I’ve been reporting on reverse osmosis systems with drain lines connected to the sewer/septic side of the p-trap as improper and a recommendation for correction. I’ve been installing RO systems in my handyman business for a decade and all manufacturers that I have come across recommend that saddle valve drain lines be connected before the p-trap, not the sewer/septic side of the p-trap so I feel confident in my recommendation on this topic.
I understand that inspecting water treatment systems is outside the scope of the SOP. Regarding an inspection I performed a couple days ago that listed this as one of my recommendations for correction, I just had a good referring realtor of mine state that my client (seller) went down to their local installer of their system (after reading my report) and the installer stated that they installed a check valve so its a non-issue and my realtor is asking me to remove the defect narrative on that item. Its such a minor issue/fix that I can’t believe this is what I’m asking about But its a good SOP question for me to help me “stay in my lane”.
I’ve also researched the archives and most recommendations on this forum are that it is an incorrect installation which I agree with and I didn’t get a good feel either way for whether or not most HI’s do or do not include this in their reports.
I told my realtor that I would call the installer and ask for documentation that details that the manufacturer allows this type of installation if a check valve is installed. I did call them and will get a response tomorrow. This specific brand appears to be sold/installed by distributors so an online manual isn’t available. Even if a check valve is installed, and it appears that all RO systems use check valves, I still feel it is generally easy to not to install it this way and shouldn’t be.
My question: Do most of my fellow HI’s report this as a defect or stay away from it due to being outside of the SOP? (Edit): OR, does this become a plumbing issue that would be included in the SOP due to a breach in the plumbing drain system (sewer/septic side) by a saddle connection which many of us know are unreliable and prone to leaking, and in this case, a potential leaking saddle valve that may allow sewer gases to enter the home?
IV. The inspector is not required to:
O. inspect water treatment systems or water filters.
I don’t have an exact answer to your question. But I do have a question for the installer and the realtor. What happens when the check valve goes bad/ fails?
I’ve installed many RO systems and I have many RO system manuals in my file system or found online that show the same or similar installation recommendations for the saddle valve as the Micromax manual you posted. This RO system is the Puronics brand so I’m not going to reference a manufacturers manual that I don’t have yet. I’m waiting for the installer to provide me some documentation which I expect tomorrow. I also have no problem letting my REA and/or client know that my recommendation stands.
My bolded single question was whether or not you or other HI’s would report this as a defect and whether or not this is included in the SOP. Would this go in your report if you performed an inspection on this specific home?
That said, it’s a water filter. Tell the realtor if they remove it or bypass it, or make it inoperable with some plugs and you’ll be happy to remove it from your report since it’s not a required SOP item. It’s not like any home sales are likely to be contingent upon a below sink water filter.
Yes, it would go into my report, and not necessarily for the “saddle clamp” situation, but more for the same reason as the missing DW drain high-loop… a cross-contamination potential.
In my opinion, the only concern is did you disclaim the remaining water filtration components.
I usually state something like this; Water filtration systems are outside my standards of practice and the system was not evaluated. However, the drain line is a concern…blah blah blah.
Thanks for catching my incorrect term. It is a saddle clamp, not a saddle valve
Yep, although, I noted it as missing an air gap. I stay away from the “high loop” altogether because the HL is no longer allowed on new installs in Cali.
Yes, I always disclaim an RO System.
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rcloyd
(Russell Cloyd, KY LIC #166164, IN LIC#HI02300068)
13
If you mount it before the trap (the proper way) the system makes an irritating gurgling noise within the drain when the RO is making water. That is a big reason to do it the improper way. Not under SOP so I do not write it up either way.
Hmm…I’ve never heard an irritating gurgling noise on any of my installs (the proper way) and haven’t had a call back. I have seen recommendations for the saddle clamp to be installed as low as possible on the vertical tailpiece or on the horizontal pipe, if available, to minimize dripping sounds.
My report stands as written unless documentation that the manufacturer says it can be installed wrong and they assume liability. I put my name on the report with everything documented. If an installer disagrees with me then they can put it in writing on their company letterhead and give it to the client. If I make a mistake, I will correct it but I will not change a correct report to agree with someone with a different opinion.
But its a good SOP question for me to help me “stay in my lane”.
