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  1. #1
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    Default Accessibility requirement for appliance shutoff valves

    Is there a code requirement that appliance water supply shutoff valves be readily accessible?

    I was wondering about this today while looking at one of those stacked washer and dryer, shoved back in the laundry utility closet with about a fingernails width clearance on either side, and no way to grab them and move them out to access the supply or drain plumbing, except at the top.

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    Michael Thomas
    Paragon Property Services Inc., Chicago IL
    http://paragoninspects.com

  2. #2
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    Default Re: Accessibility requirement for appliance shutoff valves

    Quote Originally Posted by Michael Thomas View Post
    Is there a code requirement that appliance water supply shutoff valves be readily accessible?

    I was wondering about this today while looking at one of those stacked washer and dryer, shoved back in the laundry utility closet with about a fingernails width clearance on either side, and no way to grab them and move them out to access the supply or drain plumbing, except at the top.
    I would think not unless the appliance manufacturer has a requirement.
    I don't know of any.

    ' correct a wise man and you gain a friend... correct a fool and he'll bloody your nose'.

  3. #3
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    Cool Re: Accessibility requirement for appliance shutoff valves

    2009 IRC P2903.3 Fixture Valves and access. Valves serving individual fixtures, appliances, risers and branches shall be provided with access. An individual shutoff valve shall be require on the fixture supply pipe to each plumbing fixture other than bathtubs and showers.

    It does not say "ready" access but merely "access" meaning it can be concealed by a panel or cabinet. The valve still needs sufficient room for inspection, turning wrenches or using a torch for service or replacement.

    Keep the fire in the fireplace.

  4. #4
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    Default Re: Accessibility requirement for appliance shutoff valves

    The Illinois Plumbing Code, NOT the Interntional Plumbing Code, would be the reference Code minimum for all areas in YOUR home state, Michael, except for within the City limits of Chicago. Home rule authority allows jurisdictions to adopt additional restrictions, some which may directly reference the Illinois Plumbing Code, or they may refernce additional model code language or self-author and might invoke further additional requirements or restrictions but not more permissive..


    BTW sinks and the like are plumbing fixtures, not appliances, as are the installed (connected) DW, washing machine, etc. are also covered in the Illinois Plumbing Code as "Plumbing Fixtures" and the "shut-offs" to individual Plumbing Fixtures are referred to as "Fixture Supply Stops" (as opposed to "Line Valves" which are an option 'upstream'). Sadle valves are expressly prohibited (appliance delivery/installers, supplied or purchased "installation kits", HVAC types and DIYers often illegally (in illinois) use for refrigerator water lines/ice makers, humidifiers, insty-hot dispensers, etc.) in illinois. You can view the Illinois Plumbing Code (part 890 of Title 77) on-line for free via the state's websites. References and links at Illinois Dept. of Public Health's Plumbing section to both Admin Code and licensing laws. Outside of Chicago Home rule authorities can further restrict but not override or not require what is specifically required or expressly prohibited. Illinois' plumbing Code is earlier edition UPC (not IPC) based with further restrictions. accessibility as outlined and defined therein required. The state based minimum is "accessible", home rule adoptions may require more, not less "access".

    Section 890.120 Definitions (from: Section 890 ):

    For the purpose of administering and enforcing this Part, the following terms which consist of words or expressions that have a precise meaning in plumbing shall have the meaning indicated. Refer to Appendix A for standards applicable to plumbing appurtenances and fixtures defined in this Section.


    "Accessible": Accessible means easily approached or entered with minor modifications such as the removal of an access panel, door or similar obstruction, (e.g., sheetrock or paneling). Concrete, asphalt and ceramic tile are not considered accessible.

    "Fixture Supply Stop": A valve used to control water supply to an individual plumbing fixture, appurtenance, or appliance.


    Plumbing Appliance": A special class of plumbing fixture intended to perform a special function. This term includes water heaters, water coolers, drinking fountains, heat exchanger and water treatment equipment other than water softeners.

    Plumbing Appurtenance": An accessory or device used in a plumbing system which demands no additional water supply, nor adds any discharge load to a fixture or the drainage system. Plumbing appurtenances shall include instruments, gauges, relief valves, limit switches, backflow assemblies, solenoid valves, and devices between solenoid valves.

    "Plumbing Fixture": Approved, installed receptacles, devices or appliances that are supplied with water or that receive or discharge liquid or liquid-borne waste, with or without discharge of such waste into the drainage system to which they may be directly or indirectly connected; an installed appurtenance to the potable water supply system that makes available intended potable water, or a receptor that receives and discharges liquids or liquid-borne waste either directly or indirectly into the drainage system; or a permanent appendage usually designed as a receptacle and intended to receive and/or discharge liquid or liquid-borne waste to a drainage system. Industrial or commercial tanks, vats, and similar processing equipment are not plumbing fixtures, but they may be connected to, or discharged into, approved traps or plumbing fixtures.


    "Line Valve": A valve in the water supply distribution system, except those immediately controlling one fixture supply.

    Valves must be assessible, Ill Plum Code does not specify "readily accessible". The type of connection to and at the stop may further dictate visibility and accessibility.


    Section 890.1190 Water Supply Control Valves and Meter


    d) Water Heating Equipment. A shut-off valve shall be provided in the cold water branch line within 5 feet of each water storage tank or each water heater.

    e) Separate Controls for Each Family Unit. In multiple family dwellings, the water service or water distribution pipe to each family unit shall be controlled by an arrangement of shut-off valves which permits each group of fixtures and each individual fixture to be shut off without interference with the water supply to any other family unit or portion of the building. The location of such valves shall be uniform in each family unit of a multiple family dwelling. (See Appendix I: Illustration J.)


    Section 890.1210 Design of a Building Water Distribution System

    a) Design and Installation. The design and installation of the hot and cold water building distribution systems shall provide a volume of water at the required rates and pressures to ensure the safe, efficient and satisfactory operation of fixtures, fittings, appliances and other connected devices during periods of peak use. No distribution pipe or pipes shall be installed or permitted outside of a building or in an exterior wall unless provisions are made to protect such pipe from freezing, including but not limited to wrap-on insulation or heat tape tracer line or wire.
    Section 890.APPENDIX A Plumbing Materials, Equipment, Use Restrictions and Applicable Standards
    Section 890.TABLE D Minimum Water Distribution Pipe Size
    Type of Fixture or Device (See Footnotes 1 & 2)


    (see Section 885 )

    1 For fixtures not listed, the minimum supply branch shall be installed in the diameters required for similar type fixtures.
    2 The fixture supply pipe shall be extended to within 12 inches of the point of connection to fixture and be within the same area and physical space as the point of connection to the fixture.


    Section 890.APPENDIX A Plumbing Materials, Equipment, Use Restrictions and Applicable Standards
    Section 890.TABLE B Minimum Number of Plumbing Fixtures

    Single Dwelling or Unit of Multiple Dwelling; Condo. or Apartment; or Hotel/Motel Unit
    Water closets (Fixtures per person) 1 per dwelling or unit
    Lavatories3 1 per dwelling or unit
    Bathtubs/Showers 1 per dwelling or unit
    Other Fixtures5 1 Double Kitchen Sink; or 1 Single Bowl - 24" x 21" x 6" minimum ; 1 Laundry Tray or 1 Automatic Laundry Washing Machine connection for each 4 units5
    Footnotes:
    3. 18 lineal inches of wash sink or 18 inches of a circular basin, when provided with water outlets for such space, shall be considered equivalent to one lavatory.
    5. The kitchen sink and laundry tray or connection for the washer are not required for the hotel/motel unit.


    Section 890.APPENDIX I Illustrations for Subpart I

    Section 890.ILLUSTRATION J Separate Controls for Each Family Unit
    (Referenced in Section 890.1190(d))

    see attached image file.





    ***IMPORTANT*** You Need To Register To View Images ***IMPORTANT*** You Need To Register To View Images
    Last edited by H.G. Watson, Sr.; 04-17-2013 at 02:42 PM.

  5. #5
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    Default Re: Accessibility requirement for appliance shutoff valves

    Thanks for the responses. "Fixture Supply Stop" was new to me.

    Michael Thomas
    Paragon Property Services Inc., Chicago IL
    http://paragoninspects.com

  6. #6
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    Feb 2013
    Location
    Maryland
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    Default Re: Accessibility requirement for appliance shutoff valves

    Michael,
    I just returned from a property mgt show where we showed the PanStand and the maintenence people and owners loved it. Today it is only for 24" washers as this is where space is a premium and getting to the washer is tight. PanStand is the only washer safety pan that has the ability to float out to make it easy to access the applaince for service.

    Mike


  7. #7
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    Default Re: Accessibility requirement for appliance shutoff valves

    Quote Originally Posted by Michael Burk View Post
    Michael,
    I just returned from a property mgt show where we showed the PanStand and the maintenence people and owners loved it. Today it is only for 24" washers as this is where space is a premium and getting to the washer is tight. PanStand is the only washer safety pan that has the ability to float out to make it easy to access the applaince for service.

    Mike
    You didn't provide a link so I googled PanStand. Looks like a interesting invention. Here is link:

    WELCOME! | panstand

    Tom Rees / A Closer Look Home Inspection / Salt Lake City, Utah

  8. #8

    Default Re: Accessibility requirement for appliance shutoff valves

    I have seen these stacking pairs with a panel that drops down in the rear, above the washer (between the units) to access the connections.

    True Professionals, Inc. Property Consultant
    877-466-8504

  9. #9
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    Snowbird (this means I'm retired and migrate between locations), FL/MI
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    Default Re: Accessibility requirement for appliance shutoff valves

    What might be easily missed by the uninitiated (with the Ill. Plumbing Code) and one who merely scans replies and the cited, attributed and quoted text (including the enforcable images including their labels & footnotes), is that in the unammended by more restrictive local requirements, according to the Illinois Plumbing Code, only the "fixture supply pipe" (or pipes) 'ends' must be within the designated proximity of the fixture and in the same room, closet, alcove, i.e. area of same (which includes the clothes washing machine appliance), and NOT the fixture supply stop or stops (if provided) or in the alternative, the line valve or valves (serving more than one "fixture" (which includes installed/connected appliances). The supply stop (or stops) and/or the line valve (or valves) are NEITHER required to be in the same room/area as the "fixture" (or appliance), NOR are same required to be 'readily' accessible; just "accessible".


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