I NSPECTI NG THE I NSPECTI NG THE

PLUMBI NG SYSTEM
By
Bob Mulloy Bob Mulloy
A HAPPY HOME HAS A FUNCTIONAL
FLOW, FUNCTIONAL DRAINAGE, PLENTY
OF HOT WATER AND NO LEAKS.
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THI S SEMI NAR CONTAI NS:
A LITTLE PLUMBING 101
A LITTLE CODE
A REVIEW OF THE MA STANDARDS OF PRACTICE
HELPFUL DIAGRAMS AND PICTURES HELPFUL DIAGRAMS AND PICTURES
BIZZARE PHOTOGRAPHS
NARRATIVE REPORT WRITING SAMPLES NARRATIVE REPORT WRITING SAMPLES
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WHERE DOES A HOME INSPECTOR START
TO INSPECT THE PLUMBING SYSTEM? TO INSPECT THE PLUMBING SYSTEM?
FOLLOW THE FLOW FOLLOW THE FLOW
FOLLOWTHE FOLLOWTHE FOLLOW THE FOLLOW THE
STANDARDS STANDARDS STANDARDS STANDARDS
OF PRACTICE OF PRACTICE
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OF PRACTICE OF PRACTICE
A BRI EF REVI EW A BRI EF REVI EW
OF THE MA S.O.P.
AND THE
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266 CMR 6 00: Standards of Practice
(5) System: Plumbing
266 CMR 6.00: Standards of Practice
(a) The Inspector shall Observe Observe:
1. The exposed Readily Accessible and Observable e e posed ead y ccess b e a d Obse ab e
interior water supply and distribution system including:
a. Piping materials, including supports and insulation.
b. Fixtures and faucets.
c. Functional Flow.
d. Leaks.
e. Cross Connections.
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266 CMR 6 00: Standards of Practice 266 CMR 6.00: Standards of Practice
(5) System: Plumbing
(a) The Inspector shall Observe: Observe:
2. The exposed Readily Accessible and Observable exterior
and interior drain waste and vent system, including:
a Traps; drain waste and vent piping; piping supports a. Traps; drain, waste, and vent piping; piping supports
and pipe insulation.
b. Leaks.
c. Functional Drainage.
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266 CMR 6.00: Standards of Practice
(5) System: Plumbing
(a) The Inspector shall Observe: Observe: ( ) p
3. Hot water systems including:
a. Water heating equipment.
b. Normal Operating Controls.
c. The presence of Automatic Safety Controls.
d. The exterior of the chimneys, thimbles and vents.
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266 CMR 6.00: Standards of Practice
(b) The Inspector shall Identify Identify::
1 Th t ( ) d diti f t di t ib ti i i 1. The type(s) and condition of water distribution piping
materials (Brass, Copper, Steel, Lead, Plastic, Other).
2. The type(s) and condition of drain, waste, and vent piping 2. The type(s) and condition of drain, waste, and vent piping
materials (Brass, Copper, Cast Iron, Galvanized, Lead,
Plastic, Steel, Other).
3. The type of water heating equipment (Gas, Electric, Oil,
Tankless, Solar, Other), and the nameplate capacity of the
water heating equipment (gallons and/or gallons per
minute).
4 The location of the main shut off valve
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4. The location of the main shut off valve.
R t O R t O
266 CMR 6.00: Standards of Practice
(c) The Inspector shall Report On Report On
1. The water heater.
2. The exposed flue piping and the existence of thimbles in
the chimney.
3. The Readily Accessible and Observable waste and water
distribution systems. y
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266 CMR 6.00: Standards of Practice
(d) The Inspector shall shall:
1. Operate all plumbing fixtures where practical, including
their faucets if readily Accessible.
2 Note: 2. Note:
a. The presence of a pressure/temperature valve and
vacuum relief valve at the water heater.
b. The existence of Cross Connections if Readily
Accessible and Observable.
c. The existence of any visible leaks.
d. Conditions that prevented him/her from inspecting any
f th Pl bi C t d S t
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of the Plumbing Components and Systems
(e) Exclusions: Including but not limited to 266 CMR 6.04(5)(e)1.
through 6 the Inspector shall not be required to not be required to: through 6., the Inspector shall not be required to not be required to:
1. Test the operation of any valve except Readily Accessible
water closet flush valves and fixture faucets.
2. Collect engineering data on the size of or length of water
and/or waste systems and/or remove covering materials and/or waste systems and/or remove covering materials
(Engineering/Plumbing services).
3. Report On the adequacy and/or the efficiency of the in place
t t id ffi i t h t t t th d lli systems to provide sufficient hot water to the dwelling,
sufficient water supply, or drainage for the dwelling
(Engineering services).
4. State the effectiveness of anti-siphon devices
(Engineering/Plumbing services).
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(continued)
(e) Exclusions: Including but not limited to 266 CMR 6.04(5)(e)1.
through 6 the Inspector shall not be required to not be required to: through 6., the Inspector shall not be required to not be required to:
5. Determine whether water supply
and waste disposal systems are and waste disposal systems are
public or private (Seller/Seller's
Representative responsibility).
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(e) Exclusions: Including but not limited to 266 CMR 6.04(5)(e)1.
through 6 the Inspector shall not be required to not be required to: through 6., the Inspector shall not be required to not be required to:
6. Observe, Operate, or Report On:
a The exterior hose bibs a. The exterior hose bibs.
b. Water conditioning systems.
c. Fire and lawn sprinkler systems.
d. On-site or public water supply quantity and quality. y y y
e. On-site (Title V Inspection, 310 CMR 15.00) or public waste
disposal systems.
f. Foundation sub drainage systems.
g Whirlpool tubs except as to functional flow and functional g. Whirlpool tubs, except as to functional flow and functional
drainage.
h. Interior of flue linings.
i. Underground utilities, pipes, buried wires, or conduits (Dig
Safe).
j. Equipment related to on-site water supply systems.
k. Water filtration Components and Systems.
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KEEP YOUR HEAD ABOVE WATER BY INSPECTING &
REPORTING ON THE PLUMBING SYSTEMACCURATELY REPORTING ON THE PLUMBING SYSTEM ACCURATELY
You can avoid ending up
here by recognizing that
fi t t i th
$
your first master is the
MASSACHUSETTS S.O.P.
Your report must comply
$
or your license is at risk!
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I WONDER IF HIS NAME IS JOHN?
WHAT I S A PLUMBI NG SYSTEM? WHAT I S A PLUMBI NG SYSTEM?
A plumbing system is something that provides a potable p g y g p p
water supply, disposes of non-potable water and always
keeps the two separate.
Potable water: Water free from impurities present in
amounts sufficient to cause disease or harmful
physiological effects. Its bacterial and chemical quality p y g q y
shall conform to the requirements of the regulations of
the Massachusetts Department of Environmental Quality
Engineering.
Non-potable water: Water not safe for drinking,
personal or culinary use.
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p y
CMR Rules & Regulations: CMR Rules & Regulations:
Plumbing System. The plumbing system
includes the water supply and distribution pp y
pipes; plumbing fixtures and traps; soil, waste
and vent pipes; building sanitary and storm
drains including their respective connections drains including their respective connections,
devices, and appurtenances to their connection
with any point of public disposal or other
acceptable terminal within the property line.
248 CMR 10 00 Massachusetts Plumbing Code
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248 CMR 10.00 Massachusetts Plumbing Code
BASIC PRINCIPLES:
Water enters you house through a pressurized
water line.
After being split into hot and cold water lines, the
water supply runs to each fixture in your home. water supply runs to each fixture in your home.
Once used, fresh water becomes waste water,
and it enters the drain waste vent (DWV) system and it enters the drain-waste-vent (DWV) system.
Gravity now takes over, pulling the waste water
down a series of sloped, ever larger pipes toward
the house sewer.
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WHY I S PLUMBI NG I MPORTANT TO I NSPECTORS?
Water is the perpetrator of damage in a home and the plumbing
system intentionally distributes water to most, if not all rooms in the
home and then routs it out again home, and then routs it out again.
Unfortunately, much of the plumbing system is
concealed by finished surfaces like an iceberg. y g
Clients have little understanding of the plumbing
system and rely on the home inspector for
professional evaluation.
Inspecting the plumbing system is only part of the job. The home
inspector also needs to educate the client about how the system inspector also needs to educate the client about how the system
works, what to monitor and when to contact a plumber.
The plumbing inspection Report must Identify what was observed,
what was not observed identify materials and report adverse
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what was not observed, identify materials and report adverse
conditions.
COMPONENTS OF A RESI DENTI AL
WATER SYSTEM WATER SYSTEM
SERVICE PIPE
MAIN VALVE
METER
PRESSURE REDUCING VALVE PRESSURE REDUCING VALVE
SECOND SHUT-OFF VALVE
WATER CONDITIONING / FILTRATION EQUIPMENT
MAIN WATER TRUNK LINE
BRANCH LINES
RISER PIPES RISER PIPES
WATER HEATER
FIXTURES & FAUCETS
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DRAINS / TRAPS / WASTE / VENT PIPING
HOW DO YOU
INSPECT AND INSPECT AND
DESCRIBE
THE INTERIOR THE INTERIOR
WATER SUPPLY
AND AND
DRAIN, WASTE
AND VENT PIPING
MATERIALS?
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S
SUGGESTED PLUMBI NG SYSTEM
FI ELD PROCEDURES FI ELD PROCEDURES
TELL THE CLIENT WHAT YOU ARE DOING!
START INSPECTING FROM THE SOURCE.
OBSERVE THE WATER SUPPLY.
OBSERVE THE TRUNK LINE WITH YOUR FLASHLIGHT.
OBSERVE THE BRANCH LINES WITH YOUR FLASHLIGHT.
ASK THE REALTOR OR THE CLIENT TO RUN THE WATER BRIEFLY AT EACH ASK THE REALTOR OR THE CLIENT TO RUN THE WATER BRIEFLY AT EACH
FIXTURE WHILE YOU EXAMINE THE DWV WITH YOUR FLASHLIGHT.
OBSERVE THE WATER HEATER, CONTROLS AND BREACHING.
MEASURE THE HOT WATER TEMPERATURE & RECORD IT.
EXAMINE ALL FIXTURES & FAUCETS, RISERS, SHUT-OFF VALVES, TRAPS,
FUNCTIONAL FLOW AND FUNCTIONAL DRAINAGE.
SIMULTANEOUSLY OPERATE THE HIGHEST BATHROOM FIXTURES.
OBSERVE THE LAUNDRY HOOK UPS OBSERVE THE LAUNDRY HOOK-UPS.
IDENTIFY & DISCLAIM A SUMP PUMP.
REPORT THE TYPES OF PIPING MATERIALS, TYPE OF HOT WATER
EQUIPMENT AND REPORT ADVERSE CONDI TI ONS.
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EQUIPMENT AND REPORT ADVERSE CONDI TI ONS.
PRACTI CE RI SK MANAGEMENT
DISCLAIMER: THE CONDITION OF
UNDERGROUND PIPES OR PIPES THAT
ARE HIDDEN BY FLOOR, WALL OR
CEILING COVERINGS, AND THEIR
REMAINING LIFE IS UNDETERMINED AND REMAINING LIFE IS UNDETERMINED AND
EXCLUDED FROM THIS REPORT AS THEY
ARE NOT READILY ACCESSIBLE FOR
INSPECTION.
NOTE: The above disclaimer does not mean that a home
inspector should ignore a suspected or concealed problem.
Report what you see or suspect and recommend further
investigation.
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THE SOP REQUIRE YOU TO
OBSERVE THE PARTS OF THE
PLUMBING SYSTEM THAT ARE
READILY ACCESSIBLE.
YOU DO NOT HAVE TO STAND ON
YOUR HEAD TO INSPECT PIPING
SYSTEMS AND FIXTURES.
YOU DO NOT HAVE TO LIFT
SUSPENDED CEILING TILES, MOVE
STORED GOODS OR FIXTURES OR STORED GOODS OR FIXTURES OR
APPLIANCES IN ORDER TO
PROVIDE ACCESS FOR
INSPECTION.
SIMPLY DOCUMENT WHAT YOU
CAN SEE AND WHAT YOU CANT
SEE
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SEE.
MAKE THE MA DEFINITIONS PART OF YOUR REPORT
THE DEFINITIONS LISTED IN THE S.O.P.
WILL SUPPORT YOUR OBSERVATIONS AND REPORT
AS THEY ARE DEFINED AS LAW
Readily Accessible: Capable of being reached quickly for visual inspection
without requiring the Inspector to climb over or remove any personal
property, to dismantle, to use destructive measures, to resort to portable
l dd d/ ti hi h ill lik l i l i k t ladders and/or any action which will likely involve risk to persons or
property.
Fully Depreciated: Item/System inspected is no longer under the manufacturers
warranty, and it is reaching the end of its serviceable life. The Item/System/Component
has no dollar or salvage value, and replacement should be anticipated.
Functional Drainage: A drain is functional when it empties in a reasonable amount
of time and does not overflow when another fixture is drained simultaneously.
Functional Flow: A reasonable flow at the highest fixture in a dwelling when another
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Functional Flow: A reasonable flow at the highest fixture in a dwelling when another
fixture is operated simultaneously.
Plumbing Services: As defined in M.G.L. c. 142 and 248 CMR 2.04
WE ARE NOT REQUIRED TO PERFORMA CODE COMPLIANCE INSPECTION.
A FEW WORDS ABOUT CODES
THE PLUMBING CODE PROVIDES A LEGAL AUTHORITY, A DEFINITION
OF TERMS AND REQUIREMENTS OF WHICH A HOME INSPECTOR MUST BE
FAMILIAR FAMILIAR.
THE S.0.P. DEFINES WHAT YOU ARE REQUIRED TO OBSERVE AND REPORT
ON, BUT THE PLUMBING CODE SHOULD BE SUBJECTIVELY USED TO MAKE
JUDGEMENTS AND TO RECOGNIZE ADVERSE CONDITIONS.
CMR 248 COMMONWEALTH OF MASS FUEL GAS AND PLUMBING CODES.
CMR 248 is available on-line: http://www.state.ma.us/reg/boards/pl/cmr.htm
HAVE YOU EVER CALLED THE PLUMBING INSPECTOR AND ASKED A
QUESTION? HIS ADVICE IS FREE AND HE HAS THE LEGAL AUTHORITY
TO SUPPORT YOUR FINDINGS TO SUPPORT YOUR FINDINGS.
CMR: PRINCIPLE NO. 18 PROPER MAINTENANCE. PLUMBING SYSTEMS
SHALL BE MAINTAINED IN A SAFE AND SERVICEABLE CONDITION FROM
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THE STANDPOINT OF BOTH MECHANICS AND HEALTH.
DESCRI BE THE WATER SUPPLY
NOTICE: YOU ARE NOT
REQUIRED TO DETERMINE IF REQUIRED TO DETERMINE IF
THE WATER SUPPLY AND
WASTE DISPOSAL SYSTEMS
ARE PUBLIC OR PRIVATE.
(owners responsibility)
EVERY HOME MUST HAVE
POTABLE WATER
(AS SPECIFIED IN 248 CMR 2.14)
ALWAYS REPORT AN ABANDONED WELL
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ALWAYS REPORT AN ABANDONED WELL
RI SK MANAGEMENT: DOCUMENT WHO SAID WHAT!
REPORT WRITING EXAMPLE:
Observation: As attested by the listing realtor the home has Observation: As attested by the listing realtor, the home has
public water. I observed a copper water service pipe, main shut-
off valve and water meter at the front of the basement. No visible
problems were observed where readily accessible.
Analysis: In my opinion, copper is a sign of a quality water
service. DISCLAIMER: The condition of buried piping is
EXCLUDED from this report. Be advised that the true condition of
the buried water service pipe from the street to the home is
undetermined and that any future need to perform repairs or
replacement is the financial responsibility of the home owner.
Recommendation: Monitor functional flow and pressure.
NOTE: Massachusetts has a sunshine law that allows folks to
go to the water supplier and ask for a copy of the most recent
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water test near their purchase.
IF WELL WATER IS DISCLOSED, REPORT
IT AND GIVE THE CLIENT DIRECTION IT AND GIVE THE CLIENT DIRECTION.
ADVISE THE CLIENT THAT FURTHER ADVISE THE CLIENT THAT FURTHER
INVESTIGATION IS NEEDED.
RECOMMEND THAT THE CLIENT HAVE THE
WELL WATER QUALITY TESTED NOW WELL WATER QUALITY TESTED NOW,
PRIOR TO COMMITMENT.
REDUCE YOUR RISK WITH A DISCLAIMER:
DISCLAIMER W ll d th l fl DISCLAIMER: Well depth, seasonal flow
rates, water quantity and quality testing and
future performance are undetermined and
are beyond the scope of this limited visual
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are beyond the scope of this limited visual
inspection.
REPORT: WATER SUPPLY SHUT-DOWN
Observation: The water supply to the home
TELL THE
pp y
was shut-down at time of inspection.
Analysis: As the water supply was shut-
down I was NOT able to fully evaluate the
TELL THE
CLIENT, BUT
ALSO REPORT
IT IN WRITING!
down, I was NOT able to fully evaluate the
operational condition of the plumbing
system. True conditions regarding leaks,
functional flow, functional drainage, fixtures
& faucets and hot water are undermined & faucets and hot water are undermined.
Further investigation is needed.
Recommendation: You should discuss this
problem with your realtor and your attorney
NOW. I advise that you request that the
water service be restored and that the
plumbing system be fully inspected for your
INSPECTOR
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p g y y p y
protection.
INSPECTOR
TYPICAL ADVERSE CONDITIONS FOR WATER SUPPLY SYSTEM
PRESSURE TOO HIGH OR TOO LOW FINE THREADED BRASS
POOR SUPPORT CRACKED OR BRITTLE FITTINGS
LACK OF ACCESS NOISE WHEN SHUTTING OFF FAUCET
WATER PIPES IN A COLD LOCATION BAD TASTE OR SMELL WATER PIPES IN A COLD LOCATION BAD TASTE OR SMELL
RUSTY PIPES & VALVES TEMPORARY REPAIRS
PITTED PIPES LEAD HAZARDS (95/5 SOLDER ONLY)
LIMING CORROSION NOT ENOUGH HOT WATER
EXTERIOR & INTERIOR LEAKS WATER NOT HOT ENOUGH
(max. 112 F. @ shower, 130 F. @ faucet) ( @ , @ )
GALVANIZED PIPES TOO LONG TO GET HOT WATER
ELECTROLYSIS WORK DONE WITHOUT A PERMIT
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THE WATER THE WATER
SERVICE SERVICE
All water service pipe shall be a minimum dia of 1 inch continuous
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All water service pipe shall be a minimum dia. of 1 inch continuous
pipe with no joints. Generally buried a min. of 5 feet deep. The
water service should terminate within 5 feet of where it enters the building.
The Inspector is NOT required to determine
if th t l i bli i t if the water supply is public or private
Bobs advice: IDENTIFY THE
WATER SUPPLY IF DISCLOSED or WATER SUPPLY IF DISCLOSED or
OBVIOUS:
Public water supply pp y
Private well water supply
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REMEMBER YOUR CLI ENTS EXPECTATI ONS
REGARDI NG THE PLUMBI NG SYSTEM REGARDI NG THE PLUMBI NG SYSTEM
WHAT DO PEOPLE WANT? WHAT DO PEOPLE WANT?
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A PUBLIC WATER supply comes from a city or town well or pp y y
reservoir, then travels to treatment plants, then up to a water
tower and next through street mains to each home.
A fitting called a corporation stop is where the
house main attaches to the street main.
A valve called a curb stop is present near the front
lot line and is used to open and close the water service to
th h the home.
Most buildings have one buried water service pipe from
the curb stop to the basement, and one main shut-off
valve and water meter in the basement.
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(see next illustration)
Curb Stop. Owned and maintained by the company, the curb stop is
a valve that can be opened and closed to control the supply of water
to the property to the property.
Curb
stop
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stop
Sometimes the curb stop can be a SAFETY HAZARD!
The water pressure to the The water pressure to the
home may be high, requiring
the installation of a pressure the installation of a pressure
regulating valve, or the water
pressure may be low requiring
a pressure boosting pump a pressure boosting pump.
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39
Pressure Regulating Valve
The desired low pressure is fixed by turning the nut thus opening
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The desired low pressure is fixed by turning the nut, thus opening
or closing the balanced valve which is supported on the flexible
disc and the spring.
Pressure Regulating Valve Pressure Regulating Valve
STRAINER MAY NEED
CLEANING IF FLOW IS
REDUCED
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REDUCED.
WATER PRESSURE:
DO YOU EVER MEASURE IT?
ARE YOU REQUIRED TO MEASURE IT?
WHEN SHOULD YOU MEASURE IT?
WHAT PRESSURE IS GOOD OR BAD?
WHAT CAN BE DONE IF THE
PRESSURE IS TOO LOW OR TOO
HIGH? HIGH?
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The water pressure in PSI
can be read at an outside
The water capacity can
be determined by timing
how long it takes to fill a
faucet.
40-80 PSI is desirable.
how long it takes to fill a
5-gallon bucket.
A minimum of 5-gallons
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g
per minute is needed.
LOW WATER PRESSURE LOW WATER PRESSURE
40-80 psi rule of thumb.
(60-70 psi is best)
When less than 40 psi, there may be
low street pressure, an obstruction, a
pipe break, a pump problem or an
undercharged pressure tank undercharged pressure tank.
Further investigation with the water
department or a plumber may be
needed.
May need to install a booster pump
and pressure tank.
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Booster Pump
Can be used with a public or well water Can be used with a public or well water
system when low pressure is a problem.
Th t t h f t i d d The pump starts when a faucet is opened and
runs continuously, without pressure
fluctuations
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fluctuations.
ADVI CE FOR THE CLI ENT:
Dont misinterpret low water flow at a faucet or
shower head for low water pressure.
The problem may be as simple as a water-conserving
flow restrictor. Suggest further investigation and
experimentation from simple to complex, with an experimentation from simple to complex, with an
expensive pressure boosting system as a last
alternative.
Low water flow may also be caused by mineral
deposits that build-up inside old galvanized iron
pipes Check that the main and secondary valves are pipes. Check that the main and secondary valves are
fully open. If a pressure reducing valve is present,
clean the strainer. Examine the water pipes for kinks
d
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or damage.
WOW! 144 psi
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HIGH WATER PRESSURE CAN BE A SAFETY HAZARD!
HI GH WATER PRESSURE HI GH WATER PRESSURE
OVER 80 PSI = ACTION
LEVEL LEVEL.
PIPES, FITTINGS,
VALVES, FIXTURES ,
ARE AT RISK.
THERE IS A
POTENTIAL FOR POTENTIAL FOR
PERSONAL INJURY OR
PROPERTY DAMAGE.
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OBSERVE THE SUPPLY PI PE WHERE I T
ENTERS THE HOME REPORT THE MATERI ALS ENTERS THE HOME, REPORT THE MATERI ALS
AND DOCUMENT ANY ADVERSE CONDI TI ONS.
LEAD
BRASS BRASS
GALVANIZED
COPPER COPPER
PLASTIC
OTHER OTHER
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To scratch or not to scratch, any war stories in the audience
Inspect the water service materials: Inspect the water service materials:
Lead
Steel Steel
Copper pp
Plastic
YOU MUST IDENTIFY & REPORT
50
51
LEAD PI PI NG CONTROVERSY
80-100+ YEARS OLD.
Gray in color, soft, molded Gray in color, soft, molded
connections.
Lead service pipes are a source of
controversy between possible
health hazards and age
replacement.
LEAD IS A POISON!
NOTE:
How do you advise the client?
Better safe than sorry, recommend
REPLACEMENT.
NOTE:
SOLDERING FLUXES
CONTAIN SALTS WHICH
MAY PRODUCE A GREEN
Note: Lead solder will be covered
in slide #50.
MAY PRODUCE A GREEN
SLIME OR CORROSION IF
NOT CLEANED AWAY
FROM SWEATED JOINTS.
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Observation: As viewed at the front of the basement, the water line
from the street to the home appears to be composed of LEAD.
Analysis: WARNING - the use of lead water piping has been
discontinued as lead can leach out into the drinking water and cause lead
poisoning. Be advised that the old water line is fully depreciated and poisoning. Be advised that the old water line is fully depreciated and
may need unpredictable age replacement at significant expense to YOU.
(DISCLAIMER: Reporting on water quality or the presence of heavy
metals is beyond the scope of this limited visual inspection.)
Recommendation: While the old lead supply line may still be
functional, I advise that you seek replacement estimates prior to
commitment for the health of your family The city water department can commitment for the health of your family. The city water department can
provide you with a list of local contractors with whom they coordinate
such water line replacements. If water line replacement is not within your
budget, then I recommend that the drinking water be tested for lead
content by a state certified laboratory prior to commitment.
CMR: THE LOCAL INSPECTOR OF PLUMBING SHALL TEST A MINIMUM OF TWO
FITTINGS FOR LEAD SOLDER USING A BOARD APPROVED TEST METHOD. IF
LEAD SOLDER IS FOUND THE INSPECTOR OF PLUMBING SHALL ORDER ALL
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LEAD SOLDER IS FOUND, THE INSPECTOR OF PLUMBING SHALL ORDER ALL
NEWJOINTS REMOVED.
LEAD SOLDER LEAD SOLDER
Only 95/5 solder is allowed.
D f b t t? Do you perform a swab test?
Inform the client and let them
decide upon a course of action.
ANOTHER REPORT WRITING EXAMLPE:
Homes built before 1987 are likely to have 50:50 lead / tin soldered
joints in the copper water pipes Be advised that lead is a health joints in the copper water pipes. Be advised that lead is a health
hazard in high concentrations. There is a controversy that the old
lead solder is not a problem as it has been coated by minerals
within the pipes over the years that prevent the lead from leaching
into the water. Be further advised that this argument may be
t b t t l d t t i th t l i d t i d correct but true lead content in the water supply is undetermined.
If you have health concerns, then suggested options include:
further testing of the solder for lead content, further testing of the
f l d l f ll ld l d ld d
54
water for lead content or replacement of all old lead soldered
joints if present.
LEAD WATER SERVICE:
55
FUNCTIONAL BUT OBSOLETE AND FULLY DEPRECIATED.
REPORT A LEAD WATER SERVICE
Lead water
service
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GALVANI ZED STEEL OR I RON WATER
SERVI CE SERVI CE
Appears larger than
i i newer piping.
May exhibit corrosion.
May have a repair y p
sleeve.
Found in older homes.
Durable but subject to Durable but subject to
interior corrosion.
Subject to interior
calcification.
Obsolete, may require
costly age replacement.
A magnet will stick to it.
REPORT THAT THE SERVICE
IS CORRODED, LEAKING AND
IN NEED OF AGE
REPLACEMENT NOW
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A magnet will stick to it.
REPLACEMENT NOW.
STEEL water service: STEEL water service:
If the main supply pipe leading from the street to the
meter is made of steel, the client may be in for a sizable
repair bill in the near future and reduced water flow.
Most steel main supply pipes were installed more than 30-
40 years ago, and are nearing the end of their service life .
The cost for upgrading the main supply line from the city
water main to the home belongs to the homeowner.
REPORT a steel water service as FULLY DEPRECIATED!
58
REPORT AN OBSOLETE WATER SERVI CE
59
Iron pipe becomes clogged over
time, reducing your water flow
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REPORT WRITING EXAMPLE:
Observation: As attested by the owner,
the home has a public water supply. At the
front of the basement, I observed an old
l i d t l bli t l i galvanized steel public water supply pipe
before a water meter that exhibited signs of
extensive corrosion and active leakage as
seen in the adjacent photograph. j p g p
Analysis: In my opinion, the water service pipe is fully depreciated and
is in need of immediate age replacement to prevent leakage interior water is in need of immediate age replacement to prevent leakage, interior water
damage and loss of service. (Be advised that the financial responsibility of
replacing a water service pipe belongs to the home owner from the
basement to the street line).
Recommendation: In order to determine the influence on your
budget, you should consult the local water department and a licensed
plumber NOW and request a cost estimate for the installation of a new
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plumber NOW, and request a cost estimate for the installation of a new
water service.
A dresser or repair sleeve indicates an old
t i th t h b t h d
62
water service that has been patched.
63
WHAT WILL YOU REPORT ABOUT THIS WATER SERVICE?
REPORT A SERVICE PIPE THAT IS FULLY DEPRECIATED BUT
STILL FUNCTIONAL.
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RECOMMEND: MONITOR FOR LEAKAGE , FLOW PROBLEMS.
BUDGET FOR AGE REPLACEMENT.
Suppose you find the water service partly buried in a dirt floor:
What will you do?
65
What will you report?
Is there a potential for concealed damage?
The water service must
be properly supported
with approved pipe with approved pipe
supports.
66
INFORM THE CLIENT:
Th h i
COPPER SERVICE
The house main
belongs to and is the
responsibility of the
homeowner homeowner.
Min. 1 inch
dia. type K
copper
67
NICE SERVICE, WELL SUPPORTED
SYSTEMS & PROBLEMS OVERLAP BUT STAY FOCUSED:
68
FOUNDATION CRACK? WATER INFILTRATION? PIPE
SUPPORT? GROUNDING? SOLE PLATE?
Plastic water service:
Polyethylene plastic, or Polybutylene plastic tubing.
(Plastic pipe shall bear the ASTM marking and number)
69
PLASTI C WATER SERVI CE
Polybutylene. y y
Gaining universal acceptance.
Identified by its color.
Uses compression fittings. Uses compression fittings.
Can be connected to other
types of piping.
SLEEVE
SLEEVING: PIPES THAT PASS THROUGH CONCRETE WALLS OR
FLOORS ARE REQUIRED TO BE PROVIDED WITH SLEEVES
HAVING AN ANNULAR SPACE OF ONE-INCH BETWEEN PIPE AND
SLEEVE
70
SLEEVE.
The water meter
71
The water meter: The water meter:
The water meter belongs to the
town or city water department
The meter is usually located at The meter is usually located at
the wall facing the street
A shut-off valve should be present on each side of the meter
The meter is usually made of brass The meter is usually made of brass
There will be a clear dial on top of the meter
The meter measures water usage like a cars odometer
M t h l h t t t d tt h d t Most homes also have a remote water meter reader attached to
the exterior of the home
Newer electronic meters can be read off-site
72
Freeze protection needed
Most homes have a remote water reader
73
THE MAIN SHUT-OFF VALVE
S.O.P. 266 CMR 6.00 (b)4. The Inspector shall
Identify the location of the main shut off valve Identify the location of the main shut-off valve.
Should be located before the meter
Check for leaks
DONT operate the valve!
Should be accessible
Might be a gate valve or ball valve
Report the location
Report that you did not test it
74
DONT TOUCH THAT VALVE!
REPORT THAT YOU DID NOT TEST THE MAIN & WHY
NOTICE: Be advised that the main water
shut-off valve was not tested during the
home inspection and that its true p
operational condition is undetermined.
The valve was not tested as the inspector
would be liable for breakage, leakage or g , g
loss of water. Further investigation and
testing are needed.
SOP: YOU ARE NOT REQUIRED TO OPERATE THE MAIN
HOUSE SHUT-OFF VALVE!
75
INFORM THE CLIENT IN WRITING!
DONT EVEN TOUCH THE MAIN SHUT-OFF VALVE!
76
77
If you cant find the main shut-off
and meter, LOOK OUTSIDE
78
REPORT THE WATER SERVICE LOCATION.
DO YOU ANTICIPATE ANY POTENTIAL
SEASONAL PROBLEMS?
79
Report a missing secondary
shut-off valve after the meter
80
A valve should be present on each side of the meter
81
TEACH YOUR CLIENT
82
A blocked gas meter shutoff g
valve is a fire & explosion hazard
83
LETS LOOK AT SOME PICTURES LETS LOOK AT SOME PICTURES
WHEN INSPECTING THE WATER SUPPLY, WHEN INSPECTING THE WATER SUPPLY,
OTHER SYSTEMS OVERLAP:
ELECTRICAL
EXTERIOR
STRUCTURE
ELECTRICAL
FINAL REPORT
84
85
86
87
88
89
DISCLAIM IT BUT REPORT IT AND EXPLAIN ITS
90
FUNCTION AND HOW TO MAINTAIN IT.
91
92
Observe Identify and
Report on the
Di t ib ti S t Di t ib ti S t Distribution System Distribution System
93
The distribution
system is under system is under
pressure.
Depending on the age of the p g g
home, the distribution system may
consist of multiple types of piping consist of multiple types of piping
materials.
94
YOU as the Home
Inspector are required
t Ob Id tif to Observe, Identify
and Report of the and Report of the
distribution system. y
95
96
PROTOCOL PROTOCOL PROTOCOL PROTOCOL
Start at the water meter
Follow each distribution pipe
Look for signs of corrosion
Look for signs of oxidation
Look for leaks
I t th l d fitti Inspect the valves and fittings
Inspect the pipe supports
Identify the materials Identify the materials
Report finished surfaces that obstructed access
Report on your observations
97
Report a shut-down water service
SIZING: To ensure adequate flow at the faucets, piping
f must be large enough at the beginning of the system so there
will be enough available water if more than one faucet is open.
Mains are usually dia. to 1 DIA. and branch lines are
dia dia.
The water service pipe will vary depending on the size of the
building and the number of fixtures. It must be of sufficient
size to furnish water to the building in the quantities and at the
pressure required in 248 CMR per tables and demand factors.
The service pipe material can vary depending on the age of the p p y p g g
home, and may not be the same as the interior water supply
piping
98
99
FIELD PROCDURE: START AT THE SERVICE AND FOLLOW
EVERY EXPOSED PIPE WITH YOUR FLASHLIGHT. OS OU S G
Observation: The exposed copper water pipes were inspected Observation: The exposed copper water pipes were inspected
where readily accessible and no visible problems were
detected.
REPORT THAT THERE WERE NO VISIBLE PROBLEMS, AS
100
THAT DOCUMENTS THAT YOU DID INSPECT THE
COMPONENT.
101
A inch trunk line and inch branch lines and risers is common
102
A inch trunk line and inch branch lines and risers is common
Know Your Piping Know Your Piping
Materials
BRASS PIPING
1920S to late 1940s.
Yellowish / red color.
M t ill t ti k t it Magnet will not stick to it.
Obsolete, may require age replacement.
103
Brass Pipes Brass Pipes Brass Pipes Brass Pipes
BRASS Develops white pods of corrosion or pitting with age due to BRASS Develops white pods of corrosion or pitting with age due to
the leaching of zinc. Pitting is usually present on fittings and on the
bottom of horizontal runs.
104
(Note: Alert your client that the brass pipes and hidden riser pipes may
all be fully depreciated. There is a latent possibility of failure.)
OBSERVATION: MIXED
PIPING IS PRESENT WHERE
EXPOSED. THE OLD BRASS
PIPING EXHIBITED PODS OF
WHITE COLLORED
CORROSION. CORROSION.
ANALYSIS: PORTIONS OF
THE MIXED PIPING
MATERIALS ARE FULLY
DEPRECIATED. THERE IS A
POTENTIAL FOR LEAKAGE
AND CONCEALED DAMAGE.
RECOMMENDATION: ASK A
PLUMBER TO FURTHER
INVESTIGATE THE
PLUMBING SYSTEMANDTO
CORRODED BRASS is
caused by leaching zinc.
PLUMBING SYSTEM AND TO
PROVIDE A COST ESTIMATE
FOR AGE REPLACEMENT
OF THE WATER PIPES.
REPLACE
105
Galvanized Iron or Steel Piping
GALVANIZED Iron or steel pipe treated with
Galvanized Iron or Steel Piping
p p
zinc to retard corrosion. Galvanized pipes
are very susceptible to hidden interior
f corrosion that may impede water flow, and
exterior corrosion at pipe runs and threaded
fittings fittings.
(Alert your client that the exposed (Alert your client that the exposed
galvanized pressure pipes and the riser
pipes may all be fully depreciated.)
106
GI VE YOUR CLI ENT DI RECTI ON
107
Report the piping as fully depreciated.
108
COPPER
WATER PI PES
1940s to present.
Newer water service.
Utili es soldered or scre ed joints Utilizes soldered or screwed joints.
Comes as rigid or flexible piping.
Identified by its copper color Identified by it s copper color.
Identified by the color codes.
Older 50/50 lead solder may be
i i f th li t
109
an issue, inform the client.
Magnet will not stick to it.
110
COPPER - TYPE L COPPER is now the
only type allowed in residential homes (code
1990). Type L has a blue runner and is
thicker than type M .
Only 95/5 solder is allowed. Copper pipes
may exhibit soldered joint failures leaks may exhibit soldered joint failures, leaks,
pinholes and greenish colored corrosion
(caused by the acidic and / or mineral content ( y
in the water.)
111
112
Extensive oxidation on copper pipes replacement needed
Report that repair is needed
113
REPORT CORROSI ON
RISER: (definition) A water supply pipe which extends vertically
one full story or more to convey water to branches or to a group
of fixtures.
REPORT: Only the readily accessible and exposed portions of
the riser pipes were inspected. There is a possibility of
concealed corrosion, water damage, decay and mold. Further
114
investigation is needed.
CAN YOU IDENTIFY THE PIPING MATERIALS?
115
People do strange things, these pipes were painted!
Copper piping can Copper piping can
be rigid or flexible
116
117
118
119
CORROSION: COPPER TO BRASS PIPING
NEW CONSTRUCTION PHASE INSPECTION
THE ROUGH IN WATER PIPES ARE READY FOR THE ROUGH-IN WATER PIPES ARE READY FOR
PRESSURE TESTING
120
Consider these points:
Grommets?
Wire supports?
Wire run?
Isolation distance?
Pipe supports
Metal stud? Metal stud?
Safety hazards?
121
DRIP LEAKS ARE
EASY TO MISS EASY TO MISS
DEAD GIVE AWAY
122
Observation: Inspection of the readily accessible and p y
observable copper water pipes, fittings and valves revealed areas
of active drip leaks.
A l i Pl bi i d d NOW t t f th Analysis: Plumbing repairs are needed NOW to prevent further
leakage and interior water damage or flooding. There is a potential
for concealed damage.
Recommendation: You should ask a plumber to further
investigate the water pipes to determine each area of needed
repair and to perform all repairs in accordance with the p p p
requirements of the plumbing code.
(Note: Further investigation by a plumber may reveal other
plumbing problems not documented in this report )
123
plumbing problems not documented in this report.)
REPORT MISSING DIELECTRIC UNIONS
Electrolytic corrosion can be
minimized by removing the
dissimilar piping materials or by
124
installing isolating connectors.
125
URGENT REPAIR IS NEEDED. (Give your client direction)
126
Hey, shut the water off QUICK!
NICE JOB! NICE JOB!
127
Polybutylene pipes
PLASTI C Observe the PLASTI C Observe the
plastic piping for joint
failures. Polybutylene is
permitted for ater pipes permitted for water pipes.
128
129
130
REPORT ON
CRI MP
CONNECTI ONS
LEAKS PLAGUE
POLYBUTYENE PLUMBING
131
LEAKS PLAGUE
POLYBUTYENE PLUMBI NG
Observation: The water supply systemconsist of gray Polybutylene
l i i i bl d i h i l i i plastic piping assembled with simple crimp connections.
Analysis: Be advised that the fittings used with this type of piping
may corrode or become brittle after exposure to the chlorine and other may corrode or become brittle after exposure to the chlorine and other
chemicals in treated drinking water, causing leaks and water damage.
Polybutylene piping problems have lead to a large class action suit in
1993. Further investigation is needed.
DISCLAIMER Th diti f P l b t l t t b DISCLAIMER: The condition of a Polybutylene system cannot be
determined in the course of a normal home inspection, since virtually all
of the piping is hidden behind wall coverings.
Recommendation: While there may be no signs of leakage or
problems where exposed at time of inspection, you would be wise to
ask a plumber to re-inspect the plumbing system and to consider
upgrading to copper piping
132
upgrading to copper piping.
MANIFOLDS
FITTINGS
133
The manifold provides a common location from which all the
plumbing fixtures are supplied by home-runs.
PEX:
Cross-linked polyethylene (commonly known as PEX) is a high
temperature, flexible polymer water tubing
134
http://www.ppfahome.org/pex/index.html
PEX is installed using only mechanical fittings or compression fittings.
Cross-linked Polyethylene (PEX)
PEX is a thermoset material made from medium or high density
polyethylene that is modified to have improved properties.
PEX is an excellent material for plumbing.
PEX piping can be used in hot and cold water distribution systems and
for hydronic radiant heating. y g
PEX is more durable under temperature extremes,
PEX is more resistant to chemical attack.
PEX better resists creep deformation.
The smooth interior will not corrode.
PEX i l f b k i t t PEX is also very freeze- break resistant.
PEX systems have fewer joints and are easier to install.
PEX lowers the cost installation over traditional plumbing materials.
135
PEX lowers the cost installation over traditional plumbing materials.
PEX
136
PEX
Chlorinated polyvinyl chloride (CPVC)
Chlorinated polyvinyl chloride (CPVC) pipe, tube, and fittings have
been successfully used in hot and cold water distribution systems
since 1960.
CPVC piping systems are:
Environmentally friendly. y y
Provide long service life.
Easy to install and handle.
Corrosion resistant Corrosion resistant.
Cost effective.
Widely accepted by codes.
CPVC piping and
www cpvc com
CPVC piping and
fittings are joined with CPVC cements.
137
www.cpvc.com
http://www.ppfahome.org/pdf/cpvc_manual.pdf
CPVCpiping and fittings are very user friendly because it is
the same size as copper piping and is easy to assemble with the same size as copper piping and is easy to assemble with
mechanical or grip-style mechanical fittings.
138
SO EXPECT THE UNEXPECTED
I ti f th dil ibl d b bl t f th
Report writing example:
Inspection of the readily accessible and observable parts of the
piping distribution system revealed areas of workmanship that
do not comply with generally acceptable practice. Repair is
needed.
In order to determine the impact on your budget, you should
ask a licensed plumber to further investigate the entire
plumbing system NOW in order to identify all deficiencies and plumbing system NOW, in order to identify all deficiencies and
to provide a cost estimate for repairs/upgrading, etc.
Note: All plumbing should be done in accordance with the
requirements of the plumbing code.
139
CPVC: CHLORINATED
POLYVINYL CHLORIDE
WOULD YOU
HAVE THOUGHT
OF THIS? OF THIS?
140
266 CMR 6.00 5(a)2(a) INSPECTOR SHALL OBSERVE PI PE I NSULATI ON
Observation: The exposed hot
water pipes exhibited loose and
incomplete insulation.
Analysis: Hot water pipes
should be fully insulated to
prevent standby heat loss.
Simple repair is needed. Simple repair is needed.
Recommendation: Repair or
replace the pipe insulation as
required. required.
WHAT ABOUT SWEATING?
SWEATING OCCURS WHEN THE COLD WATER LOWERS THE
SURFACE TEMPERATURE IN THE PIPING BELOW THE DEW POINT
AND ALLOWS HUMIDITY IN THE AIR TO CONDENSE. SO WHY NOT
141
INSULATE THE COLD WATER PIPES ALSO?
FREEZI NG: No water supply or drainage pipes shall be installed
outside of, or under, a building in an exposed, open and / or
142
, , g p , p
unheated area, or in an outside wall unless adequate provision is
made to protect such pipes from freezing.
Observation: Exposed pipes are present within
unheated spaces (garage crawl space etc ) unheated spaces (garage, crawl space, etc.)
Analysis: Be advised that pipes within unheated spaces
should be insulated to prevent winter freeze-up p p
problems, leaks and interior water damage. Repair is
needed.
Recommendation: Hire a tradesman to insulate the
pipes as required.
PHYSICAL DAMAGE: All exposed
drainage, vent or water piping in
residential garages must be protected
against ph sical damage from motor
143
against physical damage from motor
vehicles.
The plumbing system was shut-down in this home at
144
time of inspection, yet a burst pipe was observed.
145
REPORT WATER PIPES IN AN EXTERIOR WALL
Observation: As seen in the unfinished basement, exposed water piping enters
an exterior wall.
Analysis: Be advised that this practice is no longer allowed as the piping will be
subjected to potential winter freeze-up problems and leakage. The pipes are also
not readily accessible for full inspection and maintenance.
R d ti I d i th t hi l b t l t ll h i t
146
Recommendation: I advise that you hire a plumber to relocate all such pipes to
the basement area for security.
VALVES ARE PART OF THE
DI STRI BUTI ON SYSTEM AND SHOULD DI STRI BUTI ON SYSTEM AND SHOULD
ALSO BE I NSPECTED
MAIN SHUT-OFF VALVE
SECONDARY VALVE SECONDARY VALVE
RISER PIPE VALVES
INDIVIDUAL FIXTURE VALVES
WATER HEATER VALVES
BOILER VALVES
CHECK VALVES
Note: All water supply valves must be accessible for maintenance.
147
TWO TYPES OF VALVES
1. BALL VALVE has 1. BALL VALVE has
a lever handle.
2. GATE VALVE old
valve with rotary
handle.
CMR: ALL VALVES AND FITTINGS
SHALL BE INSTALLED IN CORECT
RELATIONSHIP TO THE DIRECTION RELATIONSHIP TO THE DIRECTION
OF FLOW.
MOST VALVES HAVE AN ARROW
CAST INTO THEM INDICATING THE
148
CAST INTO THEM INDICATING THE
DIRECTION OF FLOW.
Ball Valve
149
TYPES OF VALVES
150
VALVES SHOULD BE ACCESSIBLE FOR SERVICING
Inspect a saddle valve leading to a
dehumidifier or refrigerator ice maker dehumidifier or refrigerator ice maker,
as they often leak.
151
152
THE I NSPECTOR SHALL
OBSERVE ANY LEAKS OBSERVE ANY LEAKS
REPORT ALL LEAKS: REPORT ALL LEAKS:
LEAKS IN SUPPLY PIPING
LEAKS IN PRESSURE PIPING
(TRUNK LINE)
LEAKS IN BRANCH PIPING
LEAKS IN RISER PIPES LEAKS IN RISER PIPES
LEAKS AT VALVES
LEAKS AT FITTINGS
LEAKS AT FIXTURES
LEAKS IN DWV PIPING
LEAKS WATER HEATER
153
LEAKS WATER HEATER
REPORT TAMPERING OR HOME OWNER ALTERATIONS.
C S GOO O S CMR: DURABLE MATERI ALS AND GOOD WORKMANSHI P.
THE PIPING OF THE PLUMBING SYSTEM MUST BE OF DURABLE
MATERIAL, FREE FROM DEFECTIVE WORKMANSHIP AND SO
DESIGNED AND CONSTRUCTED AS TO GIVE SATISFACTORY
154
DESIGNED AND CONSTRUCTED AS TO GIVE SATISFACTORY
SERVICE FOR ITS REASONABLE LIFE.
Observation: Inspection of the exposed distribution
piping in the basement revealed areas of substandard
workmanship workmanship.
Analysis: Be advised that plumbing modifications
should only be done by a licensed plumber and that any
DIY
substandard workmanship may present sanitary hazards
or performance problems.
Recommendation: You should perform a permit Recommendation: You should perform a permit
search on this property NOW, to determine if a required
plumbing permit was obtained and if local inspections
were completed. Ask a plumber to further investigate
h i l bi h ld b ddi i l the entire plumbing system as there could be additional
hidden problems.
CMR Rules & Regulations: Workmanship. Work of such
PERMI T: Other than simple maintenance repair of fixtures and
character that will fully secure the desired and needed results.
155
faucets, a permit is required and shall be issued to a licensed
plumber ONLY.
Water Hammer: All building water supply systems in which
quick acting valves are installed shall be provided with
156
devices to absorb high pressure resulting in closing of these
valves.
RECOGNI ZE OLD TYPES OF
SHOCK ARRESTERS
f WATER HAMMER: When water flow is
cut off suddenly, a shock wave bounces
back toward the supply. Air chambers
and shock arresters absorb the energy
157
and shock arresters absorb the energy
of the shock waves.
THE I NSPECTOR SHALL OBSERVE PI PE SUPPORTS.
(Adverse supports subject pipes to stress ) (Adverse supports subject pipes to stress.)
Minimum Support:
Cast iron 5 feet
All piping must be
supported by approved
Cast iron 5 feet
Copper 6 feet for 1 and smaller
Threaded 12 feet
CPVC 3 for 1 or smaller
supported by approved
conventional pipe clamps,
brackets or strapping to
absorb thermal motion
CPVC 3 for 1 or smaller
PVC < 1 dia. every 3 feet
PVC > 1 dia. every 4 feet
without stressing the
piping.
Traps supported at discharge pipe
Vertical pipes at each story
Horizontal pipes at each change of
direction
All supports must allow expansion
and contraction
158
DWV over 20 long, an expansion
joint is needed.
159
REPORT NON-APPROVED PIPE SUPPORTS: REPORT NON APPROVED PIPE SUPPORTS:
STICKS
STRING STRING
ROPE
WIRE TIES
NAILS
PIPE SUPPORTS MUST BE
DESIGNED TO ALLOW FOR
ELECTRICAL WIRE
TAPE
EXPANSION AND
CONTRACTION WITHOUT
STRESSING THE PIPE.
OTHER PIPES
RAGS
PIPE SUPPORTS MUST BE
COMPATIBLE WITH THE
PIPING TO PREVENT
ELECTROLYTIC
160
RAGS
ELECTROLYTIC
CORROSION.
161
KEEP HOT & COLD
PIPES 6 APART.
NAILS USED AS HANGERS WHAT PROCESS IN HAPPENING?
162
NAILS USED AS HANGERS. WHAT PROCESS IN HAPPENING?
Observation: Inspection of the exposed piping Observation: Inspection of the exposed piping
systems in the unfinished basement area revealed
areas of unsupported pipes.
Analysis: Be advised that water pipes, drain, waste
& vent pipes, and gas pipes; are all required to be
supported by approved pipe hangers clamps or supported by approved pipe hangers, clamps or
brackets. Pipes that have inadequate, missing or
non-approved supports may be subjected to stress
conditions that may lead to leakage problems.
Repair is needed.
Recommendation: I advise that you hire a plumber Recommendation: I advise that you hire a plumber
to further investigate the plumbing system and to
correct or install pipe supports as required.
163
164
I NSPECT
J OI NTS & CONNECTI ONS
ALL
EXPOSED
J OI NTS
AND
CONNECTI ONS
165
NEW CONSTRUCTION: PIPES ARE SHIELDED FROM DAMAGE.
166
Check the pipe supports
167
Missing, improper, improper spacing, incompatible, non-approved
COMMON PI PI NG PROBLEMS
Mixed materials Ferrous an non-ferrous pipes will suffer from and electrolytic
action if not separated by a special insulating union. Most often this union is missing
in older homes and corrosion is present. p
Water hammer Caused when the water that is traveling under pressure is
suddenly stopped by a valve, fixture or appliance (dishwasher or washing machine).
Vibrations caused by the water hammer may loosen up pipe fittings resulting in Vibrations caused by the water hammer may loosen up pipe fittings resulting in
leaks. Air chambers, additional pipe supports and pressure reduction may alleviate
the problem.
Freeze-ups Piping should be protected from the elements and should not be
located within an outside wall. (Alert your client when there is a freeze-up potential,
outside wall, unheated basement, crawl space or attic.) You should become familiar
with winterizationprocedures, especially if the home will be vacant.
Supports Frequently inadequate, missing or not approved. Stress.
V l M hibit ki l k i D t t th !
168
Valves May exhibit packingleaks or corrosion. Dont operate them!
The Home Inspector is NOT required to:
6. Observe, Operate, or Report On:
a. The exterior hose bibs.
OLD GALVANIZED PIPES AND CORRODED
169
VALVES ARE FULLY DEPRECIATED.
EXTERI OR FAUCETS
DOCUMENT IF THE FAUCETS ARE
OBSTRUCTED BY SHRUBS.
DOCUMENT WHEN THE FAUCETS
ARE SHUT-DOWN.
DOCUMENT BROKEN FAUCETS.
DOCUMENT LOOSE FAUCETS.
DOCUMENT LEAKS.
ALWAYS RECOMMEND
UPGRADING TO NEW ANTIFREEZE
FAUCETS WITH A BACK FLOW FAUCETS WITH A BACK-FLOW
PREVENTER.
170
Observation: The home has older outside faucets
th t i l d i i t t i t f that require seasonal draining to prevent winter freeze-
up problems.
Analysis: While functional, the older outside faucets
require seasonal maintenance by closing basement
valves and draining water from the pipe Be advised valves and draining water from the pipe. Be advised
that old sill cocks lack a check valve and may present
a sanitary hazard.
Recommendation: While no repairs are required, you
may elect to update the outside faucets by installing y p y g
modern automatic draining, antifreeze type valves with
check valves to protect the public water supply from
possible cross connection hazards
171
possible cross connection hazards.
Observation: At time of inspection, the outside faucets
and water pipes were drained and shut-down for the
winter.
A l i A th f t & i h t d t Analysis: As the faucets & pipes were shut-down to
prevent freeze-ups, their true operational condition is
undetermined. Further investigation is needed. g
Recommendation: Each outside faucet should be
tested when seasonal temperature permits.
(Note: Consider optional retirement of the old type
faucets and upgrading to new antifreeze, self-draining
f t ith h k l S h l ill faucets with check valves. Such new valves will
eliminate the need for winter maintenance while better
protecting the public water supply fromcontamination.)
172
g y )
THE HOME I NSPECTOR
SHALL OBSERVE CROSS SHALL OBSERVE CROSS
CONNECTI ONS
A PIPING ARRANGEMENT OF
OTHERWISE SEPARATE SYSEMS THAT OTHERWISE SEPARATE SYSEMS THAT
ALLOWS THE POTABLE WATER TO
BECOME CONNECTED TO A
CONTAMINANT.
173
174
Cross connections can cause people serious illness and injury
The distance between a spout p
and the flood level of the
fixture is called an air gap air gap is
f the most used method of
preventing back-siphonage.
175
THE PROCESS THAT ALLOWS
THE CONTAMINATION TO TAKE
PLACE IS CALLED
BACKSIPHONAGE OR
BACKPRESSURE BACKFLOW
176
Putting backflow into motion can begin in many ways. For
buildings on a public water system a water main break or a fire buildings on a public water system, a water main break or a fire
truck pulling on a fire hydrant can start a backflow event. A
malfunctioning water pump that supplies water to a building on
a private water source can cause a backflow as well. a private water source can cause a backflow as well.
Because backflow events can be unpredictable, its important
to try to eliminate all cross-connections from our potable water
systems. However, this can sometimes be impossible or
impractical. Therefore, when a cross-connection or potential
cross-connection is placed in the system, protective devices,
called backflow preventers, should be installed to help prevent
cross-connection contamination from occurring.
177
Source: ASHI Reporter, August 2006 article by Kenny Hart
178
Because backflow events can be unpredictable, its
important to try to eliminate all cross-connections
from our potable water systems.
However, this can sometimes be impossible or
impractical. Therefore, when a cross-connection or
potential cross connection is placed in the system potential cross-connection is placed in the system,
protective devices, called backflow preventers,
should be installed to help prevent cross-
connection contamination from occurring.
179
Source: ASHI Reporter, August 2006 article by Kenny Hart
Protection methods and devices
The methods or devices, sometimes referred to as the products of
cross-connection protection, are defined by Watts as follows: cross connection protection, are defined by Watts as follows:
Air Gap
Atmospheric Vacuum Breakers- which include hose connection
b k vacuum breakers
Pressure Vacuum Breakers-which include backflow preventers with
intermediate atmospheric vents for 1/2" and 3/4" lines
Double-Check Valve Assembly
Reduced Pressure Zone Backflow Preventers
180
Source: ASHI Reporter, August 2006 article by Kenny Hart
Lawn sprinkler system
181
With below the rim spouts back
182
With below-the-rim spouts, back-
siphonage backflow is the concern.
SOP: 6.04 (5)(e)3. The inspector is not required to:
Report on the adequacy and or the efficiency of the in place
systems to provide sufficient hot water to the dwelling,
sufficient water supply or drainage for the dwelling
(engineering services).
HOW FAR DO YOU GO?
S.O.P.
A DESIRE
TO HELP THE
CLIENT.
EXPOSURE TO RISK IS A BUSINESS DECISION.
183
IT IS A CONSTANT BALANCING ACT BETWEEN A DESIRE TO HELP THE
CLIENT AND TO COMPLY WITH OR EXCEED THE S.O.P.