Welcome to the InspectionNews - Home Inspection forums.
You are currently viewing InspectionNews as a guest which gives you limited access to view most discussions but not pictures. There are over 6,300 inspectors who have already joined. By joining InspectionNews you will be able to see the pictures, have access to post topics, communicate privately with other members, respond to polls, upload content and access many other special features. Registration is fast and simple so please, join InspectionNews today!
If you have any problems with the registration process or your account login, please contact us.
I was called out to document for a pending court case regarding the installation of plumbing for a kitchen addition. The kitchen was extended out from the rear of the house about 6 feet. The sink was extended out to the inside of the outside wall. The waste pipe and copper supply piping was extended through the basement back wall under the house through an open cavity that was constructed to enclose the piping. The cavity appears to have minimal insulation, but no vapor or moisture barrier on the ground ( dirt floor). In addition, the rear basement bathroom also has the waste and supply piping on the rear exterior wall. There appears to have been styrofoam insulation in place, but my assumption is that this was inadequate. The owner of the home experienced frozen pipes both at the basement bathroom and kitchen. Also, it's a frame house with vinyl siding. Under the siding is Tyvek and insulation, I'm assuming board. Is there anything outside of the obvious being a lack of insulation along the rear outside wall that you guys can help with? Thanks for your comments.
You got me on that one. I included the bathroom pics because it is also along the rear basement outside wall. The supply and waste piping in this area was affected by the same freezing scenario. The original supply piping to he kitchen addition has been modified from the original outside wall configuration. Are you aware of specific code outside of general construction practice and common sense regarding the distance between supply/waste pipes and the outside wall and also what insulating methods could be taken if this has been compromised?
Not sure just what you are looking for, but, keying in on one word, the IRC says this:
- P2603.6 Freezing. In localities having a winter design temperature of 32°F (0°C) or lower as shown in Table R301.2(1) of this code, a water, soil or waste pipe shall not be installed outside of a building, in exterior walls, in attics or crawl spaces, or in any other place subjected to freezing temperature unless adequate provision is made to protect it from freezing by insulation or heat or both. Water service pipe shall be installed not less than 12 inches (305 mm) deep and not less than 6 inches (152 mm) below the frost line.
Then, to get the winter design temperature, you need to go to the IPC, Appendix D, and Chicago is shown as being from 2 degrees to -4 degrees. Well below the 32 degree threshold for having the pipes (ALL pipes) 'within the insulated thermal envelope' of the building or otherwise protecting them as stated above.
__________________
Jerry Peck, Construction / Litigation Consultant
Ormond Beach, Florida
Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
All Rights Reserved. Hann Tech Marketing Link / InspectionNews.com / InspectionNews.net - No part of InspectionNews.net may be reproduced in any way, or by any means, without the prior written permission of InspectionNews.net. Use of any index or listing Software for the purpose of constructing a mailing list, creating promotional materials or producing a printed or electronic catalog of any kind is expressly forbidden without the prior written permission of InspectionNews.net - All text, graphics and design on InspectionNews.net is copyright by Hann Tech Marketing Links. Ad Management by RedTyger
