Improperly installed water softener is a hazard
Q. Our plumber installed a water softener in our home about three years ago, and he connected the discharge pipe to one of the drain lines under the house. Now that we're selling the house, the buyers' home inspector says there should be an open standpipe for the water softener discharge. Is this work really necessary?
A. The buyers' home inspector has pointed out a plumbing code violation that is very common. Connecting a water softener discharge pipe to a wastewater line is not legal because it exposes the water supply in your home to contamination with raw sewage.
A primary purpose of the plumbing code is the protection of water supply systems from contaminants. Essential to this objective is a general prohibition of any direct hookups between water supply lines and sewer piping. Wherever such connections exist, there is the potential to infect the domestic drinking water.
In the event of a sewage backup, raw effluent could be forced through the discharge pipe into the water softener. From there, bacteria and protozoa could thoroughly contaminate your water supply. With a standpipe, instead of a direct connection to a waste line, a sewage backup would cause spillage only, without affecting your drinking water. It is therefore advised that you follow the advice of the home inspector to eliminate a health hazard in the home.
Q. Last year, we bought a foreclosure home. The bank refused to make repairs, so we figured there was no point in paying for a home inspection. We had a contractor friend do a walk-through inspection, and no serious problems were found, but we failed to notice the defective windows. When rainy weather came, five of the dual-pane windows became foggy. The cost to replace them is about $300 each. Is there any way we could have anticipated this problem prior to closing escrow?
A. Your decision to forego a professional home inspection, simply because the seller would not pay for repairs, was an unfortunate but common error. The purpose of a home inspection is not to compose a repair list for the seller. It is to provide you with total disclosure before you close escrow, to let you know what you are buying, before you buy it.
Leaking between dual windowpanes is a common defect. More than half of all homes with thermal-pane windows have at least one that has leaked, but this is often missed because once the moisture between the panes has dried out, water marks between the panes are not easily seen.
Homebuyers attempting to inspect a home on their own or with a contractor should be aware that the water marks in dual pane windows can be very subtle and in many cases require the inspection skills of someone who is familiar with this problem.
Dual-pane window leakage can be caused by defective manufacture or by rough handling during transportation, installation, or use. Most window companies warranty the seals for specified numbers of years, but unfortunately, these warranties usually expire when properties change ownership.
Now that you've been surprised by one set of problems, you may be wondering if there are others. It can be said with near certainty that an experienced home inspector will find additional defects that have not yet been discovered. Some of these could even involve health and safety violations. For your own knowledge and safety, hiring a qualified home inspector at this time would be a wise investment.
• 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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