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Feeling Trapped

By
Home Inspector with Jay Markanich Real Estate Inspections, LLC 3380-000723

The smell was there as soon as we opened the door to the unfinished furnace room.  The staining on the floor was evident.  Further inspection found some evidence of molds on the sub floor and floor joists above.

Looking to the left I saw the mother of all traps!  This is to capture and eliminate the AC condensate discharge.

And it wasn't leaking now, because they repaired it!  And they used purple primer!  Well, thank goodness for that.

It looked like it glued nicely to that ABS joint too!

To fix the leaking someone recently added that little extension to the vertical tube on the left.  If I was as good as Charlie Buell I could shade everything a light blue to show where this trap contains water!  But believe me when I say the water inside was all the way to just below where the condensate line drips!

A trap that was too deep was made too deeper!

Here is the new problem.  The condensate discharge is a slow, continual trickle.  There is not much energy behind it.  In this case it did not have the force behind it to overcome the physics of what the trap contains.  Some of it backs up and there was 3/4" of water in the bottom of the furnace.  And that was leaking onto the floor all around!

They traded one problem for another.

A trap is not to be a huge reservoir.  It should be designed to contain just enough water to block any sewer gas from getting into the house.  Instead of the

 

extension, if they had just designed and installed a smaller, proper  trap this problem would have been solved a long time ago.

This is unprofessional work, at best.

My recommendation:  Most things properly installed, like condensate traps, are designed with common sense.  Get a home inspector, who probably has a lot of that!

Posted by

Jay Markanich Real Estate Inspections, LLC  

Based in Bristow, serving all of Northern Virginia.

Office (703) 330-6388   Cell (703) 585-7560

www.jaymarinspect.com


Comments(22)

Michele Miller ~ REALTOR®, LMC, HSE, CHS, SRES, CMRS
ERA Key Realty~Worcester County Realty Group - Worcester, MA
'Helping You Make the Best Move"

That's why I don't like Home Depot's motto, "YOU CAN DO IT, WE CAN HELP!"

Jul 23, 2010 11:59 PM
Dorie Dillard Austin TX
Coldwell Banker Realty ~ 512.750.6899 - Austin, TX
NW Austin ~ Canyon Creek and Spicewood/Balcones

Good morning Jay,

I'm not sure I've ever seen a trap this deep!! Probably another Mr. Fix-it who was sure he knew what he was doing!

Jul 24, 2010 12:00 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Lenn - yes, it is common.  Uncle Bob came over to help and that's what you get!

James - it ranks right up there!

Michele - that motto among other things, but do it right!

Dorie - he had probably seen them in other places and thought the extra distance to the floor was best used with more material!

Jul 24, 2010 12:11 AM
Harry F. D'Elia III
WEDO Real Estate and Beyond, LLC - Phoenix, AZ
Investor , Mentor, GRI, Radio, CIPS, REOs, ABR

Everyone is a professional when it comes to plumbing. How much to remove the mold?

Jul 24, 2010 12:18 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

My client didn't get that far Harry!  This was one of many problems with this house and she backed off.

Jul 24, 2010 12:20 AM
Diane Williams
Pell City, AL

Jay, Thanks for showing us how to take care of this problem that I see a lot.  I don't know how folks can stand the smell.

Jul 24, 2010 12:55 AM
Jeffrey Jonas- Building Inspector
Owatonna, MN
Residential-Commercial-Light Industrial

Just another one of those cases where size does matter, and bigger isn't always better. The unfortunate thing is, I have inspected after a "professional" repair, to find the plumber has done similar!   

Jul 24, 2010 12:57 AM
Sally K. & David L. Hanson
EXP Realty 414-525-0563 - Brookfield, WI
WI Real Estate Agents - Luxury - Divorce

IT would seem some folks think the deeper the better....oh not !

Jul 24, 2010 01:26 AM
Lenn Harley
Lenn Harley, Homefinders.com, MD & VA Homes and Real Estate - Leesburg, VA
Real Estate Broker - Virginia & Maryland

Not always "Uncle Bob".  The construction company that installed the plumbing in my rehab in Bethesda did the same thing.  That's when I learned about this matter.  The next plumber who was called to fix a "slow" sink identified the defect and fixed it.

 

Jul 24, 2010 01:44 AM
Jay Lloyd
Cape Coral Florida - Cape Coral, FL
Allpro Home Inspection

Hi Jay, Great illustration and explanation (as always). Everybody's a DIY these days thanks to HGTV DIY channel and the internet....and in this case cost the Seller a sale! jay

Jul 24, 2010 03:38 AM
Sam DeBord
SeattleHome.com -Coldwell Banker Danforth - Seattle, WA
Seattle Real Estate Broker

Thanks for the laugh.  Lazy fixes make for expensive repair lists.

Jul 24, 2010 04:09 AM
Lisa Orme
The Master's Key Realty LLC -Windsor, CT - HARTFORD COUNTY - Windsor, CT
Broker/Realtor, ABR, CRS,GRI, PSCS, SFR, Notary Pu

Thanks for anothe informative post Jay! I always learn something new from you...

Jul 24, 2010 05:57 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Diane - that smell was a big turn off.  The mold another!

Jeff - they sometimes understand how to do a repair, but not the concept behind what they are fixing!

S&D - well, certainly not in the case of traps!!

 

Jul 24, 2010 06:59 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Lenn - it pays to find the plumber who gets it...

Jay - it did.  This is the same house as the "Black Goop" post.

Sam - sometimes things seem funny to us inspectors, but to the clients NOT!

Lisa - I am pleased that you are pleased!  And informed!  That's the name of the game.

Jul 24, 2010 07:01 AM
Barb & Sal Dragotta
Macomb, MI
Macomb County Michigan

Jay....just another example of 'knowing when to use the Best tool in your tool Box---your Check Book'
      Where were you in Jan.2010,21st to be exact, when we had to have a sump-pump replaced. Darn, where you a few days ago, when we had to have that pump replaced--the 1st company installed a too-small pump AND naturally it was out of warranty [ 3 months] so 6 months to the day 21 July. Gee, we should have had a party or something.  All good points that you posted, comments on target too [ some LOL Funny, too]
Have a good one
Barb & Sal 

Jul 24, 2010 07:22 AM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Barb & Sal - things are supposed to break the day after the warranty expires.  What, you want to change the karma of the universe?

Jul 24, 2010 07:26 AM
Troy Pappas
Safe House Property Inspections - Virginia Beach, VA
Virginia Beach Home Inspector

They were just making sure they used all the materials they purchased.

Jul 27, 2010 01:16 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

Must have been the case Troy.  But then later they added that top to "keep it from leaking!"

Jul 27, 2010 10:31 PM
Robert Dirienzo
HABITEC Home and Building Inspections, LLC - Franklin, TN
Home Inspections - Nashville TN

Goes with the old saying, if a little is good, a lot must be better??!!  Great pic Jay!

Thank You

Richard Acree

HABITEC Home and Building Inspections, LLC

http://habitecinspections.com

Aug 08, 2010 03:52 PM
Jay Markanich
Jay Markanich Real Estate Inspections, LLC - Bristow, VA
Home Inspector - servicing all Northern Virginia

It's funny some of the stuff we see, isn't it Richard?

Aug 09, 2010 11:45 AM