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  1. #1

    Default Condensing heater condensate

    Was on a new home inspection and this is the first time I have seen the AC and condensing heater condensate pipe plumbed into the house drain system. Does any have any thought as well as code references on this issue.

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    Jeff Zehnder - Home Inspector, Raleigh, NC
    http://www.jjeffzehnder.com/
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  2. #2
    Join Date
    Mar 2007
    Location
    Nampa, Idaho
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    601

    Default Re: Condensing heater condensate

    Quote Originally Posted by Jeff Zehnder View Post
    Was on a new home inspection and this is the first time I have seen the AC and condensing heater condensate pipe plumbed into the house drain system. Does any have any thought as well as code references on this issue.
    It's commonly done in new construction, however it should be an indirect drain receptor. Typically the condensate lines and/or water heater TPR drain are routed to an indirect drain receptor which is usually a 2" drain riser with trap. Pretty common to find them in the garage near HVAC and water heater.


  3. #3

    Default Re: Condensing heater condensate

    Thanks,as i said this was the first time i had seen this option, previous all condensate has drained to daylight in NC.
    I did some further checking and found that the state passed some sort of rule to allow the locals to make the determination if freezing condensate would be an issue and make adjustments.

    Jeff Zehnder - Home Inspector, Raleigh, NC
    http://www.jjeffzehnder.com/
    http://carolinahomeinspections.com/

  4. #4
    Join Date
    Jan 2015
    Location
    Alaska
    Posts
    11

    Default Re: Condensing heater condensate

    It is mandatory here, all condensate drains from heating and HRV units typically go up to the washing machine drain. Some times if the location is too far or not accessible they will plumb them into the drain under a sink using the same system as a dishwasher. Either way, it has to be above the first living floor, typically our heaters and HRV's are in the crawl space and no drain connections are allowed in the crawl.


  5. #5
    Join Date
    Nov 2010
    Location
    Brentwood, NY
    Posts
    4

    Default Re: Condensing heater condensate

    The condensate may require neutralization before discharge into sanitary line or outside discharge.


  6. #6
    Join Date
    Jan 2015
    Location
    Alaska
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    11

    Default Re: Condensing heater condensate

    Quote Originally Posted by Donald Kane View Post
    The condensate may require neutralization before discharge into sanitary line or outside discharge.
    That sounds like a community or public sewage system requirement, I could see why with the condition of condensate water being acidic and such. Our systems are all private septic's so they don't seem to care about that around here? If one was to dump condensate out onto the yard or something I would think it should be conditioned first, wouldn't want some kid thinking its a drinking fountain!! .


  7. #7
    Join Date
    Feb 2009
    Location
    Sugarloaf, PA
    Posts
    86

    Default Re: Condensing heater condensate

    The "indirect waste" or "safe waste" as Trent posted is what I always recommend if it is connected to the home's waste lines. The reason is to avoid contamination of the HVAC system (pooh and air don't mix well).

    "the relentless pursuit of perfection"

  8. #8
    Join Date
    Oct 2010
    Location
    MONTREAL QUEBEC-CANADA
    Posts
    2,075

    Default Re: Condensing heater condensate

    Quote Originally Posted by Joseph Peake View Post
    The reason is to avoid contamination of the HVAC system (pooh and air don't mix well).
    Dung beetles and flies may disagree.

    Uniform Mechanical Code Section 310.0, 310.1 Condensate Disposal
    ICC IMC 307.2.5 & IRC M1411.3.3 Drain Line Maintenance code for 2015 - See more at: http://inspectapedia.com/aircond


    Condensate drains shall be configured to permit the clearing of blockages and performance of maintenance without having to cut the line. - ICC IMC 307.2.5 & IRC M1411.3.3 Drain Line Maintenance code for 2015, original source: http://www.iccsafe.org/

    Robert Young's Montreal Home Inspection Services Inc.
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