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  1. #1
    A.D. Miller's Avatar
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    Default Double Check Valve Installation

    I inspected a new house last week that had the backflow valve installed above ground and with no insulation of the piping. As it was 13 F. on that particular morning, I thought it appropriate to point this out to the builder and the buyer. The builder sent me the attached .pdf which says nothing about protecting the piping from freezing.

    All of the backflow devices I see in new homes are in installed below grade. Am I the only one who thinks this is correct?

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  2. #2
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    Default Re: Double Check Valve Installation

    ?? I am not following AD, the first line I read in the attachment talks about protecting the installation in an insulated box. Did I miss the sarcasm emoticon?

    Jim Luttrall
    www.MrInspector.net
    Plano, Texas

  3. #3
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    Default Re: Double Check Valve Installation

    Quote Originally Posted by A.D. Miller View Post
    I inspected a new house last week that had the backflow valve installed above ground and with no insulation of the piping. As it was 13 F. on that particular morning, I thought it appropriate to point this out to the builder and the buyer. The builder sent me the attached .pdf which says nothing about protecting the piping from freezing.

    All of the backflow devices I see in new homes are in installed below grade. Am I the only one who thinks this is correct?
    A.D. I about got a Charlie-horse tipping my head to read that!

    Did you mean to add a to your post? It says right at the top (left) must be covered with pipe insulation.


  4. #4
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    Default Re: Double Check Valve Installation

    Quote Originally Posted by Jim Luttrall View Post
    ?? I am not following AD, the first line I read in the attachment talks about protecting the installation in an insulated box. Did I miss the sarcasm emoticon?
    JL: I must've missed the "sarcasm emoticon" as well, else it would be used in most of my posts.


  5. #5
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    Default Re: Double Check Valve Installation

    Quote Originally Posted by Vern Heiler View Post
    A.D. I about got a Charlie-horse tipping my head to read that!

    Did you mean to add a to your post? It says right at the top (left) must be covered with pipe insulation.
    VH: Et tu? Well, maybe the green smiley is for sarcasm, after all. I thought it was just a schit-eating grin.


  6. #6
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    Default Re: Double Check Valve Installation

    sarcasm or?

    Jim Luttrall
    www.MrInspector.net
    Plano, Texas

  7. #7
    A.D. Miller's Avatar
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    Default Re: Double Check Valve Installation

    Quote Originally Posted by Jim Luttrall View Post
    sarcasm or?
    JL: I give up.


  8. #8
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    Default Re: Double Check Valve Installation

    AD,

    We are only lowly home inspectors. Don't expect too much of us.

    Department of Redundancy Department
    http://www.FullCircleInspect.com/

  9. #9
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    Default Re: Double Check Valve Installation

    Quote Originally Posted by Gunnar Alquist View Post
    AD,

    We are only lowly home inspectors. Don't expect too much of us.
    GA: Now that, coming from the Left Coast, is truly sarcastic!


  10. #10
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    Default Re: Double Check Valve Installation

    Quote Originally Posted by A.D. Miller View Post
    GA: Now that, coming from the Left Coast, is truly sarcastic!
    Gunner gets the grin, I get "Et tu" I'm crushed .


  11. #11
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    Default Re: Double Check Valve Installation

    Quote Originally Posted by Vern Heiler View Post
    Gunner gets the grin, I get "Et tu" I'm crushed .
    VH: Well, you know, one has to ham it up for those in Shangri La so as not to upset their sensitive natures . . .


  12. #12
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    Default Re: Double Check Valve Installation

    Quote Originally Posted by A.D. Miller View Post
    All of the backflow devices I see in new homes are in installed below grade.

    All the backflow devices (well, 99.5%) around here are all above grade.
    And not a single one is ever insulated, nor protected.

    Dom.


  13. #13
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    Default Re: Double Check Valve Installation

    Quote Originally Posted by Dom D'Agostino View Post
    All the backflow devices (well, 99.5%) around here are all above grade.
    And not a single one is ever insulated, nor protected.

    Dom.
    DDA: Does it ever actually freeze in Flahdah?


  14. #14
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    Default Re: Double Check Valve Installation

    Yes, it does.

    We've had 11 straight days of sub-freezing temps this month, a new record.

    Here's what happens to those backflow valves:


  15. #15
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    Default Re: Double Check Valve Installation

    Quote Originally Posted by Dom D'Agostino View Post
    Yes, it does.

    We've had 11 straight days of sub-freezing temps this month, a new record.

    Here's what happens to those backflow valves:
    DDA: Guess I'll have to budget for OJ, right?


  16. #16
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    Default Re: Double Check Valve Installation

    Our citrus farmers are in a jam, that's for sure. Much of the crop froze and can't be harvested. Even the roof rats won't eat it.

    Time to switch to V8.


  17. #17
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    Default Re: Double Check Valve Installation

    Quote Originally Posted by Dom D'Agostino View Post
    Our citrus farmers are in a jam, that's for sure. Much of the crop froze and can't be harvested. Even the roof rats won't eat it.

    Time to switch to V8.

    Out of curiosity do they use smudge pots in Florida......I would guess that they are banned for air quality reasons. Just wondering?


  18. #18
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    Default Re: Double Check Valve Installation

    Quote Originally Posted by Scott Murdock View Post
    Out of curiosity do they use smudge pots in Florida......I would guess that they are banned for air quality reasons. Just wondering?
    They used to, and to my knowledge still do.

    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

  19. #19
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    Default Re: Double Check Valve Installation

    Quote Originally Posted by Dom D'Agostino View Post
    All the backflow devices (well, 99.5%) around here are all above grade.
    And not a single one is ever insulated, nor protected.

    Dom.
    Quote Originally Posted by A.D. Miller View Post
    DDA: Does it ever actually freeze in Flahdah?

    There is a big difference between here and where you are Aaron ... here, in Flahdah, the freeze protection line is well north of Dom and myself, it runs basically along I-10, so freeze protection IS NOT REQUIRED here, but, there in Texass, where you are, you are above the freeze protection line and protection from freezing IS REQUIRED.

    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

  20. #20
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    Default Re: Double Check Valve Installation

    So (non-sarcastically speaking), the brochure did say "insulate". Is the builder blind or agreeing with you?

    Of the few above ground valves here is East Texas (most are in a box), they are either insulated or covered with an obviously fake looking rock.

    Bruce

    Bruce Thompson, Lic. #9199
    www.TylerHomeInspector.com
    Home Inspections in the Tyler and East Texas area

  21. #21
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    Default Re: Double Check Valve Installation

    Quote Originally Posted by JB Thompson View Post
    So (non-sarcastically speaking), the brochure did say "insulate". Is the builder blind or agreeing with you?

    Of the few above ground valves here is East Texas (most are in a box), they are either insulated or covered with an obviously fake looking rock.

    Bruce
    JBT: The builder is neither blind nor agreeing with me; he is simply an idiot.


  22. #22
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    Default Re: Double Check Valve Installation

    Quote Originally Posted by A.D. Miller View Post
    DDA: Guess I'll have to budget for OJ, right?
    ad,
    you are supporting OJ? i thought he was in jail in nevada!


  23. #23
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    Default Re: Double Check Valve Installation

    Quote Originally Posted by brian schmitt View Post
    ad,
    you are supporting OJ? i thought he was in jail in nevada!
    BS: Nope, the only support that murdering, misogynist, jock-boy, MF would get from me would be to lift his worthless ass on the end of my boot into the next reality.


  24. #24
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    Default Re: Double Check Valve Installation

    Quote Originally Posted by A.D. Miller View Post
    BS: Nope, the only support that murdering, misogynist, jock-boy, MF would get from me would be to lift his worthless ass on the end of my boot into the next reality.
    very eloquently stated and i concur with your opinion!


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