Results 1 to 18 of 18
  1. #1
    Join Date
    Jul 2009
    Location
    Spokane, WA
    Posts
    116

    Default Snow over Plumbing vent pipe???

    All right guys, I got one for ya. Up here in Washington when there's snow on the roofs. I'm used to seeing the snow melted around the plumbing vent pipes. This one is covered. Is this an indication that the plumbing waste is not venting properly? The plumbing drains were slightly slow to drain but no gurgling. Thanks for the help.

    Similar Threads:
    ***IMPORTANT*** You Need To Register To View Images ***IMPORTANT*** You Need To Register To View Images
    NHIE Practice Exam

  2. #2
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
    Posts
    26,252

    Default Re: Snow over Plumbing vent pipe???

    Quote Originally Posted by Bill Anglin View Post
    Is this an indication that the plumbing waste is not venting properly?
    Yes, that is an indication of blocked venting.

    Also, that is an indication that the vent is too short as it is supposed to be at least 6" taller than the snow load depth.

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

  3. #3
    Join Date
    Jul 2008
    Location
    Chicago
    Posts
    261

    Default Re: Snow over Plumbing vent pipe???

    Quote Originally Posted by Jerry Peck View Post
    Yes, that is an indication of blocked venting.

    Also, that is an indication that the vent is too short as it is supposed to be at least 6" taller than the snow load depth.
    I did not know that. What is the reference? Here in Chicago the plumbing stacks never stick out of the roof more than 6 to 8 inches.

    How old is that snow? With the snow, that roof is probably too dangerous to walk on so I'm sure you did not look down the vent with a flashlight.

    It might be blocked. It might not be. It could take a while for the warm moisture in the vent to melt the snow above it.

    ***IMPORTANT*** You Need To Register To View Images ***IMPORTANT*** You Need To Register To View Images
    Last edited by Mike Lamb; 01-23-2013 at 09:25 PM.
    Mike Lamb
    Inspection Connection, Inc.
    http://www.inspection2020.com/

  4. #4
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
    Posts
    26,252

    Default Re: Snow over Plumbing vent pipe???

    Quote Originally Posted by Mike Lamb View Post
    I did not know that. What is the reference? Here in Chicago the plumbing stacks never stick out of the roof more than 6 to 8 inches.
    Mike,

    That requirement is in the IRC, not sure if it is in the Chicago Plumbing Code, I tried logging into the Chicago Plumbing Code online and all I could get where the articles and section numbers, no section text.

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

  5. #5
    Join Date
    Feb 2009
    Location
    Southern Vancouver Island
    Posts
    4,549

    Default Re: Snow over Plumbing vent pipe???

    That snow didn't all fall in one day, lads. Every time it snows a couple of inches, a working vent would melt the snow away. Normally, the snow will melt at the vent pipes first.

    John Kogel, RHI, BC HI Lic #47455
    www.allsafehome.ca

  6. #6
    Join Date
    Mar 2007
    Location
    Succasunna NJ
    Posts
    574

    Default Re: Snow over Plumbing vent pipe???

    In New Jersey, the vent must extend at least 6 inches above the roof on the high side (National Standard Plumbing code).
    If a vent is too high around here, it can frost over resulting in a blocked vent.

    Darren www.aboutthehouseinspections.com
    'Whizzing & pasting & pooting through the day (Ronnie helping Kenny helping burn his poots away!) (FZ)

  7. #7
    Join Date
    Feb 2008
    Location
    Caledon, Ontario
    Posts
    5,005

    Default Re: Snow over Plumbing vent pipe???

    No avalanche guard above vent to stop sliding snow from damage vent, and thats not a proper vent boot for a metal roof.

    Also appears vent is on leeward side of roof - prone to snow drifting.


  8. #8
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
    Posts
    26,252

    Default Re: Snow over Plumbing vent pipe???

    Quote Originally Posted by Darren Miller View Post
    In New Jersey, the vent must extend at least 6 inches above the roof on the high side (National Standard Plumbing code).
    If a vent is too high around here, it can frost over resulting in a blocked vent.
    Which is why the IRC calls for increasing the size of the vent where in freeze conditions, that prevents just what you describe. Thus the answer is not 'making the vent shorter to prevent freezing up, but which will allow snow depth to be higher than the vent', the answer is to 'increase the height of the vent above the snow load depth and increase the vent size to help prevent frost closure'. Many times the codes are compromised by the interested parties (call those people 'contractors who try to cheap out') and the "minimum code" ends up being even more minimum ... "more minimum"?, how about 'becomes less' .

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

  9. #9
    Join Date
    Apr 2011
    Location
    Chicago IL
    Posts
    34

    Default Re: Snow over Plumbing vent pipe???

    The Chicago Plumbing Code reference is in section 890.1430 a) Roof Extensions: "Extensions of vent pipes through a roof shall be terminated at least 12 inches above such roof unless a roof is to be used for any other purpose than weather protection."

    Last edited by Phil Gould; 01-24-2013 at 06:37 PM. Reason: typo

  10. #10
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
    Posts
    26,252

    Default Re: Snow over Plumbing vent pipe???

    Quote Originally Posted by Phil Gould View Post
    The Chicago Plumbing Code reference is in section 890.1430 a) Roof Extensions: "Extensions of vent pipes through a roof shall be terminated at least 12 inches above such roof unless a roof is to be used for any other purpose than weather protection."
    "unless a roof is to be used for any other purpose than weather protection", in which case the vent must be at least 7 feet above the roof, correct?

    Now consider what that really says: "unless a roof is to be used for any other purpose than weather protection" ... consider that the roof has mechanical equipment on the roof - that roof is being used for "any other purpose" "than weather protection" (it is used for the installation, servicing, maintenance, and inspection of the mechanical equipment) ... ... how high should the plumbing vent terminals be then? (Hint: The code tells you the answer. )

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

  11. #11
    Join Date
    Mar 2011
    Location
    Sparks,NV
    Posts
    109

    Default Re: Snow over Plumbing vent pipe???

    Just have them put a cricket vent on it and that will protect it. There is no way practical to put a vent 6" above the snow line in places around here that get lots of snow. The pipe would be in the trees until the sun turned it into a candy cane or the sliding snow rips it off the roof.

    Nevada IOS#1730
    Nevada Energy Auditor #30
    775-342-4767 www.homecsi.com

  12. #12
    Join Date
    Jan 2011
    Location
    Guelph,Ontario
    Posts
    169

    Default Re: Snow over Plumbing vent pipe???

    Rarely see a vent pipe blocked with snow,unless it is to short,easy fix,if it is.


  13. #13
    Join Date
    May 2009
    Location
    Washington State
    Posts
    358

    Default Re: Snow over Plumbing vent pipe???

    Here's one I found a few weeks ago and yes I was on an icy roof, just not on the shady side.

    ***IMPORTANT*** You Need To Register To View Images ***IMPORTANT*** You Need To Register To View Images

  14. #14
    Join Date
    Mar 2007
    Location
    Cape Cod, Massachusetts
    Posts
    574

    Default Re: Snow over Plumbing vent pipe???

    Looks like you folks have pictures of copper thieves. Someone is cutting all those vents short to the roof.

    Ken Amelin
    Cape Cod's Best Inspection Services
    www.midcapehomeinspection.com

  15. #15
    Join Date
    Nov 2011
    Location
    Oregon, USA
    Posts
    333

    Default Re: Snow over Plumbing vent pipe???

    Or even cast iron thieves. The drug bums will steal anything for some "fix" money.


  16. #16
    Join Date
    Dec 2009
    Location
    Florida
    Posts
    552

    Default Re: Snow over Plumbing vent pipe???

    Quote Originally Posted by Raymond Wand View Post
    No avalanche guard above vent to stop sliding snow from damage vent.....
    Haven't heard that term before. Got a picture?


  17. #17
    Join Date
    Feb 2008
    Location
    Caledon, Ontario
    Posts
    5,005

    Default Re: Snow over Plumbing vent pipe???


  18. #18
    Join Date
    Nov 2011
    Location
    Oregon, USA
    Posts
    333

    Default Re: Snow over Plumbing vent pipe???

    Kevin,

    If the green metal roof pic you submitted is on a place you inspected, I hope you made a recommendation for the buyer/seller to come to an agreement on who should pay for tightening all of the fasteners. Even though the photo is a bit blurry, I think most of the screws appear to be projecting too high above the metal, and could easily be snugged down a full turn or two. When I lived in Colorado, our metal roofs (log house and separate garage/shop) would require tightening every second year, without fail. Temperature swings probably causing them to back out over enough time (with an occasional few on the sunny side actually showing screw threads under the washer heads).


Bookmarks

Posting Permissions

  • You may not post new threads
  • You may not post replies
  • You may not post attachments
  • You may not edit your posts
  •