Clothes dryer vent buckets are not to code
Q. I remember an article you wrote many years ago about vent buckets not being allowed for clothes dryers. My condo has no outside vent for the dryer, so I've always used a vent bucket. My question is, why was this approved for all the condos in my building if it is a code violation? How did this pass inspection, and is there anything I should do about it? Also, what should I tell buyers when I eventually sell the home?
A. It is nearly impossible to explain why some building officials approve conditions that are not consistent with building code requirements. But that's a topic for another day.
If your laundry is located near an exterior wall of the building, it would be a good idea to have a qualified contractor provide a proper vent outlet. If your homeowners association has a rule against doing this, you may be able to vent the dryer through an open window, assuming there is a window near the laundry. If the location of the laundry prevents outside venting, you may have to continue using the vent bucket, even though it is noncomplying.
If you continue to use the vent bucket, be sure to clean it often, and remember to open some windows while the dryer is running. The problem with vent buckets is they create high humidity in a home: a potential cause of mold. Another problem is the potential for dryer lint to accumulate throughout the interior of your home.
If you continue with this dryer arrangement, disclosure will have to be made to buyers when you sell the property. All you have to say is that it does not comply with code but was approved by the local building inspector at time of construction. You should also advise them to consult the building official for confirmation of this disclosure. Most reasonable buyers will accept this without making it an issue.
Q. We are currently in escrow to buy a home. Our home inspector says some of the floor joists under the bathrooms have been over-cut for the plumbing. According to the inspector, this may be why the bathroom doors are rubbing the doorjambs. However, he says this is not a costly or difficult problem to fix. Do you agree?
A. Over-cutting of floor framing under bathrooms is a bad practice that occurs routinely with some plumbers. In order to install their pipes, it is often necessary to make holes and cuts in the joists. The building code provides limits on the size and locations of the incisions. Most plumbers respect these requirements, but every profession has its renegades.
In most cases, reinforcement of the compromised framing members can be done without significant costs. Additional framing members can be added, or an additional pier or two can be installed. However, every situation is different. Therefore, it would be a good idea to have a framing contractor give a bid for this repair work before the close of escrow. Better to confirm your inspector's findings now than later.
• To write to Barry Stone, visit him on the web at www.housedetective.com, or write AMG, 1776 Jami Lee Court, Suite 218, San Luis Obispo, CA 94301.
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