Plumbing Inspections
If you have ever lived in a home you have the number of your local plumber handy. Plumbing is incredibly simple but if it fails or fails to work according to its purpose, it can be a very large headache. Geyser failures are the most common claim with a homeowners insurance, however if the installation was not compliant the insurance company will refute a claim. This is why a plumbing inspection ahead of any large purchase will save you money and hassle in the long run.
The Geyser
Most geyser's installed in South African homes are high pressure (400 and 600kpa) and electric. Geysers have a number of key components which are necessary for them to function correctly.
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A geyser inspection starts with the electricals. The home inspector will check for a separate breaker that has the correct over-current in amperage for your size geyser. This ensures that if there is any kind of short involving the geyser it will trip at the board. They will then move onto to where the geyser is located and ensure that an isolation switch is installed. An isolation switch is necessary so tradesmen can switch off the power while working on your geyser which is in most cases located very far from the main board. Home inspectors do not open up the geyser and check the wiring of the thermostat as its a visual inspection only. They will lastly check to see whether the hot and cold water pipes have been bonded. This is to ensure that in the event there is an electrical fault, it does not flow through the hot water system and injure the occupants of the house.
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The inspector will then check the supports on which the geyser rests, whether a tray is present and if it has a properly sealed PVC drain leading to the outside. The tray and drain have been designed to prevent leaks from damaging other household components. It however won't be sufficient to contain all the water in a catastrophic geyser burst unfortunately. The inspector will photograph the geyser label and if possible determine the age of the heater for the client. Geyser's typically last around 12 years before corrosion causes them to fail - that is unless the anode has been regularly changed which could extend the life of the geyser significantly as it delays corrosion. The geyser will be checked for any obvious signs of corrosion and leaks as well as the compression fittings around the geyser. The cold water cutoff valve will be located as well as the water pressure regulator (this may be outside). A note will be made if there is any lagging around the pipes which tends to help keep the water warmer when first switched on.
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A check will be made on whether there are vacuum breakers present on the hot and cold water side. The breakers are necessary to prevent the siphoning of water out of the geyser when the power is off and potentially damaging the geyser. The most important thing to check is the temperature and pressure relief valve. This valve ensures that in the event of the thermostat failing the geyser water finds its way out and not creating a very dangerous situation of superheated water and an explosion. 600kpa geyser valves are labeled green whereas 400kpa are red. The valve will have its own copper pipe leading to the outside of the home.
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Gas powered geysers are becoming more popular in South Africa due to the cost of electricity. They are typically located outside a home for the waste gases. These geysers are normally tankless so a home inspector will concentrate on how the gas is hooked up as well as the functional flow of the system (flowrate). Gas heaters like kettles are subject to scaling which could restrict their performance and need to be serviced once a year.
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Supply side plumbing
A supply side inspection starts with locating the water meter, the shutoff and the water pressure regulator. We always take a photo of the meter and note whether the meter is turning over which could be indicative of a leak. The type of piping is also noted as on occasion we have found material defects in homes which have installed piping that is not fit for purpose, for example the picture below where Pex was fitted outdoors. Pex is not recommended for the outdoors as it deteriorates when exposed to sunlight. The inspector will typically walk around the home at this point to detect where the overflow points are for the geyser, where open drains are located to the sewer system as well as where the vacuum connectors are located for the waste side of the plumbing. Vacuum connectors are necessary to ensure that there is no negative atmospheric pressure buildup on the waste side causing the system not to function correctly.
The inspector will then move to the inside of the home and start at the furthest bedroom and test water pressure buy running at least two taps simultaneously on both the hot and cold water side (which should be located on the left and right side respectively when looking at them). All water outlets will be checked as well as drains for leaks. The size of the plumbing pipes will be confirmed. The inspector will also confirm whether there are shutoff's for the faucets and toilets and check whether the toilets are mechanically sound. The supply side of the kitchen is finally checked with all faucets being checked in the same manner as well as checking below the basin for leaks. Appliances such as the dishwasher and washing machine are only checked on request as those items are generally not seen as part of the home.
Waste Side Plumbing
Most waste side plumbing is not visible for an inspector. However, one thing an inspector will look for is a properly installed P trap under each sink. The function of the P trap is to prevent waste gases from entering the home.
In the instance where there is a conservancy or septic tank, the inspector will confirm their presence and will also if possible open the tanks up and visually inspect the condition of the tanks. In the case of the septic tank, the inspector will walk across the soakaway to look for signs of water breaking to the surface which is indicative of a failure of the system.
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If you are interested in this service please check our pricing and contact us today. We are certified plumbing inspectors and look forward to your call.
