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Dang! I should have called a plumber in the first place!

By
Home Inspector with Charles Buell Inspections Inc.

     A simple kitchen sink drain can sure get complicated.  Trap installation

     As you can see from this installation everything seems to fit together nicely and looks all nice and crisp and white----so what can be the problem.  The distance from the bottom of the trap has been dropped way down to allow for installation of the tail piece for the dishwasher (the little thingamajig with the grey hose attached to it).  If you look closely at the middle left of the drain you should be able to see where the drain enters the wall.  This drain opening is too high (even without the dishwasher tail piece) to allow for proper installation of the trap and more water would have ended up trapped in the pipe than would be proper.  The addition of the dishwasher tail piece not only keeps way to much water in the pipe but it allows water to seek its own level through most of the dishwasher drain.  This water will be laden with anything that gets poured down the sink drain and could under the right circumstances this “whatever” could be sucked back into the dishwasher (nasty thought----use your imagination and think of all the things you have put down a kitchen sink).

 

 

     This next picture---highlighted in “water-blue”----shows the approximate standing water levels present in the drain ----that means it sits there all the time when the sink or dishwasher is not being used.

If you could see through the drain this is where water would be

    The dishwasher drain line rests on the bottom of the sink cabinet where again I have highlighted the drain in blue.

Drain loop at bottom of sink cabinet

     In this next picture you can see the approximate water line in the dishwasher drain were it heads toward the top of the dishwasher. 

 High water lines in dishwasher drain   

     In the drain cycle, the dishwasher pumps water to the top of the dishwasher and then down and supposedly out the drain.  This dishwasher will have to overcome all that water and previously mentioned crud that is already in the drain.

     Unfortunately the fix for this will not be very easy as the drain in the wall itself will have to be lowered in order to allow for proper installation of all of the necessary components.  Perhaps a plumber should have been called in the first place.

 

 

 

Charles Buell

 

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Seattle Home Inspector

 

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TeamCHI - Complete Home Inspections, Inc.
Complete Home Inspections, Inc. - Brentwood, TN
Home Inspectons - Nashville, TN area - 615.661.029

Charles, it is amazing how many times I write up a missing high drain loop. Cool post...

May 20, 2009 09:45 AM
Charles Buell
Charles Buell Inspections Inc. - Seattle, WA
Seattle Home Inspector

Micahel, this has a nice high loop----it is just full of water:)  It really needs an air gap device too.

May 20, 2009 09:48 AM
Cindy Edwards
RE/MAX Checkmate - Johnson City, TN
CRS, GRI, PMN - Northeast Tennessee 423-677-6677

Very nice.  I'm amazed at your "young" look.  You must take vitamins.

May 20, 2009 09:53 AM
Charles Buell
Charles Buell Inspections Inc. - Seattle, WA
Seattle Home Inspector

Cindy---chewables:)

May 20, 2009 10:07 AM
Barbara S. Duncan
RE/MAX Advantage - Searcy, AR
GRI, e-PRO, Executive Broker, Searcy AR

Another killed deal?  But you surely are good at those pretty overlays.  I'm gonna learn how to do that someday!

May 20, 2009 12:06 PM
Reuben Saltzman
Structure Tech Home Inspections - Minneapolis, MN
Delivering the Unbiased Truth.

How did you write this up?

May 20, 2009 02:47 PM
Charles Buell
Charles Buell Inspections Inc. - Seattle, WA
Seattle Home Inspector

Barbara, I would hope that something like this would never kill a deal:)  While it is important to get it fixed, I would not consider it a deal breaker.

 

Reuben, this is what I said:  "The trap for the kitchen sink drain is not properly installed and will result in the drain from the dishwasher staying filled with water (which could result in plugging of the dishwasher drain). Under certain conditions this dirty water could be drawn back into the dishwasher.  I recommend proper repairs by a licensed plumber."

May 20, 2009 03:15 PM
Nikki Marlatt-Young
At Ease Home Inspections - Arbutus, MD
Housing & Rental Inspections

Hey Charles.... Check out NO TRAP!  This is the first time I have come across plumbing such as this.

plumbing trap, no plumbing trap

May 22, 2009 04:06 AM
Charles Buell
Charles Buell Inspections Inc. - Seattle, WA
Seattle Home Inspector

Nikki, you have to like that sleek/clean look----not interference with the garbage can or anything:)

May 22, 2009 04:11 AM