TPR Drain Line & Flood Stop

[rcleveland (Rocky Cleveland, TREC #9633)]

I inspected a house with a water heater in hall closet.

There was a flood stop installed at the water heater.
The safety pan drain line had a hose bib at the drain.
The TPR drain line terminated in the safety pan and I reported it as deficient.

The realtor had a plumber look at the TPR & safety pan… His findings were that the TPR termination to the drain was good because the flood stop would stop the water and the water would not flow from the TPR after flood stop was activated.

Is this configuration acceptable with TPR terminating into the safety pan with a flood stop installed?

[lkage (Larry Kage, CMI)]

@rcleveland

The realtor had a plumber look at the TPR & safety pan… His findings were that the TPR termination to the drain was good because the flood stop would stop the water and the water would not flow from the TPR after flood stop was activated.

Good, Rocky. Now it is the plumber’s responsibility.

[srechkin (Simon Rechkin)]

Where do you think it should terminate if not into the pan?

[jjonas (Jeffrey Jonas)]

@rcleveland

The realtor had a plumber look at the TPR & safety pan… His findings were that the TPR termination to the drain was good because the flood stop would stop the water and the water would not flow from the TPR after flood stop was activated.

Is this configuration acceptable with TPR terminating into the safety pan with a flood stop installed?

Absolutely NOT!!

1. The TPRV drain is not allowed to terminate into the pan,
2. The catch pan is to drain to an indirect waste receptor,
3. There is to be NO device of any kind capping/blocking off the TPRV drain!

Twenty bucks says the Realtor lied, or talked to her drinking buddy and there is nothing in writing to prove the claim. Stick to your guns. You are correct!!

[srechkin (Simon Rechkin)]

@jjonas

Absolutely NOT!!

1. The TPRV drain is not allowed to terminate into the pan,

Interesting indeed, but Texas IRC says otherwise:

[jjonas (Jeffrey Jonas)]

@srechkin

Interesting indeed, but Texas IRC says otherwise:

There are always exceptions. Did I really need to include that Disclaimer?

[kshepard (Kenton Shepard, CMI)]

@rcleveland

I inspected a house with a water heater in hall closet.

There was a flood stop installed at the water heater.
The safety pan drain line had a hose bib at the drain.
The TPR drain line terminated in the safety pan and I reported it as deficient.

The realtor had a plumber look at the TPR & safety pan… His findings were that the TPR termination to the drain was good because the flood stop would stop the water and the water would not flow from the TPR after flood stop was activated.

Is this configuration acceptable with TPR terminating into the safety pan with a flood stop installed?

1. What’s “flood stop”? I can’t find a definition in any ICC code books.
2. “Hose bib” is an exterior faucet.

Suggestion: start using terms used in the ICC code books or by professional organizations. If you ever have to testify in court, using non-professional, colloquial terms will make you look really bad if the opposing attorney is using professionals or expert witnesses.

IRC for Texas:

504.6 Requirements for Discharge Piping

The discharge piping serving a pressure relief valve, temperature relief valve or combination thereof shall:

5. Discharge to the floor, to the pan serving the [water heater](Chapter 2: Definitions, Plumbing Code of the Texas IHB | UpCodes) or storage tank, to a waste receptor or to the outdoors.

ATTENTION: Rocky, use the reference section of my website to access all the ICC code books for free. Unlike most versions, you can copy and paste.

[mwilles (Martin Willes)]

@rcleveland

The realtor had a plumber look at the TPR

Done. Walk away unless you are a licensed plumber. The discharge piping is suppose to terminate into the drain pan as mentioned by some members above.

This subject is brought up every week or two and still some inspectors above are still throwing out the wrong advise

Best not to quote codes unless you are familiar with OP’s jurisdiction. IPC and UPC vary with discharge piping in the pan requirements.

[srechkin (Simon Rechkin)]

@mwilles

This subject is brought up every week or two

TPRV is a mysterious creature, like a woman

[jjonas (Jeffrey Jonas)]

@mwilles

The discharge piping is suppose to terminate into the drain pan

@mwilles

some inspectors above are still throwing out the wrong advise

@mwilles

IPC and UPC vary with discharge piping in the pan requirements.

You need to take your own advice!!

[ryoung7 (ROBERT YOUNG, CMI)]

@kshepard

What’s “flood stop”? I can’t find a definition in any ICC code books.

FloodStop Appliance Leak Prevention

[jdepiero (Joseph DePiero, CMI OH 2019004114)]

Thanks for posting that Robert. I have not seen one of those before.

[ryoung7 (ROBERT YOUNG, CMI)]

@jdepiero

Thanks for posting that Robert.

My pleasure, Joseph.
I think what confused Kenton, and everyone, was the image of the TRV leg/tube clearance default.

Story. If my memory serves me well, Roy Cooke senior posted he had installed a FloodStop Appliance Leak Prevention device on his potable water supply line entering the water heater due to a recent flood in his basement prior my going to his home in Brampton Ontario for a training session back in 2010 or 11. The insurance company completed the repairs. Roy showed me how to recognise flood repairs on basement drywall. Back then insurance companies had the general contractor cutaway 12" - 24" inches of drywall up from the flooring, analyse the suds for defects and rot, the midwall for visible microbial growth and replaced the drywall afterwards.
You look for parallel taped drywall seams running horizontally 12" - 24" inches up from the flooring:-) It work!
I discovered several flood repairs over the years once I asked the vendor for disclosure. No mention of prior flooding in the disclosure statement:-( It was quickly amended:-)

[mwilles (Martin Willes)]

When you are licensed in IPC and UPC territory like I am, maybe I will listen to your advice. Until then zip it.Your Plumbing advice is often incorrect because you know nothing of the territory from the OP. This post was a perfect example.

[srechkin (Simon Rechkin)]

It’s not just territory

[mwilles (Martin Willes)]

Yes it is. A state may follow IPC along with amendments. A state may follow UPC along with amendments. A state may have their own plumbing codes independent. I’ve been licensed in all three. If you meant something different you’ll have to be more specific.