Did an inspection today, The TPR valve has multiple bends and goes over to the washer drain. This is a second floor condo. There is a drain pan under the water heater that empties to a drain on the floor. Is this an appropriate design?
No. In it’s current configuration, a person cannot ascertain if the TPRV is discharging or leaking (defective).
What you have is an Air Break. It is required to have an Air Gap.
Can’t tell from the photo… but at any point does the drain go uphill? All must drain by gravity full length.
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makes sense. I’m clear on next steps. I appreciate your reply Jeffrey.
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I thought a 3 elbow rule was in-place. Don’t quote me on that.
Not an approved waste receptor for water heater TPRV discharge.
The receptor is at waste level. It is not a floor receptor.
Possibility for scalds is high in the event of a person close to the receptor if the TPRV discharges.
Just my 2 cents.
P2803.6.1 Requirements for discharge pipe.
The discharge piping serving a pressure-relief valve, temperature relief valve or combination valve shall:
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- Not be directly connected to the drainage system.
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- Discharge through an air gap located in the same room as the water heater.
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- Not be smaller than the diameter of the outlet of the valve served and shall discharge full size to the air gap.
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- Serve a single relief device and shall not connect to piping serving any other relief device or equipment.
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- Discharge to the floor, to an indirect waste receptor or to the outdoors. Where discharging to the outdoors in areas subject to freezing, discharge piping shall be first piped to an indirect waste receptor through an air gap located in a conditioned area.
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- Discharge in a manner that does not cause personal injury or structural damage.
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- Discharge to a termination point that is readily observable by the building occupants.
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- Not be trapped.
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- Be installed to flow by gravity.
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- Not terminate more than 6 inches (152 mm) above the floor or waste receptor.
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- Not have a threaded connection at the end of the piping.
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- Not have valves or tee fittings.
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- Be constructed of those materials listed in Section P2904.5 or materials tested, rated and approved for such use in accordance with ASME A112.4.1.
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The TPR drainage pipe must discharge into the sanitary system via air gap not air break. Discharge to the same drain as the pan or into the pan is preferable. This also depends on your local codes.
In addition, as plumbed, how would they hook up laundry drainage to the standpipe with a TPR Line in the standpipe?
That’s just what I was wondering too, Jordan!
2015 IPC
504.6 Requirements for Discharge Piping
The discharge piping serving a pressure relief valve, temperature relief valve or combination thereof shall:
- Not be directly connected to the drainage system.
- Discharge through an air gap located in the same room as the water heater.
- Not be smaller than the diameter of the outlet of the valve served and shall discharge full size to the air gap .
- Serve a single relief device and shall not connect to piping serving any other relief device or equipment.
- Discharge to the floor, to the pan serving the water heater or storage tank, to a waste receptor or to the outdoors.
- Discharge in a manner that does not cause personal injury or structural damage.
- Discharge to a termination point that is readily observable by the building occupants.
- Not be trapped.
- Be installed so as to flow by gravity.
- Terminate not more than 6 inches (152 mm) above and not less than two times the discharge pipe diameter above the floor or flood level rim of the waste receptor.
- Not have a threaded connection at the end of such piping.
- Not have valves or tee fittings.
- Be constructed of those materials listed in Section 605.4 or materials tested, rated and approved for such use in accordance with ASME A112.4.1.
WASTE RECEPTOR. A floor sink, standpipe, hub drain or floor drain that receives the discharge of one or more indirect waste pipes.
According to the 2015 IPC Code and Commentary, the discharge pipe length and number of elbows allowed are determined by the TPR valve manufacturer.
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The washer was removed but clearly previous owner was wedging it in there. I told my client having that washer drain pipe pinched in there together was an issue. Funny thing is this was the second house I inspected for him that had a tpr drain line issue. He backed out of the other house but it was a newer water tank with no drain line at all. I advised this one is also an issue in design. And unnecessary when you have a drain right there at the base.
The key word here is DIRECTLY as in WITHOUT an AIR GAP!!
Jeff, I couldn’t tell by the OP’s photo whether the discharge pipe terminated at or near the mouth of the standpipe (which would have provided an air gap) or not. Please elaborate.
What’s the difference between an air break and an air gap, and where would I look for that information?
Descriptions of both are included in the IPC Code and Commentary, but Jeff’s images make it much easier to understand.
See the graphic in my post above!
Ooops, thank you! Good point and easy to miss.
How would you describe condition in the OP’s photo in a report?