Main shut off valve

Archive Public Archive
1

Originally Posted By: evandeven
This post was automatically imported from our archived forum.


Do you or don’t you inspect the main water supply shut off valve as part of your inspection?

–
Eric Van De Ven


Owner/Inspector


Magnum Inspections Inc.


I get paid to be suspicious when there is nothing to be suspicious about!


www.magnuminspections.com

2

Originally Posted By: kwilliams
This post was automatically imported from our archived forum.


I inspect it by looking at it, I don’t turn it, my luck, it would be the time it would break

3

Originally Posted By: pdacey
This post was automatically imported from our archived forum.


I ditto Kevin. It’s a visual inspection. I also check the water meter.

–
Slainte!


Patrick Dacey
swi@satx.rr.com
TREC # 6636
www.southwestinspections.com
4

Originally Posted By: kwilliams
This post was automatically imported from our archived forum.


Also check the ground jumper to the water meter




5

Originally Posted By: jpeck
This post was automatically imported from our archived forum.


First, I will assume you mean the house valve, not the valve at the water meter, right?


Then (the house valve), yes.

When you test the house main water shut off, always rotate to the open position. I rarely find one which is all the way open, many just barely open. If the valve handle spins and spins, the valve stem has come out of the gate. You have not closed the valve, nor have you opened the valve, you've just discovered a bad valve. If the valve was open all the way, rotate the valve one half turn to one turn in, just to make sure it works and is not stuck, then open it all the way again. If the handle spins and spins, the valve stem has come out of the gate, but you still have not closed the valve, so there is no problem ... other than a plumber needing to replace the main water shut off valve.

Never, I repeat NEVER, test by closing the valve. If the valve shaft has come out of the gate, it will still push the gate closed, however, it will not pull the gate back out. You will have just turned off water to the house, and the only way to get the water back on is replace the valve.

Do I test them? Yes. Do I think we all should test them? Yes. Using the above method will leave you safe. You'd be surprised how many just spin and spin, meaning that the valve needs to be replaced, and that you'd be in deep doo-doo if you'd closed the valve instead of opening the valve.

--
Jerry Peck
South Florida

6

Originally Posted By: evandeven
This post was automatically imported from our archived forum.


Yes, I mean the house valve not the one installed by the local municipality.


If you test the valve by just opening it more, then are you really testing it? If you were testing the functionality of the valve, it should be open to allow the water to flow and closed so that no water can get into the home.


Testing it to see if it opens would be like opening a half open window and then not closing it.

The valve is there to shut the water off to the home for repairs to the plumbing system or an emergency situation.
I treat them in the same vein as the main breaker or all of the breakers. We don't go around turning those on and off do we?

I was taught by other inspectors and also while at ASHI conferences that the valves are not to be touched.
Here are two examples why: At a home I was inspecting around 8 years ago, I closed the main shut off valve and then opened it. When I opened it, the valve broke and now, no water to the house. The Realtor and I split the cost of an emergency repair to change the valve. I had another inspection to do so I went and did that, came back to the house and the homeowners had just got home and boy, were they pissed! I told them a plumber was on the way and their water would be restored shortly. The plumber showed up,replaced the valve, and then I completed the inspection at 8:00 at night. The homeowners were happy and also impressed that I took care of the problem. They referred me to their friends and also used me for the house they were purchasing, canceling the previous inspector. I guess the $75.00 for the service call was worth it.

Another inspector at a condominium did the same thing. He said "it broke while I was testing it" and now we can't finish the inspection. I'll have to come back later. The homeowners had to go three days without water, they stayed at a hotel, and it cost $500.00 to replace the valve. The water had to be shut off to the whole building and the water heater had to be removed to get to the valve. Last I heard, the homeowner was suing the inspector for breaking the valve, pain and suffering and the hotel stay.

Personally, I state in my Standards of Practice that I do not inspect main shut off valves. I will look at them to make sure they are not dripping or corroded but not touch them. I tell the client where they are and that is the end of it.

On another note: I inspected a home and there was low water pressure to the hot side of the kitchen sink faucet. I told the homeowner about it and he said "it is probably debris in the shut off valve". He then closed the valve and tried to open it. It broke and now, there was no hot water. I said to him "thanks, now I have to change the report!"

--
Eric Van De Ven
Owner/Inspector
Magnum Inspections Inc.
I get paid to be suspicious when there is nothing to be suspicious about!
www.magnuminspections.com

7

Originally Posted By: ekartal
This post was automatically imported from our archived forum.


I’ve never tested one, but I always show clients where things are.


Erol Kartal
ProInspect

8

Originally Posted By: Blaine Wiley
This post was automatically imported from our archived forum.


I note the location of the valve, and if corrosion or leakage is present. I NEVER turn a main shutoff, just like never turning on and off circuit breakers. Similarly, I never operate washer supply valves or T&P valves. All of these can leak at any time if not used regularly, and can break at first use after a long period of non use.


It states clearly in my report that these items are not tested. If it breaks while testing, guess who's responsible. Seen it happen, and seen who paid.

9

Originally Posted By: jpeck
This post was automatically imported from our archived forum.


To shut it off is to risk having it stick in the ‘closed’ position.


To test it as I described is to make sure it is not 'stuck' or that the shaft has not pulled loose from the gate.

To test it by opening it, then closing it one turn and opening it, is testing for the above.

We do not "test" ANYTHING all the way. We test EVERYTHING to a limited extent.

To those how also say "this is a visual inspection, I guess you do not own or use ANY tools, right? After all, repeating "visual inspection" means just that "visual", otherwise, you are into an inspection which goes beyond being "visual" and into whatever extent you want to go.

We each have our limits and what we expect of ourselves. We each check what we feel we should check, and don't check what we feel we should not, or do not want to, check.

The original question was "Do you or don't you inspect the main water supply shut off valve as part of your inspection?" and I do, as described in my previous post.

--
Jerry Peck
South Florida