RICE – TXLESOP: MODULE 8 – Plumbing Systems Standards Overview – §535.231

Plumbing Systems Standards Overview – §535.231

The plumbing system SOPs cover four areas: plumbing systems, water heater, hydro-massage therapy equipment, and gas distribution systems.

Plumbing systems

• The inspector shall report:
  • location of water meter;
  • location of homeowners main water supply shutoff valve; and
  • static water pressure;
  • visible material used for water supply lines and drain lines;
• report as Deficient:
  • the presence of active leaks;
  • water pressure exceeding 80 PSI;
  • the lack of a pressure reducing valve when the water pressure exceeds 80 PSI;
  • the lack of a visible expansion tank when a pressure reducing valve, check valve, or backflow preventer is in place at the water supply line/system;
  • the absence of:
    • fixture shutoff valves;
    • dielectric unions, when applicable;
    • backflow devices, anti-siphon devices, or air gaps at the flow end of fixtures; and
  • deficiencies in:
    • water supply pipes and waste pipes;
    • the installation and termination of the vent system;
    • the performance of fixtures and faucets not connected to an appliance;
    • water supply, as determined by viewing functional flow in two fixtures operated simultaneously;
    • fixture drain performance;
    • orientation of hot and cold faucets;
    • installed mechanical drain stops;
    • commodes, fixtures, showers, tubs, and enclosures; and
    • the condition of the gas distribution system.
• The inspector is not required to:
  • operate any main, branch, or shutoff valves;
  • operate or inspect sump pumps or waste ejector pumps;
  • verify the performance of:
    • the bathtub overflow;
    • clothes washing machine drains or hose bibbs; or
    • floor drains;
  • inspect:
    • any system that has been winterized, shut down or otherwise secured;
    • circulating pumps, free-standing appliances, solar water heating systems, water-conditioning equipment, filter systems, water mains, private water supply systems, water wells, pressure tanks, sprinkler systems, swimming pools, or fire sprinkler systems;
    • inaccessible gas supply system components for leaks;
    • for sewer cleanouts; or
    • for the presence or performance of private sewage disposal systems; or
  • determine:
    • quality, potability, or volume of the water supply; or
    • effectiveness of backflow or anti-siphon devices.

Water heaters

• The inspector shall report:
  • the energy source;
  • the capacity of the units;
• report as Deficient:
  • inoperative units;
  • leaking or corroded fittings or tanks;
  • damaged or missing components;
  • the absence of a cold water shutoff valve;
  • if applicable, the absence of a pan or a pan drain system that does not terminate over a waste receptor or to the exterior of the building above the ground surface;
  • inappropriate locations;
  • the lack of protection from physical damage;
  • burners, burner ignition devices or heating elements, switches, or thermostats that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor installation;
  • the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish;
  • when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement;
  • the absence of or visible deficiencies in the temperature and pressure relief valve and discharge piping;
  • a temperature and pressure relief valve that failed to operate, when tested manually;
• The inspector is not required to:
  • verify the effectiveness of the temperature and pressure relief valve, discharge piping, or pan drain pipes; or
  • operate the temperature and pressure relief valve if the operation of the valve may, in the inspector’s reasonable judgment, cause damage to persons or property; or
  • determine the efficiency or adequacy of the unit.
• Requirements for electric units. The inspector shall report as Deficient deficiencies in:
  • performance of heating elements; and
    condition of conductors; and
• Requirements for gas units. The inspector shall report as Deficient:
  • gas leaks in water heater not associated with the gas distribution system;
  • flame impingement, uplifting flame, improper flame color, or excessive scale build-up;
  • deficiencies in:
    • combustion and dilution air; and
    • vent pipe, draft hood, draft, proximity to combustibles, and vent termination point and clearances.

Hydro-massage therapy equipment

• The inspector shall report as Deficient:
  • inoperative units;
  • the presence of active leaks;
  • deficiencies in components and performance;
  • missing and damaged components;
  • the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; and
  • the absence or failure of operation of ground-fault circuit interrupter protection devices; and
• The inspector is not required to determine the adequacy of self-draining features of circulation systems.

Gas distribution systems

• The inspector shall report:
  • location of gas meter; and
  • visible material used for gas distribution system;
• The inspector shall report as Deficient:
  • noticeable gas leaks;
  • the absence of a gas shutoff valve within six feet of the appliance;
  • the absence of a gas appliance connector or one that exceeds six feet in length;
  • gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; and
  • deficiencies in:
    • gas shutoff valves;
    • access to a gas shutoff valves that prohibits full operation;
    • gas appliance connector materials; and
    • deficiencies in the condition and type of gas distribution lines and fittings;
    • lack of visible bonding on gas distribution system, including corrugated stainless steel tubing (CSST); and
    • lack of visible sediment traps.
• Specific limitation for gas lines. The inspector is not required to:
  • inspect sacrificial anode bonding or for its existence;
  • pressurize or test gas system, drip legs or shutoff valves;
  • operate gas line shutoff valves; or
  • light or ignite pilot flames.