a private water source can cause a backflow as well.

“Because backflow events can be unpredictable, it’s importantto try to eliminate all cross-connections from our potable watersystems. However, this can sometimes be impossible orimpractical. Therefore, when a cross-connection or potentialcross-connection is placed in the system, protective devices,called backflow preventers, should be installed to help preventcross-connection contamination from occurring. “

177Source: ASHI Reporter, August 2006 article by Kenny Hart

Because backflow events can be unpredictable, it’simportant to try to eliminate all cross-connectionsfrom our potable water systems.

However, this can sometimes be impossible orimpractical. Therefore, when a cross-connection orpotential cross connection is placed in the systempotential cross-connection is placed in the system,protective devices, called backflow preventers,should be installed to help prevent cross-connection contamination from occurring.


Protection methods and devicesThe methods or devices, sometimes referred to as the products of cross-connection protection, are defined by Watts® as follows:cross connection protection, are defined by Watts® as follows:

• Air Gap

• Atmospheric Vacuum Breakers- which include hose connection b kvacuum breakers

• Pressure Vacuum Breakers-which include backflow preventers with intermediate atmospheric vents for 1/2" and 3/4" lines

• Double-Check Valve Assembly

• Reduced Pressure Zone Backflow Preventers


Lawn sprinkler system

181

With below the rim spouts back182

With below-the-rim spouts, back-siphonage backflow is the concern.

SOP: 6.04 (5)(e)3. The inspector is not required to:

Report on the adequacy and or the efficiency of the in placesystems to provide sufficient hot water to the dwelling,sufficient water supply or drainage for the dwelling(engineering services).

HOW FAR DO YOU GO?

S.O.P.A DESIRE

TO HELP THE CLIENT.

EXPOSURE TO RISK IS A BUSINESS DECISION.

183

IT IS A CONSTANT BALANCING ACT BETWEEN A DESIRE TO HELP THE CLIENT AND TO COMPLY WITH OR EXCEED THE S.O.P.

inspecting the plumbing system

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