The article concerning the fact that it is an inspector’s job to find defects, and thus breaking something by testing it in a “normal use” manner is a good thing will certainly hold true if the client is the potential buyer. However, I see the possibility that the seller may accuse the inspector of recklessness or even of sabotage in an effort to get a lower price for that same client. An inspector would need to document with photos how the defect was discovered in an effort to avoid a lawsuit from the seller.
In the image “Dishwasher Air Gap”, a diagram of how to provide a proper air gap in the dishwasher drain line is shown. This air gap is an important part of preventing siphoning in the dishwasher. This line can contain organic materials pulled away during the washing process, and even from the disposal it is attached to (if there is one). Siphoning in the line can cause dirty water and odors to back up into the dishwasher. This is a humid environment, and this could cause conditions for mold and mildew.
inspecting a bathroom lavartory a couple of problems with this drain system was discovered one being someone had modified the drain to 2" pvc drain pipe which doesn’t fit well and is not properly tight/or was leaking as you can see caulk is applied to the fitting. also the sink is not overflow protected so if the drain becomes plugged with water running it will overflow onto the floor.
kitchen sink in illustration gallery: What things should I inspect under a kitchen sink, there should be a drain system of 1 1/2 inch drain pipe with a p style trap. a garbage disposal is present making sure it works and is not bound up, both water lines the hot on the left cold on the right with shut off valves connected. checking all faucets at the sink to for leaks and clogs and functioning properly.
Polybutylene is a type of piping commonly found in homes between the late 1970s and mid 1990s. The importance of identifying this type of piping is to inform your client of the risks associated with malfunctioning of this material. Even though the original believed benefit if using this material was its resistance to freezing it was soon discovered that the unions/joints were prone to leaking due to improper install. The biggiset flaw is found within the pipes themselves. The materials used are prone to deterioration from the use of certain disinfectants. This can create leaking inside walls and lead to mold and other subsequent damages. InterNACHI recommends the removal of polybutylene (pb) if identified. Identification can be seen by a stamping of pb2110 on the piping. It is not used as waste drainage and is often found as junctions with copper piping
In this photo you see a damaged bath room sink overflow that is damaged. The function of this device is to protect the sink from causing subsequent water damages in case of accidental overflow. Since the overflow and drain empty into the same pipe the damage to the overflow is also causing the basin to leak. This should be corrected for proper function of lavatory and reduction of water related damages to bathroom finishes.
I always take a photo under every sink. Most importantly to document the presence of leaks or lack thereof at the time of inspection. I don’t disclaim items under the sink, I will move some things around to confirm there is not damage on the floor of the cabinet.
I reviewed the article on backflow prevention. Atmospheric Vacuum Breakers are the items I most commonly see in residential home inspections. The AVB is normally attached to a fire suppression system or a lawn sprinkler system. Other types of backflow prevention are not common in my area.
I chose this picture because I felt that it diagramed the P-trap really well for a new inspector. Each piece being labelled helped me see what all of the components were and in turn helped me understand how each part played a role in the trap.
I studied a basic kitchen sink setup in the photo gallery. Every home has a kitchen sink. It is important to first make sure there is a proper trap in place. It is also important to insure that if there is a disposal that there is a proper fitting/pipe entering the main drain of the sink
A leaking bathtub drain can cause serious damage. If the drain is located on an upper floor, the leak can damage the ceiling to the floor below. If the leak is above a crawlspace, it can build up water on the vapor barrier and become a breeding ground for pests as well as cause many other problems.
I chose an image from the illustration gallery titled Kitchen Inspection. The image is from the plumbing album. There’s honestly not much to study from the picture but someone can easily reflect on the importance of a thorough and proper inspection of the kitchen plumbing, appliances, drains and condition. The kitchen is, in many cases, one of the most used rooms in a house. Defects, leaks and drainage problems not found on an inspection could be detrimental to an inspectors credibility.
A house plumbing needs to be sufficient but in the same time safe. Shut off valves needs to be installed in case of a leak so that damages can be minimum. The hot water needs to be sufficient for the certain house requirements.
Attached I’ve founded a plumming pipe going to the geyser in the kitchen. A shut-valve was visible. It was open. Water was dripping out of a closed off pipe. Please advise your plummer on the most effective way for repair.On inspection I’ve found also that the pipe wasn’t secure on the wall.
This was observed in an older home with many obvious plumbing repairs. The PVC fitting is installed within an ABS drainage pipe. These 2 components should never be used together and should be reported as a problem in need of professional repair. The copper water line connectors also have a build up and discoloration indicating a leak. This should be further evaluated by a professional plumber.
I read the article on anti scald valves. Although I know what these valves are and what they do, I did learn that they aren’t always a part of the shower valve themselves. They make one that can be installed in the hot water lines separate from the shower valve. This could be a good recommendation to buyers with small children or elderly inhabitants.
The kitchen sink area has a proper p trap. The garbage disposal is in good condition, no leaks are present. The three shutoff valves are in good condition. The drain pipes show no signs of leaking. The dish washer drain has no high loop, recommend having a plumber correct this issue.
Inspecting water heater tanks in residential dwelling units.
Things to look for when completing an inspection of a water heater. This water heater is in my home. Does it comply with code?
Location: This water heater is not in a bedroom, bathroom attic or garage. It is in a laundry room which is not a confined space nor does it have an HVAC system in that room.
Water Valves, yes, it has a cold water valve shut off, and is conspicuously located and near the water heater, accessible from the same floor level as the water heater.
Dip Tube Hole? Yes it has one on the top of the tank.
Electrical Shut off? Yes, it is located in the garage at the electrical panel. This is for maintenance and emergency issues.
TPR Valves? Yes, this is also on the top of the water heater. If needed, a third party will test it.
Discharge Pipe on T&P Relief Valve? Yes, this water heater has a discharge pipe and has met the 13 requirements. Listed next
"1) The pipe should not be directly connected to the drainage system;
2) The pipe should discharge through an air gap located in the same room as the water heater;
3) The pipe should be constructed of materials tested, rated, and approved for such use;
4) The pipe should not be smaller than the diameter of the outlet of the valve served and should discharge full size to the air gap;
5) The pipe should not have valves or tee fittings installed;
6) The pipe should not have a threaded end;
7) The pipe should serve a single relief device and should not connect to piping serving any other relief device or equipment;
8) The pipe should 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 should be first
piped to an indirect waster receptor through an air gap located in a conditioned space;
9) The pipe should not terminate more than 6 inches (152 mm) above the floor or waste receptor;
10) The pipe should discharge in a manner that does not cause personal injury or structural damage;
11) The pipe should be installed so as to flow by gravity;
12) The pipe should discharge to a termination point that is readily observable by the building occupants; and
13) The pipe should not be trapped. " Internachi
Water Leak Catch Pan? Yes the water heater has been installed inside a water leak catch pan.
Garbage disposals; When inspecting a disposal you need to verify and report the power supply and its condition. Also in testing the disposal the sink should be filled with water, upon the drain stopper removal run the disposal and check for leaks under the sink. Also verify the dish washer connection and if its properly connected and routed to the disposal. You should look for any movement of the disposal while its running and any vibrations that might appear to be excessive. Also list the brand of disposal and provide pictures of the manufacturer labels.
The attached picture is of the correct P trap plumbing system. The single shut of valve for the system is properly showed. proper drainage does occur. This is all a good working order an no further evaluation is recommended at this time.
