Research & Writing Assignment:
my essay is on the importance of the plumbing inspections. imagine buying a home without an inspection being done, only to find out that you have cast iron supply pipes that are corroded and nearing the end of their life span and just so happens that a fitting breaks under the foundation. Now this would be an unexpected cost but could have been avoided or at least expected if there was an inspection that was done.
Inspection & Writing Assignment:
An Improper trap plumbing drain configuration (S-trap) was observed under the hall bathroom sink. In many locations, “S” traps are no longer accepted by the plumbing codes as these traps tend to easily siphon dry even when well-vented. It is recommended that further evaluation and repairs be obtained from a qualified plumbing contractor familiar with the local building codes.
Research & Writing Assignment:
The illustration I chose was the ‘chimney more than 10-feet pitched’ image. The image clearly illustrates the 3-2-10 rule which states that a masonry chimney should extend 3’ above the roof line and at least 2’ above any roof surface within 10’ horizontally.
Inspection & Writing Assignment:
During the plumbing inspection the kitchen sink plumbing system was found to be satisfactory. The island sink, disposal, faucet, stops, traps and drains all functioned without any observable defects. An island drain vent (pictured left) was present. The floor of the sink cabinet was not original equipment and may have been replaced due to prior leaks, but the was no evidence of any current plumbing issues with the system.
Inspection & Writing Assignment:
This plumbing inspection is of a water closet in a master bath. It has at least 18 inches of clearance on both sides, has appropriate supply shut off, drains efficiency, and is well connected to the floor. No signs of leaks exist and no action is required.
Research & Writing Assignment:
The article, “Hard Water” by Nick Gromicko included some useful info on the topic that often shows up during home inspections. Hard water is expected in the region of Florida where my inspections normally take place. Crystalline deposits, stains and calcification at the water taps are often noted. It was encouraging to note that there are no notable health effects associated with hard water. Treatment options like water softeners and conditioners are potential remedies.
Research & Writing Assignment:
For the plumbing section I decided to research the ball valve shut off fitting. This illustration helped me to see the advantages over older style valves that fully open would still restrict the water flow. Those systems also lead to interior corrosion due to exposed metal in contact with water.
Inspection & Writing Assignment:
The water heater is located in the utility room downstairs. The water heater is equipped with a tpr valve. The gas shut off is modern, a sediment trap was also seen to be in place. The top of the water heater had some dust and debris, reccomend cleaning it off.
Inspection & Writing Assignment:
The kitchen sink was stainless steel. Faucets and fixtures were operated and appeared serviceable. The water pressure, hot water, and disposal were good.
The pipes servicing the kitchen sink and disposal were plastic. P-traps were solid to the touch with no signs of leakage or other pipe failure. The disposal and dishwasher shared an air gap.
Water stains on back wall indicate sealant failure on backside of sink. It may also indicate a leak within the fixture. Recommend correcting by a licensed plumber.
Inspection & Writing Assignment:
The second floor bathroom sink showed signs of a signifanct leak. Upon further inspection its was discovered the bottom of the P-Trap was corroded and broken. Correcive action is required to replace the broken trap. Repairs should be completed by a licensed plumber.
Research & Writing Assignment:
The illistration of a dual sink air admittance valve was reviewed. The illistrations showed the 4inch rise above the the trap to avoid siphonage of the trap. it also showed the required loop connection the dishwasher drain to the garbage disposal.
Inspection & Writing Assignment:
This 50 gallon electric water heater is equipped with a TPR (temperature pressure relief) valve however there should be a pipe plumbed to the floor hooked to the TPR valve. This is a major defect, in the event the valve goes off hot water and steam could cause scolding. Recommend repair by a qualified professional.
Research & Writing Assignment:
I was looking through the library of inspection articles and one caught my eye, Sink holes. I read the article. There was a part on old man made structures that can cause sink holes. I live in northern Illinois on an old 5 acre farm, two years ago my dad was mowing our lawn while we were on vacation. The back of the mower fell into a sink hole two foot deep. Upon further inspection there was a round limestone foundation buried, most likely an old cistern. I filled the hole with scrap concrete and dirt. The sink hole has returned this year and is now six foot deep. It has been buried for a long time, i have pictures of my property dating back to the 50’s and that area used to be a field. Sink holes that are man made have killed people when they cave in and you never know where there may be an old septic tank or cistern buried.
Research & Writing Assignment:
Polybutylene for Inspectors…
Polybutylene(PB) may have once been identified as an acceptable material for use in plumbing piping from 1978 to mid 1996, but has since been scrutinized as a costly mistake to have it servicing ones home. Despite the controversy surrounding the reliability of (PB) piping, and no regulations requiring the removal and or it’s replacement, (PB) piping should be replaced to reduce the risk of broken waterlines and the possibility of water damage and/or flooding to the dwelling. Nonetheless, home inspectors are not required to note the presence of PB piping, but should be aware of its risks and previous applications to guide them during their inspection.
Research & Writing Assignment:
“Inspecting Sump Pump Covers”
A sump pump’s function is to remove excess water from the foundation. They are located in basements and crawlspaces. If an inspector finds a sump pump located in a crawlspace with a dirt floor, it is important to note if the ground around the pump is covered with polyethylene and taped to the rim of the crock. Subsequently, vaults in basements with concrete floors should be caulked at the meeting of the vault and concrete.
Properly installed air tight lids are key to this appliances success. Loose fitting or missing lids can create higher humidity in the basement or crawlspace, promoting mold growth, fungal decay and wood eating pests. Lids should be made of plastic or other ridged material equipped with air tight sealing and rubber gaskets at each penetration.
Research & Writing Assignment:
Sewer gasses that back flow into a home can become a serious health issue. These gasses can cause sickness and the danger of combustion. If there is no water in a p trap this will allow sewer gas to flow into the home. The water seal inside of the trap is what prevents this from happening.
Inspection & Writing Assignment:
The visual inspection of the drains and water supplies under the kitchen sink show copper lines for hot and cold water. Shut offs appear to be newer. Drain lines are 1.5 inch abs, with a p trap. No signs of leaks at this time. This is no guarantee of no future leaks. Would recommend having all plumbing inspected by a licensed professional.
Research & Writing Assignment:
In studying the image for sediment traps on water heaters, I learned the sediment trap is a tee in the gas line right after the gas shut off, and before the line enters the heater. the trap is used to collect any debris caught in the gas line before it gets in the system and causes damage.
Inspection & Writing Assignment:
This inspection photo shows the manufacturer’s label on an electric water heater. The year of manufacture is 2007, and it has a 12 year warranty. However, the water supply has been reverse-osmosis (public water supply) for many years which may extend the life of this appliance since mineral content has been greatly reduced during that time period.
Inspection & Writing Assignment:
Upon inspection of the kitchen sink plumbing, a garbage disposal was found. This disposal operated normally, and was plumbed to drain to the left sink. The left sink tailpiece was made of stainless steel, and was slipped inside a PVC waste line/p-trap assembly. The disposal was plugged into a grounded outlet with a grounded cord connection. Supply lines were braided stainless steel, at 1/2" diameter. The p-trap looked to have roughly 2-3" of trap seal depth, within allowable ranges. One item was noted as in need of repair. The dishwasher drainline is properly attached to a wye in the garbage disposal, but the line itself is left to run along the cabinet floor, and is not attached to the bottom of the counter in a loop. This could mean there are issues with siphoning. It is recommended that a professional plumber remedy this issue. An old copper waste line/p-trap was discovered, along with what appears to be a copper waste line coming out of it. These connections are cut square. It is recommended that these lines be cut further back and sealed to prevent any leakage of harmful gases by a professional plumber.
